Since we first opened our doors in 1997, we have helped more than 50,000 people move home across North and West Yorkshire. In fact, in the short time it takes you to read this sentence, it&#39;s likely that one of our team will be supporting someone, somewhere in Yorkshire, to make that move - as smoothly and quickly as possible. Our team of over 250 staff, and the family of 21 branches, share the same mission: Whether you&#39;re letting, buying, or selling your home, we will provide a first class service built on professionalism and trust, to ultimately make moving easy. We give you this assurance by drawing upon this unparalleled expertise and the pool of talent that exists among our team. This ensures we can provide you, whatever your needs, with the very best customer experience in the property world. And by embracing innovative technology; ensuring we are at the forefront of new ideas and thinking; and investing in the skills of our people, we strive to always be the best at what we do.

Linley & Simpson - Holmfirth

If you wish to apply to rent a property please observe the following procedure. A tenancy will be offered to you subject to contract and more specifically, subject to the following conditions: •	A fully completed application form has been submitted.•	If your application is accepted (subject to references) you will be required to pay a Holding Fee, equivalent to, but no more than one weeks rent. Upon receipt of which the property will be reserved for you. •	A satisfactory search has been carried out by an independent credit referencing agency (details on request). •	Satisfactory references have been obtained.  If you are successful, then upon commencement of the tenancy the Holding Fee will be used as part of your first rent payment to the landlord.  If your application is rejected due to the landlord withdrawing the property due to their own unforeseen circumstances, all monies are refundable. Please note the following criteria will be used to judge your suitability to rent the property. All applications are subject to Landlord’s approval.  Income-to-rent ratio The income-to-rent ratio assesses the applicant’s ability to cover the rent. This must equal: •	2.5 x the annual rent (or the individual’s proportion of the annual rent), or•	3 x the annual rent if being assessed as a guarantor.  Credit worthiness County court judgments (CCJ’s), court decrees (CCD), bankruptcies and individual voluntary arrangements (IVA) will affect the outcome of an application. If the applicant fails to declare any adverse credit history, they will be declined.  We may ask for proof that a CCJ or IVA has been cleared and will accept a certificate of satisfaction or letter from a creditor, or the court which issued the CCJ. This must include the CCJ amount, date or number to prove the debt has been paid back.  The table below shows the outcome of an application depending on the applicant’s adverse credit history.  Scenario	Outcome of application (subject to other information being satisfactory and Landlord’s approval)One declared CCJ/ CCD under £300	Subject to final Tenancy Application Score and all other references, applicant may be acceptable, or acceptable with a suitable guarantorOne declared CCJ/CCD over £300 or more than one CCJ/CCD of any amount	Subject to final Tenancy Application Score and all other references, applicant may be acceptable with a suitable guarantor. Applicant will always be classed as not acceptable if the CCJ is over £5,000Non-declared CCJ/CCD	The applicant will be declined. There may be scope to appeal this decision where the CCJ/CCD has been satisfied and the applicant can produce a certificate of satisfactionDeclared bankrupt or declared IVA	The applicant will be acceptable with a guarantor, subject to all other references and Tenancy Application Score being satisfactory Non –declared bankrupt/ IVA	The applicant will be declinedNo score	Where a ‘no score’ is issued, we will be unable to check for adverse credit history If undeclared adverse information is uncovered during referencing, or any information given by you on your application form is proven to be untrue, then your application may be rejected and you will forfeit the holding fee. Before moving in to a property, payment of the first months rent and deposit must be made by bank transfer, debit or credit card. Funds must be cleared before keys can be released.  If in any doubt as to what is included within the let (i.e. furniture, appliances etc.) you should seek further clarification prior to submitting your application.  You may be asked to provide a guarantor in some cases.  Details of our fees and procedures will be provided again within the application form which all applicants must complete and sign as standard. Permitted Payments, Default Fees and Damages Payments which may apply to your tenancy as defined by the Tenant Fees Act 2019: Holding Deposit (which will be offset against your first rent payment at the point of moving in. By signing this agreement you confirm your agreement to this)Once you have been provisionally accepted by the landlord (subject to references and contract) the Holding Deposit becomes payable. It will not be returned should you provide false or misleading information, fail a Right to Rent check, unilaterally withdraw your application or fail to take all reasonable steps to enter into a tenancy agreement within the agreed timescale. The Holding Deposit will be ONE WEEK’S RENT. Late payment of rentThe Agent/ Landlord is entitled to charge interest at 3% above the Bank of England’s base rate for each day that a rent payment is outstanding. This charge will be applied once the rent has been outstanding for 14 days or more and will then be backdated to the rent due date. Payment of interest must be made at the same time as the rent is brought up to date. Replacement or additional keys or entry/ security devicesThe Agent/ Landlord is entitled to be fully reimbursed for all reasonable costs incurred in replacing existing or providing additional keys and security/ entry devices immediately upon production of a receipt/ invoice. The Agent’s time in doing so will be charged at £15.00 per hour including vat. Changes to a TenancyShould the tenant make a reasonable request to alter the tenancy agreement after the commencement date, the Agent is entitled to make a charge of £50.00 including vat. Such examples include a request for pets to be kept in the property, a change of sharer in a joint tenancy, permission to add a new occupier, working from home/ running a business from the property or any other amendment which alters the obligations of the agreement. In cases where a change of sharer is particularly complex, the Agent reserves the right to charge in excess of £50.00 but this will be agreed with the tenant(s) in advance. All such requests remain subject to the Landlord’s approval. Early Termination FeesShould the tenant request early termination of their tenancy, and the Landlord agrees to said request, the Landlord/ Agent will be entitled to recover the Landlord’s Letting Fee as detailed in the Terms of Business between the Landlord and Agent, from the Tenant. This is currently £354 (£295&#43;vat). The tenant will also be responsible for the rent up until the day a new tenant takes over responsibility or until the date the tenancy or tenant’s notice period runs out, whichever is soonest. This procedure is always subject to landlord’s consent, contract and references. Linley and Simpson Group Ltd earn supplementary income from various sources relating to the provision, referral and introduction of services and products to our clients and customers. This may be in the form of a fixed fee or a percentage of a premium, fee or invoice. This is not done in all cases and use of these providers/ suppliers is not mandatory. Clients are entirely free to choose their own products, services and providers.We declare this intention within our Terms of Business and Application Forms and by signing these documents our clients and customers confirm their agreement to us doing so.Tenant examples are:•	Between 20% and 30% commission on landlord and tenant insurance &#34;premiums&#34; / warranties. A typical average per property would be £30pa. •	Small individual one-off commissions (typically between £10 and £20) for introducing customers to utility suppliers eg Ittria, Octopus Energy, Virgin Telecom, etc.

- Cottage - Two Bedrooms - Great Location - Available 1st January - Beautifully presented cottage located in a quiet and picturesque village in an ideal commuting location with easy access to local amenities. The property comprises; A stylish new kitchen with space for dining at the rear with electric oven and hob, a spacious living room with electric log burner and views onto the front garden, two large double bedrooms one with built in wardrobes and a bathroom with white three piece suite with shower over the bath. Externally there is a garden to the front of the property. Available: 1st January 2025 Deposit: £890.00 EPC Grade: D Council Tax Band: A

Property reference LHT210204_L. The information displayed about this property comprises a property advertisement. OnTheMarket.com makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and OnTheMarket.com has no control over the content provided by the agent or developer. This property advertisement does not constitute property particulars. The information is provided and maintained by Linley & Simpson - Holmfirth.

 OnTheMarket may have applied supplementary data to this property listing, including:

 Broadband availability and predicted speed: obtained from Ofcom on February 12, 2022

 Broadband speed is measured in megabits per second, with the number returned showing how fast the connection is. Each reading is based on the highest predicted speed of any major broadband network for services that deliver the download speeds. The following are the different readings that we may display:

 Basic: Up to 30 Mbit/s 
 Super-fast: Between 30 Mbit/s and 300 Mbit/s 
 Ultra-fast: Over 300 Mbit/s

 The data is updated three times a year. The checker results are predictions and should not be regarded as guaranteed. For more information, see: <a href="https://checker.ofcom.org.uk/en-gb/about-checker#Answer_0_2">https://checker.ofcom.org.uk/en-gb/about-checker#Answer_0_2</a>

 Mobile phone signal availability and predicted strength: obtained from Ofcom on February 12, 2022

 Mobile signal predictions are provided by the four UK mobile network operators: EE, O2, Three and Vodafone. Predictions can vary significantly from the coverage you may actually experience as a result of local factors (especially terrain). Ofcom has tested the actual coverage provided in various locations around the UK to help ensure that these predictions are reasonable. The values shown against a property can be broken down as follows:

 Clear: No bars, no signal predicted 
 Red: One bar, reliable signal unlikely 
 Amber: Two bars, may experience problems with connectivity 
 Green: Three bars, likely to have good coverage and receive a data rate to support basic web services 
 Enhanced: Full bars, likely to have good coverage indoors and to receive an enhanced data rate to support multimedia services

 Energy Performance data and Internal floor area

 Any supplementary data should not be relied upon as forming part of any property particulars and OnTheMarket cannot be held responsible for any incorrectness in this data. See <a href="https://www.onthemarket.com/terms/#other">here</a> for more information.

DISCLAIMER

Calls to 0843 numbers will be charged at 4p/min from BT landlines. Calls from other networks may vary, and calls from mobiles and outside the UK will be higher. Calls to local numbers beginning with 01, 02 and 03 numbers will incur standard geographic charges from landlines and mobiles.

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If you do not know the Council Tax band you will not know how much you need to pay.

Council tax

If you don't know the type of utilities which the property has, there may be additional costs, for example an adequate broadband connection may not be available.

Broadband

If you don't know the type of utilities which the property has, there may be additional costs, for example adequate mobile reception may not be available.

Mobile signal

If you don't know the type of utilities which the property has, there may be additional costs, for example if the water supply comes from a private well which requires regular maintenance or has water quality requirements.

Water

Knowing the nature of your heating supply is important as there may be additional considerations, for example if the property is not connected to the mains gas line and has an LPG heating system.

Heating

Knowing the nature of your electricity supply is important as there may be additional considerations, for example if the property is not connected to the national grid and has a generator instead.

Electricity

If you don't know the type of utilities which the property has, there may be additional costs, for example if the property has a septic tank that requires regular maintenance and emptying.

Sewerage

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- Cottage - Two Bedrooms - Great Location - Available 1st January -  Beautifully presented cottage located in a quiet and picturesque village in an ideal commuting location with easy access to local amenities.

2 bedroom house to rent

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