TERMS AND CONDITIONS

1. Definitions

Where the context so admits or requires (a) "The Landlord" includes the persons for the time being entitled to reversion; (b) "The Tenant" includes all persons (if any) deriving title under the tenant; (c) "The Property" includes the items specified in the attached inventory and any other fixtures, furniture and effect belonging to the Landlord and in or upon the Property;

2. Access

Where the Property comprises a flat the Tenant shall be entitled to use the entrance hall lift (if any) staircase and common parts of the building of which the Property forms part for purpose of access to and egress from the Property;

3. Furniture Furnishings / Effects

The Tenant shall keep and procure to be kept the furniture, furnishings and effects listed on the said Inventory in their present state of repair and condition (reasonable wear & tear excepted) as specified in the Inventory and use the same in a tenant like manner and preserve the same from destruction or damage and shall replace with similar articles of at least equal value or if the Landlord so requires pay to the Landlord the value of any part of the furniture, furnishings and effects which have not been so kept or preserved as to be incapable of being restored to their former condition;

4. Notice of Address

For the purpose of Section 48 of the Landlord and Tenant Act 1987 the address at which any Notices (including Notices in any proceedings) may be served on the Landlord by the Tenant, is as set out on page one of this Agreement, until the Tenant is notified in writing to the contrary;

5. Deposit

The Tenant shall pay the deposit specified in the Particulars to the Landlord's agent, such deposit money to be held in a designated account without interest payable on account of any damage or injury to the Property and on account of any other liability on the part of the Tenant under the provisions of this Agreement. Within 30 days of the formal determination of this Agreement, the Landlord's Agent, shall account to the Tenants in respect of the deposit providing that there is no claim by the Landlord against the Tenant for breach of covenant. Should a dispute arise between the Landlord and the Tenant under any breach by the Tenants of their obligations under the Terms and Conditions of the Tenancy Agreement which is not settled within 30 days, then the deposit, if held by the Agent, will be paid over to the Landlord and the Tenant will need to pursue the Landlord;

6. Tenant's Obligations

The Tenant agrees to observe and perform the following obligations:

A. (i) Pay the rent as stated in the particulars at the times and in the manner specified and that in the event of the Tenant failing to pay the rent on the date it shall be due to pay interest on the rent or any unpaid part thereof at the rate of 4% over Barclays Bank PLC Base Rate (such interest to be calculated upon a daily basis) until payment is actually made; (ii) Immediately on the signing of this Agreement to arrange for telephone services to be transferred into the Tenant's name and to pay all accounts rendered in respect of the Property where appropriate a proper proportion to be assessed by the Landlord's Agent; (iii) Immediately before the termination of this Agreement and the Tenant's departure from the premises to have the telephone meters read and to settle all outstanding accounts with such services on vacation of the Property. (iv) In the event of this Agreement being terminated before the end of the stated period by the Tenant in any way (Other than in Termination clause 11(ii)) the Tenant agrees to pay the full cost of re-letting the Property and any loss of rent incurred by the Landlord as a result of the Tenant's action; (v) Pay all charges levied on the property;

B. Where the Property comprises a flat to keep the interior in good and tenable repair and where the Property comprises a house to keep the whole of the Property in good and tenable repair and in either case immediately to replace all cracked or broken glass;

C. To give to the Landlord or the Landlord's Agent immediate written notice of any damage or destruction or loss happening to the said Property or the contents whether by fire or otherwise howsoever; (i) Should repairs become necessary for which the Tenant is not liable hereunder forthwith to notify the Landlord or the Landlord's Agent thereof and in no circumstances shall the Tenant arrange or give instructions for any such repairs to be carried out except at the written request of the Landlord or the Landlord's Agent and the Tenant shall be responsible for the cost of any repairs carried out in breach of this provision; (ii) Not to carry out any redecoration of the said Property or any part thereof without the previous consent in writing of the Landlord or the Landlord's Agent and in case of any breach of this stipulation the Tenant shall be responsible for the entire cost of redecoration at the expiration or sooner determination of the Tenancy;

D. Not to make any alteration to or addition to the Property without the prior written approval of the Landlord or the Landlord's Agent.

E. Not to remove any of the fixtures, furniture and effects specified in the Inventory and to pay for the repair or replacement of any items which may be broken, lost, damaged or destroyed during the Tenancy. Any replacement shall first be approved by the Landlord or the Landlord's Agent;

F. Not to bring into the Property any additional furniture without the written consent of the Landlord or the Landlord's Agent and to leave the furniture, furnishings and effects at the expiration or sooner determination of the Tenancy in the rooms and places in which they were at the commencement of the Tenancy;

G. To deliver up to the Landlord at the expiration or sooner determination of the Tenancy the said Property and contents in the same clean state repair and condition as it shall be at the commencement of the Tenancy;

H. To pay for the washing of all linens and for the washing and cleaning of all counterpanes, blankets, toilet covers, carpets, upholstery, curtains and similar articles that shall have been soiled during the Tenancy. All upholstery and carpets to be professionally cleaned prior to the determination of the Tenancy; (i) To clean all the windows every six weeks and to have all the chimneys and flues (if any) to the Property cleaned and swept as often as necessary and to clean all net curtains every six weeks; (ii) To keep the television set (if any) and all other electrical appliances and apparatus in good working order during the Tenancy and to pay the license fee for any television set or proper proportion thereof according to the duration of the Tenancy;

I. The Tenant shall permit the Landlord or the Landlord's Agent or others authorised by him at all reasonable times upon prior appointment to enter the Property for the purposes of; (i) Examining the state and condition thereof and of the said furniture, furnishings and effects and to note all defects and reparation required from time to time to give or leave notice in writing at the Property for the Tenant to forthwith repair and amend the same, as for the Tenant may be liable therefore and; (ii) Performing any obligation imposed on the Landlord under any Lease under which the Landlord holds the Property;

J. If the Tenant shall not within one month after service of such notice proceed diligently with the execution of such repairs then to permit the Landlord to enter upon the Property and execute such repairs and the cost thereof shall be a debt due from the Tenant to the Landlord and be forthwith recoverable by action the person so entering causing as little inconvenience and damage as possible and making good any damage caused by such entry;

K. Not to assign, under let, charge, part with or share possession or occupation of the Property or any part thereof, provided always that the Tenant shall be permitted to share the occupation of the Property with the person(s) whose name(s) is/are specified in the Particulars of the Tenancy Agreement;

L. (i). Not to carry on any trade or business or profession upon the Property but to use the same as a private residence only In single occupation; (ii). Not to exhibit or place any notice sign or advertisement of any description so as to be visible from the outside of the Property; (iii). That no part of the Property shall be used for any illegal or immoral purpose nor for any sale by auction nor any public meeting for religious, political or other purposes and that there shall not be done permitted or suffered in or upon the Property or any part thereof any waste spoil or destruction or any act or thing whatsoever which may at anytime be or become a nuisance annoyance, damage or disturbance to the Landlord or the tenants or occupiers of any neighbouring premises or which in the opinion of the Landlord shall or may tend prejudicially to affect or depreciate or be detrimental to the quietude amenity privacy or reputation of the neighbourhood; (iv). Not to play any musical instrument or use any sound reproduction equipment so as to be a cause of annoyance or disturbance to adjoining residents and without prejudice to the generality of the foregoing not between the hours of 11pm and 7am to play any such equipment so as to be audible outside the Property; (v). Not to erect or fit any stove paraffin heater or other appliance nor to keep any inflammable substance or suffer to be done anything whatsoever whereby any insurance of the Property may become void or voidable or whereby the rate of premium for any such insurance may be increased; (vi). During the last two months of the Tenancy or at any time previously if the Landlord shall wish to let or sell the Property to permit a notice to be fixed to the front of the Property intimating that it is to be let or sold and to permit persons with written authority from the Landlord or the Landlord's Agent to view the same during reasonable hours in the day time and in case it shall not be convenient for the Tenant to be at the Property at the time of such view to make the keys available to the Landlord's Agent so that such agents may escort intending buyers or tenants over the Property; (vii). Not to hang or allow to be hung any clothes or other articles on the outside of the Property; (viii). To keep the garden (if any) properly cultivated and free from weeds and in a neat and tidy condition and any lawns properly mown and trees and shrubs pruned and not to cut down or remove any trees, shrubs or plants (other than annual plants) and not to alter the layout of any garden; (ix). Not to keep or allow to be kept on the Property any animal or bird without the consent in writing of the Landlord which consent the Landlord may at any time without giving reason withdraw and if any animal which the Tenant may keep or allow to be kept on the Property shall soil any carpet, rug, fabric or other item to pay to the Landlord the cost of replacing such carpet, rug or fabric with a new one of as good quality as the soiled one; (x). To observe any regulations which may from time to time be made by the Landlord for the good order and management of the Property; (xi). To keep clean open and in good working order free from obstruction all baths, sinks, taps, lavatories, cisterns, drains, waste and other pipes gutters down pipes and gullies on or serving the Property and to indemnify the Landlord from and against all damage occasioned through any breach of this stipulation or through leakage or overflow from any of the said pipes, drains, taps, baths, sinks, cisterns or lavatories including damage caused by freezing and not to waste or permit to be wasted any water upon the Property;

M. If the Tenant or any agent appointed by him shall not keep an appointment made by the Landlord's Agent to check the said Inventory at the end of the Tenancy to pay the additional costs incurred by the Landlord in making and attending a second appointment to check the said Inventory and if neither the Tenant or his agent shall keep such second appointment any assessment made by the Landlord's Agent of the compensation or the sums payable by the Tenant shall be final and binding on the Tenant;

N. If the Tenant's goods or any of them or any goods belonging to members of the Tenant's household shall not have been removed from the Property at the time or expiration or sooner determination of the Tenancy; (i) To pay the Landlord damages at a rate equal to the rent then payable for the Property until the Tenant shall have removed all such goods and (ii) To pay to the Landlord any additional expense incurred by the Landlord in checking the said Inventory (which cannot be checked until all goods belonging to the Tenant or members of his household have been removed);

O. To hand over to the Landlord or the Landlord's Agents by 12 noon on the last day of the Tenancy whether on its expiration or sooner determination all keys to the Property;

P. Whenever the Property is left unattended to fasten securely all dead locks or other locks and bolts fitted to doors and windows permitting access to the Property and during the winter months the Tenant shall take reasonable precautions to avoid damage by freezing;

Q. To pay the Landlords on demand on a full indemnity basis any legal or professional costs incurred by the Landlord in the determination of this Agreement and any legal proceedings arising by a breach by the Tenant. If there shall be a breach by the Tenant of any obligation hereunder or if the Property (save by arrangements with the Landlord) shall be left vacant or unoccupied for more than fourteen days then the Landlord may re-enter upon the Property and determine the Tenancy but without prejudice to the other rights and remedies of the Landlord;

R. To pay the cost and expenses (including solicitor's costs and surveyor's fees) incurred by the Landlord in connection with any Notice Served under Section 146 or 147 of the Law of Property Act 1925 requiring the Tenant to remedy a breach of covenant not withstanding forfeiture maybe avoided otherwise than by relief granted by the court;

7. Landlord's Obligations

The Landlord agrees with the Tenant as follows: - (a) That the Tenant paying the rent and observing and performing all the Tenant's obligations under this agreement may quietly enjoy the Property without any unlawful interruption by the Landlord or to any person rightfully claiming through or under or in trust for the Landlord; (b) To insure the Property against loss or damage by fire to the full reinstatement value thereof and such other risks as the Landlord shall think fit and to return to the Tenant any rent payable for any period whilst the Property is rendered uninhabitable or inaccessible by reason of fire (other than a fire caused by the act or default of the Tenant) or other inevitable accident the amount in case of dispute to be settled by arbitration in accordance with the Arbitration Acts 1950 and 1979;

8. Notice under Housing Act 1988 GROUND ONE NOTICE The Landlord notifies the Tenant that possession of the Property may be recovered under Ground 1 in Schedule 2 to the Housing Act 1988. This requires the court to order possession of the premises where the Landlord has previously occupied the Property as his only or principal home or requires the Property as the only or principal home of the Landlord or the Landlord's spouse; Alternative

GROUND TWO NOTICE The Landlord notifies the Tenant that possession of the Property may be recovered under Ground 2 of Schedule 2 to the Housing Act 1988. This requires the court to order possession where: (i) The Property is subject to a mortgage or charge granted before the beginning of the Tenancy; and (ii) the Lender is entitled to exercise a power of sale; and (iii) The Lender requires possession of the Property in order to dispose of them with vacant possession when exercising the power of sale. PROVIDED ALWAYS AND IT IS HEREBY AGREED

9. Forfeiture In the event of any of the occurrences listed below the Landlord may re-enter the Premises or any part thereof in the name of the whole and immediately there upon the Tenancy will absolutely determine without prejudice to the other rights and remedies of the Landlord; (a) If the Rent or any instalment thereof shall be in arrears and unpaid for at least 14 days after the same shall become due (whether legally demanded or not); (b) In the event of the breach of any of the terms and conditions of this Agreement on the part of the Tenant herein contained or implied; (c) If the Premises shall be left vacant or unoccupied, save for temporary vacation of the Premises with the Landlord's consent, for more than 30 days (d) If the Tenant shall become bankrupt or enter an Agreement with his creditors or suffer distress on his goods; (e) If any of the circumstances under any of the Grounds in Schedule 2 of the Housing Act 1988 (as amended by the Housing Act 1996) shall arise;

10. Outstanding Breaches

of Obligations The receipt of Rent by the Landlord shall not be deemed to be waiver of any breach of covenant obligations or provisions hereof to be observed and performed by the Tenant;

11. Termination

(i) Notwithstanding the stated length of the term of the Agreement the Landlord may give to the tenant not less than 60 days written notice to terminate this Agreement, provided that such notice shall not expire before the last day of the sixth month following the commencement of the tenancy. Such notice may be given by placing it under or affixing it to the outer doorway of the Premises; (ii) The tenant may terminate this agreement by written notice, which must be handed to the landlord or its agent so as to expire at the end of the first 6 months, provided that such notice is given not less than two months before the end of the 6 month period. The tenant may not give notice at any other time or in any other manner during the original term of this agreement.