If you're going to sell your home, you'll need to book an estate agent for a valuation. Valuations are a huge part of the selling process, as they provide an accurate image of your property's worth, which is important for your financial planning and the purchase of your future home. Before you do this however, it's important to learn *how* an agent comes up with a valuation. If you learn the process, it will help you understand your property’s value in the current market.

So what do estate agents take into account? Do estate agents just pluck a number out of the air? In this article, we're going to demystify the art of property valuation.

### Choosing your estate agent

First things first, you need to pick an estate agent to perform the valuation. We won’t focus too much on this, as we already [discuss the subject extensively here](https://www.getagent.co.uk/guide/estate-agents/choosing-the-right-estate-agent), but it’s important to note a few points of interest. Lots of estate agents offer free valuations, which can be helpful for those with tight funds. However, not all agents have good experience, which is important for an accurate valuation - so choose well! 

Consider:

* Double-checking whether the agent has experience with your type of property

* Enquiring about varying fees

* Checking their percentage of asking prices achieved

We know choosing your agent can be difficult. Our free estate agent comparison tool is one of the most comprehensive and useful tools we offer, with extremely helpful data available to help you decide who to go with.

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### Questions and answers

When your estate agent arrives, they’ll take some time to explore your property. Before they begin, they'll ask some preliminary questions, like what you’re looking for from your sale, for example whether you’re looking for the highest price or the fastest sale. Don't worry, this won't change your home's actual value - but it could affect its marketing price, so it'd be wise to have an appropriate answer.

It's in your best interest to have some answers prepared for the following questions too - and also have some questions of your own.

### Your agent's questions

* What features make your house unique?

* How old are the doors and windows?

* How old is your boiler? 

* Is your property a leasehold? If so, how long is left on the lease? And, are there any recurring fees?

* Are there any issues with the home that you’ll need to disclose to buyers, such as structural problems?

### Questions to ask your agent 

* What other houses like mine are currently on the market?

* How much interest are properties like mine currently getting?

* Where do we need to position my home to make it stand out in the local market?

Just as important as the estate agent’s response to these questions is the evidence they use to back up their answers. If your agent is able to provide justifications for their estimate, you can be assured their valuation is likely to be more accurate. This could be examples of similar recently sold properties, or demonstrable experience of selling homes like yours.

### The location

Agents will use their local knowledge of price ceilings to generate an asking price. This is one of the biggest caps on your home's value. It would be almost impossible to sell a 3-bedroom flat for £700,000 in an area where all the other 3-bedroom flats are on sale for around £300,000. It won’t look good value for money.

It should be no surprise that your property's physical location also has a huge effect on its valuation. 

### Your neighbourhood

To put it simply, most buyers want to live in a nice neighbourhood. Things your agent will take into account include:

* **Roads:** How busy are they? Are they free of litter? Are they lined by trees?

* **Noise:** Is your property located near a pub or bar?

* **Convenience:** How close is your home to grocery shops?

* **Buyer demand:** How much demand is there for homes in your area? How much have other properties nearby sold for?

While all of these are important, ‘buyer demand’ is probably the most defining factor for your property’s value. Estate agents will directly compare your property to recently sold properties to see whether it’s more or less attractive. They will also evaluate how quickly properties are selling - if homes are on the market for a long time with zero interest, they are most likely overpriced.

### Schools

The proximity of your house to educational facilities will have a direct effect on how your estate agent evaluates your property. That's because school catchment areas are important for families, as most parents want to give their children the best education they can afford. According to a [study conducted by the Department of Education](https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/600623/House_prices_and_schools.pdf), house prices near the top 10% best-performing primary schools were 8.0% higher than in the surrounding area. Near the 10% best-performing non-selective secondary schools, house prices were found to be over 6.8% higher.

### Transport links

Having good transport links close by is vital for a successful property market location. Agents will evaluate how good your location is by checking how convenient the closest links are. This is particularly important if your home is a type generally suited to commuters or young professionals.

### Exterior

How your property looks from the outside plays a factor in the agent's valuation process. The agent will generally compare your home to the other properties on your street to see if it stands out. They may make a couple of recommendations to help boost your home's market potential, especially if the paint is chipped or peeling. 

### Your home’s size and potential

As they explore your property, the estate agent will take notes of key features, including measurements of each room and the number of bedrooms. 
The estate agent will also consider the potential your home has for future developments, like extensions or loft conversions. They do this because they know buyers are more likely to choose properties that offer flexibility. How limited your property's potential is for future change will directly affect its appeal to buyers. The more appealing a property is to potential buyers, the higher your property’s demand will be, which will ultimately increase its value.

### Decoration

The estate agent will examine the general decor of your property, checking for clutter, cleanliness, and the condition of your walls. Like with earlier inspections of your home's exterior, they might make some suggestions on how you could improve the appeal of your property when the time comes to put it on the market . Rather than having a direct impact on the valuation of your house, these tips are to help you prepare your home for future viewings. Bold/poor conditions will not only wrinkle a buyer's nose, but can also impact their perception of your home's size. For example, in a [study conducted by the U.S National Library of Medicine](https://pubmed.ncbi.nlm.nih.gov/21830513/), lighter ceilings and walls were found to make a room appear higher.

### Kitchens

Kitchens also play a big part in an estate agent's valuation, being estimated to [raise the value of homes by up to 6%](https://www.nationwide.co.uk/guides/news/articles/2018/01/does-a-new-kitchen-add-value-to-my-home). They will examine the size and condition of your unit, and whether the style/age of your home is consistent with the unit.

The agent might also ask which of your white goods (things like your washing machine or fridge) you plan to take with you, and which you're willing to leave behind. If you plan to leave them behind, the design and model of these will be taken into account. While their overall impact on your valuation might be small, high-value goods are likely to sway buyers, so these products will definitely have an impact on your home's final valuation.

### Bathrooms

The agent will assess your bathroom facilities, making notes of their design and general build. One of the main things they'll take note of is how many facilities you have. Not having enough bathrooms is often a leading cause for buyers losing interest in a property. In a study conducted among real estate experts by Direct Line Home Insurance, a three-bed home would ideally have an average of 1.8 bathrooms, a four-bed would have 2.6 and a five-bed property would have 3.5.

### Garden

Last but not least, the agent will inspect your outdoor area. They will take into consideration the size of your outdoor area, whether you have a garden, and its overall appeal. While your garden’s appeal is influenced by a host of factors, like whether it's a lawn or patio, agents will make particular note of its aspect. South-facing gardens are worth much more than north-facing gardens as they get more sun.  

While the design and scope of your garden definitely add value to your agent's final report, the level of maintenance it requires will also influence it too. Anything that requires too much effort from the buyer could detract from your property's desirability.

[Read more about how gardens can add value to your home here.](https://www.getagent.co.uk/blog/diy/does-garden-increase-property-value)

### Your valuation

Once your agent has had a good look at your home, they'll get a written valuation report together. This usually doesn't take much time and your agent will be happy to answer any additional questions you have after the valuation.

It’s recommended that you meet with more than 1 estate agent to get an accurate idea of how much your home is worth. The best practice is to have 3-4 valuations, as this range will give the best estimation of your home’s value. Not only will you be able to compare each agent’s value estimates, but you'll also be able to compare their methods. It's an opportunity to find out about their marketing ideas, their selling style, and how often they’ll be in touch with you. Your chosen estate agent will handle one of your most valuable financial assets. Taking the time to find the one best suited to you is a worthwhile investment.

If you're still in doubt about how to proceed, you can always try [our free valuation tool](https://www.getagent.co.uk/how-much-is-my-house-worth). It compiles the latest property data to provide an excellent estimation of your home's worth.

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Valuations are a huge part of the selling process, as they provide an accurate image of your property's worth. So what do estate agents take into account?

How does an estate agent value a home?

How does an estate agent value a property?

If you're buying a property for the first time, the whole process can seem pretty overwhelming. 

Should you be offering the asking price, or can you suggest a lower price? Can you just tell the seller you want to buy their house or do you have to talk to their lawyer?

In this article we take a look at the process of making an offer on a property, and share some advice on how to get the best deal for your house purchase.

