Definition Inspections 1.1 Where any party comprises of more then one person the obligations and liabilities of that party under this lease shall be joint and liabilities of those persons. 1.2. The clause headings do not form part of this lease and shall not be taken into account in its construction and interpretations 2)Demise The landlord demises to the tenant the premises TOGETHER WITH the furniture, effects, fixtures and fittings in the FIRST SCHEDULE to the tenant for the term at the Rent payable by twelve equal installments of £ each payable on the day of each month, the first of which will be payable on the execution of this lease. 3)The Tenant Covenants with the landlord: 3.1 to pay the rent at the times and in the manner specified in this lease 3.2 to be responsible for the payment of the council tax, water rates, gas, electricity and telephone services imposed or charged during the term upon or in respect of the premises. 3.3 to grant to the sub tenants assured shorthold tenancies 3.4 to procure that the sub tenants of the tenant use the premises for residential purposes only and without limitation do not use the premises for any illegal or immoral purposes or carry on any form of business on the premises 3.5 to procure that the Sub- Tenants of the tenants cause no nuisance or annoyance to the owner and the occupiers of the adjoining premises. 3.6 to inform the immediately upon becoming aware of any damage to the structure or exterior of the premises or any other parts of the premises which the landlord is liable to repair and where reasonably practicable to take measure appropriate to limit the extent of such damage 3.7 to indemnify the landlord for damages or destruction to the fixtures, fittings, and contents of the premises limited to the amount of one months installment of rent and except in cases of reasonable wear and tear and damage by fire; 3.8 on the expiry of the term or sooner determination of this lease peacefully to surrender and yield up the premises with vacant possession in a state and condition in accordance with the tenants obligations set out in this lease 4 THE LANDLORDS COVENANT THE LANDLORD COVENANTS WITH THE TENANT 4.1 to pay all existing and future taxes assessments and outgoings imposes or charged upon the premises other than those to be borne by the tenant under the terms of this lease 4.2 to keep the structure of the roof and other exterior parts of the premises in good proper repair. 4.3 to carry out any repair for which liability imposed upon the landlord by the landlord tenant act 1985 section 11 including the freeholder’s consent to allow the tenant to grant a sub – tenancy of premises, if the premises are leasehold 4.4 that the landlord has obtained any necessary planning consent or building regulations consent for any work done to the premises prior to this lease 4.5 that all the furniture and fittings comply with the health and safety executives fire & furnishing (fire and safety amendment) Regulations 1993 the low voltage electrical equipment (safety) regulations, 1989 and the gas cooking appliances (safety) regulations 1989 and the landlord confirms the receipt of the details of those regulations from the tenants. 4.6 that the landlord will pay fair and reasonable charge to the tenant if the tenant is required to undertake any additional duties not otherwise specified in the leases 4.7 that the tenant paying the rent reserved by the lease and complying with its obligations under this lease shall peacefully hold and enjoy the premises without any interruption by the landlords or any person rightfully claiming under or in trust for the landlord. 4.8 that the landlord will allow the tenant to grant sub tenancy of the premises and that the assured shorthold tenancy agreement shall be in the form set out in schedule 2 6 PROVISIONS 6.1 If the rent or part of the rent shall not be paid and shall remain unpaid for 28 days after becoming payable (whether formally demanded or not) or if any of the tenant’s covenants set out this lease shall not be performed or observed the landlord may at any time after such time re-enter the premises and this lease shall immediately absolutely determine. If the sub – tenant is still in occupation of the premises the tenant will instruct the sub - tenant to pay all the future rent and other payments due in respect of the premises under the assured shorthold tenancy agreement to the landlord. 6.2 if the premises or any part of it shall at any time during the terms be destroyed or damaged by fire or other insured risk so as to be unfit for the occupation and use the rent in respect of the premises shall be suspended until the premises shall again be rendered fit for habitation and use. The landlord shall return to the tenant any rent paid for any period while the premises are so rendered uninhabitable. 6.3 any notice under lease shall be in writing and shall be served on the landlord either personally or by post at its address above and in the like manner on the tenant at its address set out below. 6.4 any dispute arising out of the term of this lease may be referred by either party to an expert who shall act as such and as not as an arbitrator and who in default of agreement between the parties shall be appointed by the senior officer for the time being of the institute of housing 6.5 the landlord agrees that if the sub – tenancy expires and is renewed or extended by the landlord with one or more of the existing sub – tenancies for the same premises or any other property owned by the landlord, then it will be deemed to be renewal commission which will be calculated as 10%plus VAT of the total rent payable by the sub – tenant under the assured shorthold tenancy agreement 6.6 If the sub – tenant purchases the premiums from the landlord either before, during, or within six months after the end of the assured shorthold tenancy agreement, the landlord shall pay the tenant sale commission, which will be calculated at a rate of 2% plus VAT of the sale price on completion. 6.7 the tenant shall not be liable for any present or future statutory or similar provisions unless the tenant agrees it in writing. 6.8 the landlord agrees to insure the property and keep Insured with a reputable Insurance company during the tenancy against loss or damage by fire and such other risks as are normally covered by a Comprehensive Insurance Company. 6.9 if the tenancy agreement remains less than six months and the property becomes vacant Vistastar Lettings Ltd have the right to return the property to the landlord or the landlord has to extend the tenancy agreement for a minimum period of one year. If it is your intention to reside abroad during the period of this tenancy agreement . I.e. you become a non-resident in the U.K. for tax purposes; we as your agent will be held responsible by the Inland Revenue for the payment of any liability, which may arise from rents paid to you. We are obliged to deduct tax at the basic rate from the rental income paid to you. This will be held on deposit in a Tax Reserve Account to your credit until liability is agreed with the Inland Revenue, the surplus being returned to you. Please note that where Gas Central Heating is installed you should have a British Gas 3 star service contract. To provide Vistastar Lettings Ltd a current Gas Safety Certificate for the property carried out by a CORGI registered engineer on commencement of the lease, failure to do so Vistastar Lettings Ltd will instruct its own engineers to carry out a Gas Safety Cerftificate. THIRD SCHEDULE Management Duties 1.1 To prepare the inventory and check the same when the sub – tenant leaves the premises 1.2 To inspect regularly the premises to establish whether the sub tenant is complying with his obligation under the tenancy agreement 1.3 To generally care for and maintain premises 1.4 To receive the sub tenants repair request inspecting necessary works and ordering and undertaking necessary repairs and maintenance work within a reasonable time. 1.5 Receive reports from tenants with regard to maintenance and repairs for which you as the landlord are liable, and instruct tradesman to effect such maintenance and repair. You hereby authorize us to spend up to £100.00 per repair without further reference to you. In an emergency, and only if we cannot contact you to secure your approval, you hereby authorize us to undertake emergency repairs in excess of that amount. Our duties in this respect are subject to being made aware by the sub tenant of any problem arising. The above will occur a charge as agreed with the landlord (minimum charge of £30.00)