thank you. It seems quite clear from the advert that the garage is included and that no further discussions were had with you in terms of making clear that the garage was excluded prior to you signing the tenancy puts the landlord in a difficult position. On the face of it, the landlord would appear to be in breach of contract for failing to provide you with the specification in relation to the property that was advertised.
The consumer protection from unfair trading regulations provide that if you can show that the property is in a significantly different specification or condition to that which it was advertised as being in, which under the circumstances I would suggest is not likely to be difficult, or if the landlord withheld material information which should have been disclosed to enable you to make a proper decision in relation to whether to rent the property, then among other things, you can exercise a right under the above regulations to unwind the contract and demand a full refund of all rent paid. This right exists for the period of the first three months following the start of the contract.
There is a useful summary of the regulations here:
The first question would be what do want to do. In either event the next stage would be to contact the landlord or agent and put forward your concerns and demands in terms of resolution whether that be unwinding the contract and damages or just claiming damages by way of a reduction of rent etc.
If you sought a court order to unwind the tenancy agreement and claim damages, and the landlord is unwilling to agree to your requests, you would need to issue proceedings using form N1 and send in triplicate to the courts Salford Business Centre:
if you are simply claiming damages without wishing to unwind the agreement, then he can issue a claim online if it becomes necessary at the following link: