IT IS AGREED as follows:-

1.

Where the context admits -

(1a)

The "Landlord" includes the persons for the time being entitled in reversion expectant on the tenancy

(1b)

The “Tenant” includes the persons deriving title under the Tenant and where several tenants agree to take the premises together each tenant shall be jointly and severally liable for any payment of costs arising with regard to the tenancy

(2)

Any agreement not to do something is also an agreement not to allow someone else to do it.

2.

The Landlord lets and the Tenant takes the Property for the Term at the Rent payable as above.
Between the date of commencement of the Term and date when occupation of the Property is to commence the Landlord may in its entire discretion permit the Tenant to leave possessions in the Property at the sole risk of the Tenant, the Tenant recognising that the Landlord may during such time have to effect alterations, additions, repairs or redecorations to the Property which could result in theft or damage to such possessions. The Tenant may not without special arrangements being made in writing with the Landlord occupy the Property for sleeping, cooking or for any other purpose during this time.

3.

The Property is let together (in common with others) with the right to use such common parts as are outside the property (if any) (for example stairwell, kitchen and bathroom) designated by the Landlord for use in connection with the Property (“the Shared Accommodation”)

4.

The Property are also let together with the fixtures, fittings, furniture and effects in the Property including those specified in the Inventory signed by the parties (if supplied) with the use of the same in the Shared Accommodation (if any) (“the Furniture and Effects”)

5.

Where the Property is within a building containing a basement or cellar having no habitable rooms then the basement or cellar is excluded from the premises let under this Agreement but the Tenants shall have a right of access to such basement or cellar to use any electrical appliances provided there by the Landlord or to have access to installations for the supply of utilities to the Property (but not otherwise). Furthermore, where a garage falls within the property boundary this is also excluded from the premises let under this Agreement (Unless explicitly agreed otherwise) but the Tenants shall have right of access where such is required to enter the property or parts of it or its grounds.

6.

In the event of Council Tax bill being payable in respect of the Property the responsibility of paying such bills falls entirely on all the Tenants who should be jointly and severally liable to the issuing authority

7.

Any notice to be served under this Agreement or under any statutory enactment relating to the Tenancy or the Property this Agreement shall be treated as served if served by first class pre-paid post to the Property or the address of the Landlord, Landlord's Agent or hand delivered to either place or under any Statutory Enactment relating to the tenancy or the premises

8.

The Tenant will -

(1)

Pay the Rent at the times and in the manner specified in this Agreement

(2)

Pay for all gas and electric light and power which shall be consumed or supplied on or to the Property during the tenancy, the water charges charged in respect of the Property during the tenancy and the amount of all charges made for the use of the telephone (if any) or the television licence or other utilities supplied to the Property during the tenancy or a proper proportion of the amount of the rental or other recurring charges to be assessed according to the duration of the tenancy.  Proof of such payments will be provided to the Landlord at the end of the tenancy before any deposits can be returned.

(3)

Pay the Deposit to the Landlord on the date of this Agreement and to return the completed Guarantee within 14 days of the date hereof and in any event prior to the commencement of the Term; and if the Landlord shall have to send any reminder letter to the Tenant (the first reminder letter not to be sent until 30 days after the date hereof) the Tenant shall pay the sum of £1 for each reminder letter. The Tenant acknowledges that in accordance with Clause 13(7) no keys to the Property will be handed over to the Tenant until both the Deposit in full has been paid, and the Guarantee (duly completed) has been returned, to the Landlord.

(4)

Not damage or injure the Property or make any alteration to it or addition to it nor decorate any part of the Property without the prior written consent of either the Landlord or the Landlord's Agent such consent not to be unreasonably withheld. The Landlord will not be under any obligation to effect any alteration, addition, decoration or repair to the Property unless agreed in writing with the Tenant.

(5)

Prevent the Fixtures and Effects from being destroyed or damaged and not remove any of them from the Property or store any of them in any basement or cellar rooms which is not a habitable basement or cellar.

(6)

Not to leave the Property unoccupied for more than 14 days without notifying the Landlord

(7)

Jointly with the other persons using them to keep the Shared Accommodation clean, tidy and undamaged and to pay a proportionate part (according to the number of people sharing the shared accommodation) of the costs of cleaning, repair or replacement. If any furniture needs replacing or if the Property needs cleaning or if other repairs or redecoration are required to the Property on its surrender at the end of the Term then the Tenant will pay an administration fee of £30 for the Landlord supervising such cleaning, repairs, replacement or redecoration

(8)

Vacate the Property at the end of the tenancy and leave the Property in the same clean state and condition as it was in at the beginning of the tenancy )or as it was after it was cleaned by the Landlord subsequent to the beginning of the tenancy). If the keys are not collected within one month of the beginning of the tenancy it shall be assumed that the Property was in a clean state and condition at the start of the tenancy

(9)

To pay for the repair of and/or replace all such items of the Fixtures, Effects as shall be broken, damaged or destroyed during the tenancy due to the default of the Tenant or any other resident of the Property or any visitor or other person for whom the Tenant is responsible (reasonable wear and tear and damage by fire and other insured risks excepted)

(10)

Leave the Furniture and Effects at the end of the tenancy in the rooms or places in which they were at the beginning of the tenancy.

(11)

Leave the curtains in a clean condition and hung in an appropriate manner and to pay the reasonable costs incurred by the Landlord in doing so if the Tenant fails to comply with this provision.

(12)

To keep the interior of the Property in good repair and in good decorative order (damage by fire and other insured risks and fair wear and tear excepted)

(13)

Permit the Landlord or the Landlord's Agent at reasonable hours enter the Property (a) to view the state and condition and collect details for letting or sales purposes including taking photographs (b) effect repairs works or improvements thereto (c) to carry out any obligation imposed by law. Where access has been arranged by appointment to pay any callout charge if they are denied access or is unable to gain access

(14)

Not sublet, assign or transfer the Property without the Landlord's prior written consent such consent not to be unreasonably withheld

(15)

Not to sublet, licence or otherwise part with or occupation of the Property

(16)

Not to carry on in the Property any profession, trade or business or let apartments or take in paying guests on the Property

(17)

Not to place or exhibit any notice board or notice on the Property or use the Property for any other purpose than that of a strictly private residence

(18)

Not to introduce into the Property any furnishings which do not comply with the tests set out in the Furniture and Furnishings (Fire) (Safety) Regulations 1988 and any amendments to these regulations. These regulations prohibit furnishings which do not pass certain fire safety tests.

(19)

Not allow any pets onto the Property without the written permission of the Landlord or their Agent such permission not to be unreasonably withheld. The Landlord reserves the right to withdraw the permission at any time for good reason.

(20)

Not do on the Property anything which may be or become a nuisance or annoyance to the Landlord or the tenants or occupiers of any neighbouring premises such as (noise, abuse, interference or harassment etc)

(21)

Not to do anything which might entitle the Landlord's insurers to refuse or reduce payment in the event of a claim and not to do anything which might cause the Landlord's insurance premiums to increase

(22)

Permit the Landlord or the Landlord's agents at reasonable hours following notice to enter and view the Property with prospective tenants or purchasers

(23)

Inform the Landlord or the Landlord's Agents immediately on receipt of any notice served by a local authority in regard to the Property

(24)

Report all items of disrepair to the Landlord or Landlord's agent promptly accurately and fully and to pay the Landlord for any reasonable call-out charges which are incurred as a result of inaccurate, inadequate or untimely reporting.

(25)

Not use the Property for any illegal or immoral purpose

(26)

On being requested to do so to notify the Landlord in writing of the identity of each utility supplier for the Property together with the reference and any account number

(27)

If, for any reason, a credit meter is installed at the Property by any utility supplier then following the expiry of the tenancy to pay the cost of changing back such meter. The charge will be a £50.00 administration charge plus any charge made by the supplier

(28)

Not to fit or change any locks at the Property without the previous permission of the Landlord such permission not to be unreasonably withheld and the Tenant shall provide the Landlord with a complete set of keys to any new locks which are fitted by the Tenant.

(29)

Where the building within in which the Property is comprised includes any non-inhabitable basement or cellar not to put any goods or belongings or rubbish in the basement or cellar or to otherwise use the same for storage

(30)

To remove all rubbish from the Property and to place the same within the dustbin wheelie bin or other receptacle provided. Where there is a dustbin or wheelie bin to ensure that all rubbish is placed and kept inside plastic bin liners in such dustbins or wheelie bin.

(31)

To comply with any recycling arrangements relating to refuse disposal at a Property as notified to the Tenant

(32)

If there are any vermin in the premises to notify the Landlord immediately in writing. Where there is vermin in the Property the Tenant shall take such steps as may be necessary to eradicate them so long as this does not involve any work to the structure or fabric of the Property

(33)

In cold weather or when the Property is unoccupied to protect the premises from frost by providing adequate heating for the premises

(34)

Not to dispose of fat rice or any other similar matter into any drains sinks or waste which serve the Property so as to prevent them from being blocked

(35)

To make sure that the Property is kept properly ventilated

(36)

Not to instruct any contractor to carry out any work at the Property and in particular not to arrange for the boarding up of the Property in the event of any burglary. The Landlord must be notified of any repairs required including emergency repairs using the phone number provided

(37)

To pay interest on any rent or other sums payable under this Agreement which remain outstanding and unpaid for 7 days after the date when the same became payable at the rate of 4% per annum above National Westminster Bank plc base rate (as varied from time to time) from the date when the same became payable until payment (such interest to be paid both before and after any Court judgement)

(38)

To comply with all requirements imposed by law in relation to the Property (except for any which the Landlord is obliged by law to observe) and not to allow anything to be done which may be a breach of the term of any licence relating to the Property

(39)

To carry out any visual inspection or check required to the fire detection or burglar alarm systems at the premises

(40)

To notify the Landlord of any change to the burglar alarm code and to pay an administration fee in respect thereof of £50.00 to the Landlord

(41)

To provide any batteries needed to any smoke alarm system at the Property and at all times to ensure that such working batteries remain in the smoke alarm detector. The Tenant will report any faulty smoke alarm detector immediately to the Landlord.

(42)

Not to tamper or interfere with any fire doors fire alarms or fire detection system at the Property and to immediately notify the Landlord of any faults in the alarm system of which the Tenant becomes aware.

(43)

To permit the Landlord to display signs on the exterior of the Property indicating that the Property is for sale or To Let

(44)

To insure the Tenant's own belongings at the Property

(45)