### What's the process for making an offer on a house?

With a bit of preparation the process of making an offer doesn't have to be difficult. There are a few basic steps to follow:

* **Before you start making offers** 

Before you make your offer, there are a few things you need to ensure you've done first. Most importantly, you'll need to figure out your finances. 

Most estate agents will ask for 'proof of funds' on receipt of your offer. This proves you are a serious buyer, and prevents people making an offer on a house they can't actually afford.

You can provide proof of funds in the form of a 'mortgage in principle' letter from your bank, or a bank statement. A mortgage agreement in principle isn't an official mortgage approval (which depends upon a lender's valuation of a property), but does provide proof that the mortgage provider is willing to lend to you. If you know that you'll need to get a mortgage, make sure you apply for a mortgage in principle soon after you start your property search. This will help avoid delays once you find a property you want to buy.

It can also be pretty handy to know which conveyancer you want to work with before making an offer. This will allow you to move quickly if your offer is accepted, and can be appealing to sellers. 

* **Make your offer** 

Once you have your proof of funds in place, and have found your dream home, it's time to make your offer. 

First, you'll need to phone or meet with the estate agent representing the seller. You can then submit an offer to them verbally.

It's likely that the estate agent will ask for some further information, such as your 'position' (how soon you can move, how you are financing the sale, whether you need to sell a property before you can buy). They'll also ask for some personal information such as copies of your ID, and the contact information for your conveyancer.

* **Follow up with an offer in writing**

After you've made your offer verbally, make sure you follow up by submitting your offer in writing or over email. This creates a written record of your offer, and everything you've discussed with the estate agent. This will ensure that there are no crossed wires when the estate agent relays your offer to the home seller. 

At this stage it's a good idea to make sure the agent is clear that the offer is 'subject to survey'. This means you'll be able to renegotiate or withdraw your offer should any major issues come up in the survey. It can also be useful to ask the estate agent to draw up a list of all the fixtures and fittings that will be included in the purchase price, so that you have a written record of *exactly* what's on the table. 

* **Offer passed on to the seller**

Once you've submitted your offer formally, the estate agent will pass your proposal to the property owner. They'll discuss whether the amount you want to pay meets the seller's expectations, and about your position as a buyer. If there are other interested buyers, they'll also compare your offer to the others they've received.

* **Response**

The seller will probably take some time to think everything through, but should respond within a couple of days. They will either: accept your offer, reject your offer, or propose a counter offer. If your offer is accepted you will progress to the conveyancing stage. If your offer is rejected or countered, you can either walkaway, or attempt to negotiate.

**Tip:** If your first offer isn't accepted, ask the estate agent for feedback. They should be able to tell you why the seller rejected your proposed amount, if they've received a higher offer, or are worried about your chain situation. They might even let you know how much you would need to increase your offer by.

* **Negotiation**

If you decide you want to make a counter offer you will negotiate the details with the seller's estate agent until you find an amount that you both agree upon, or you can walk away. If you're uncomfortable negotiating with an agent, it is possible to hire a buyer's agent to represent you - but they will charge a fee.

* **Offer Accepted**

If negotiations go well your offer will be accepted. At this point your legal representatives will get to work drawing up a contract.

**Tip:** Once your offer has been accepted, request that the property is taken off the market straight away. Your offer is not legally binding until a contract has been signed. Removing the property from the market will reduce the chance of another buyer offering a higher price and [gazumping](https://www.getagent.co.uk/blog/gazumping-meaning-what-can-do) you.

[Read more about what happens once your offer has been accepted](https://www.getagent.co.uk/blog/conveyancing/how-long-to-buy-house)

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### Is it better to offer below the asking price?

When you're thinking about putting in an offer on a property, it can be difficult to weigh up offering too much to avoid being rejected, versus offering too little money and risking losing the property to another buyer.

The best way to approach the problem is to thoroughly research: the local market, the value of the property you're hoping to buy, and the seller's personal situation.

Take these questions as a starting point:

* **How many other buyers are interested?**

If there's a lot of competition for the property, it's likely that the seller won't accept a lower offer on their home. However, if you're the only buyer that has expressed interest, you might find that the buyer will be willing to accept less money.

