How did it start?
Michael Lavelle opened his doors as an independent estate agent in the early 70’s, and has been providing an invaluable service throughout County Louth ever since. Over 10 years ago, he was joined by Joanne Lavelle – his daughter – and together they provide a full sales, lettings, consultancy, and property dispute resolution service for residential, commercial, agricultural property and licensed premises.
Michael Lavelle Estate Agents has an unrivaled knowledge of Dundalk and County Louth’s property markets. We bring our in-depth experience to buyers and sellers, landlords and tenants alike and enable our clients to make informed property-related decisions.
Michael Lavelle and Joanne Lavelle are long-standing members of the Institute of Professional Auctioneers and Valuers and Joanne is an accredited Mediator by Friary Law / ADR Group.
Michael Lavelle Estate Agents want you to be aware of the circumstances where you may incur a fee or charge in relation to services provided by us, including in relation to a tenancy arranged through us. This Tariff details our current fees and charges, which unless otherwise specified include VAT (which as at the date of this Tariff is 23%). The fees and charges shown are payable to, and will be invoiced by us.
All amounts due to us may be deducted from sums (including rent) received by us on your behalf before those sums are forwarded to you.
This Tariff is only a summary of parts of our Letting Services Agreement and Standard Letting and Management Terms. You should refer to those documents for full details of our services and fees and charges.
We reserve the right to amend the fees and charges in this Tariff to reflect changes in our operating costs. Where you have signed a Letting and Management Services Agreement no fees and charges in any amended Tariff will affect you unless the amendments are expressly permitted by your Agreement and have been notified to you.
Payable during the whole time (including all extensions, renewals, hold overs, and new agreements):
(a) a tenant introduced by us occupies the property you have instructed us to let or one of your other properties;
(b) a person introduced by a tenant introduced by us occupies the property you have instructed us to let;
(c) a person “associated” with a tenant introduced by us occupies the property you have instructed us to let – this includes some relatives and business associates and is fully defined in the Standard Letting and Management Terms;
Payment in full is due at the time the tenancy is entered into or extended or renewed unless rent is to be received by us. If rent is received by us payment is due quarterly in advance or if rent is due less frequently than that payment is due in advance on the dates rent is due.
Amount: (€700.00 min)
Initial let on a standard Part IV tenancy agreement: 8% of annual rent + VAT @ 23%
Payable during the whole time we provide a management service. This fee is in addition to the Letting Fee. Payment is due monthly to coincide with transfer to you of monthly rent. Monthly management fees are deducted from rent paid.
Amount: 6% of monthly rent due + VAT @ 23%
Payable where we are providing a management service and we oversee significant repairs/improvements. We will only charge this fee if we have notified you in advance. Payment is due on receipt of our invoice.
Amount: 12.5% + VAT of the ex-VAT cost of the work (15% inc VAT)
Payable by contractors we instruct to do work on your behalf. These fees are only payable by the contractors and not by you and only where they have agreed to pay them. Payment is due by a contractor on the terms we have agreed with them.
Amount: Up to 12.5% + VAT of the total of the contractor’s invoice (exc VAT)
Payable where we are not managing the property and you ask us to inspect the property or arrange for any gas or electrical safety checks to be carried out. Payment is due on receipt of our invoice. Note: this fee does not include the contractors’ fees, which will also be your responsibility.
Amount: €50.00 (inc VAT) per check
Payable where you decide not to proceed with a letting after we have taken up satisfactory references or produced a tenancy agreement. Payment is due on receipt of our invoice.
Amount: €200.00 (inc VAT) plus marketing and signage costs
Payable to cover the drawing up of the necessary paperwork if a tenancy is amended, renewed, etc. Payment is due on completion
Rent review €200 + VAT @ 23%
Revised tenancy agreement €200 + VAT @ 23%
We naturally prefer to send you documents by email. If this is not possible, we may, at our discretion, pass on the cost of postage to you. Payment is due on receipt of our invoice.
Payable to cover the cost of an online Land Registry search to check ownership details.
Amount: €10.00 (inc VAT)
Registration of the tenancy is the landlord’s obligation. Cost is €90 if completed within 28 days of commencement, or €180 if registered after 28 days.
Renewal of a tenancy after 6 years is required, at the same fees. Unless instructed otherwise in writing, we register the tenancy on the landlord’s behalf, at time of commencement.
Michael Lavelle Estate Agents are long-standing members of the Institute of Professional Auctioneers & Valuers (IPAV), and are licensed by the Property Services Regulatory Authority (PSRA). We subscribe to the IPAV Code of Conduct (LINK to https://www.ipav.ie/profile/code-conduct )
So what’s this about? Have you got a property obstacle that you’re struggling with? Maybe you have an investment that’s not delivering maximum return, or you are thinking of selling but have a planning problem…
Let us have a look. Chances are, we’ve come across it before, and we might just have the solution you need to solve your property problem.
Book an appointment with us and see how we can help.
The lettings property experts at Michael Lavelle Estate Agents have decades of combined experience in the industry and specifically in the north east. We will be with you every step of the way through your moving process and will be on call to answer any questions you may have. We bring our expertise and resources to every property we let and manage, and we will always communicate honestly and clearly with you so you have all the knowledge and advice you need. Our aim is to build a trusted relationship with you so that we can help you enjoy your home. So before you start your search here are some FAQ’s to make things a little clearer for you.
How do I make an offer?
You’ve viewed the property and want to rent it. You will need to contact us to express your interest and forward us your documents. We then relay your interest to the landlord, and seek their instruction within 48 hours.
What documents do you need to provide?
You need to provide 2 references (employer and landlord), a list of all previous addresses, utility bill and photo ID. If you receive social welfare payments, you will need to provide proof of this.
How do I secure the property?
Once your offer has been accepted and we have received your documents and checked your references, you will be required to pay your security deposit. This secures the property. On receipt of this, we stop marketing the property. Therefore, it’s critical that we receive these funds ASAP to avoid any possible disappointment. (OPTION TO PAY THIS ONLINE)
How much is the security deposit? What is it for?
The deposit is the equivalent of 1 month’s rent. The landlord holds this until you move out. In the event that there is any damage to the property, the cost to repair it is deducted from the deposit. If there are any rental arrears, these are deducted from the deposit.
Do your properties allow pets?
This is up to the landlord’s discretion, and usually depends on any previous experience they have of pets. So if you have a pet, you need to advise us of this when you view the property. Please don’t keep it a secret! Some landlords ask for a higher deposit when pets are allowed.
Do you do short term lets?
Sorry, no! Our minimum contract length is typically 12 months. If you sign a lease and leave in the first 6 months, you may lose your deposit.
Will my property come furnished or unfurnished?
This is dependent on the property and landlord. We rent ‘rent as seen’ – in other words, what you view is what the landlord is offering. If you’re unsure about contents, or have particular questions, just ask any of the team.
Please complete the form below and a member of our team will be in touch.
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