* **How many other similar properties are available?**

If there are lots of similar properties on the market the competition for this particular house will be less intense than if it's a one of a kind dream home. When there's lots of competition, buyers tend to offer more.

* **How much have other similar properties sold for recently?**

The recent sold prices of other local properties can be a good indicator of the amount you should offer. If these houses have sold for significantly less than the seller is asking for, it's likely you can propose a lower amount too. On the other hand, if they consistently sell for more, the property is probably undervalued. In this case you might consider offering slightly more to beat any other interested buyers.

[Curious about how much a property is worth? Our free, online valuation tool uses local market data can provide you with a quick estimate. Try it now.](https://www.getagent.co.uk/how-much-is-my-house-worth)

* **How much do you want this particular property?**

If you've fallen in love with a particular property, or haven't found any others that satisfy all the things you need from your new home, you might decide to offer slightly more so that you don't risk losing the property.

* **What other costs will there be?**

Buying a house costs more than just the price of the property. You will also need to factor in legal costs, stamp duty land tax, survey costs, removal costs, and any maintenance or furnishing you want to do once you move in. If you're moving to a bigger property you may also find your recurring costs - such as utilities, council tax, and service charges - increase too. Take this into account when figuring out how much you can afford to spend on the purchase, and running of your new home.

* **What can you afford?**

It's incredibly important that you do not spend more than your allocated budget - regardless of how much you love a house. The continuing financial implications of buying a home for more than you can afford can last for several years in the form of: unaffordable monthly mortgage repayments, maintenance costs, or lack of savings for emergencies.

* **What is the seller's position?**

If the seller needs to move quickly they will usually be more likely to accept a lower offer. 

You might also find that a seller will favour chain free, or cash buyers over others, even if their offer is lower. Chain free and cash buyers are able to move more quickly, and pose less risk of falling through than those in long chains. So, if you're a first time buyer, for example, you're in a particularly strong position.

As a general rule of thumb, in England and Wales it is acceptable to offer around 5-10% less than a property's asking price. In [Scotland](https://www.getagent.co.uk/blog/home-selling-in-scotland) the etiquette is slightly different, and many estate agents will request 'OIEO' (or 'offers in excess of') a certain price.

You're more likely to have a low offer accepted if:

* The property has been on the market for a long time

* The seller has already had to reduce the price to attract interest

* The seller is keen to move quickly (for example, they're part of a chain, or they need to move for work.)

* There's no competition from other buyers

* You're a first time, chain free, or cash buyer

### Can you make an offer on a house that's already 'under offer'?

Yes. It is possible to make an offer on a house that's already marked as 'under offer'. Offers can be received right up until the moment the seller has signed a contract, and the buyer has paid their deposit. 

In fact, estate agents are [legally obligated to put forward all offers they receive](https://www.getagent.co.uk/blog/estate-agents/estate-agents-lie-offers), at any point in the sales process, however ridiculous, cheeky, or last minute. This means even if the buyer has informally accepted an offer you still have a chance.

However if you plan to put in an offer at the last minute, it's likely that you'll have to make it very attractive for the seller. You'll have to be willing to pay more than the accepted offer, or be in a substantially better position than the current buyer (eg. a completely chain free, cash buyer).

### Does it cost money to make an offer on a home?

No, it doesn't cost anything to put in an offer on a property.

You may be asked to pay a holding deposit, but it's not compulsory to do so. Usually you'll only be asked to do this in a particularly volatile or competitive market, to prove that you're a serious buyer. 

There are a few different types of holding deposit so make sure to check the terms before you agree. For example: you should never give a holding deposit directly to a seller. All money should be handled by their conveyancer or solicitor. 

Although you won't have to pay a fee to submit an offer on a property, you must be prepared to pay all of the additional costs that come with buying a house if your offer is accepted. 

Put aside some money for: legal fees, mortgage arrangement fees, survey costs, stamp duty land tax, removals costs, along with any maintenance or furnishing you hope to do once you move. If you are selling your home too, you'll also need to budget for the associated costs - such as [estate agent fees](https://www.getagent.co.uk/vendor).

Once you have signed a contract, or 'exchanged', you will be legally obligated to go through with the home purchase. It can be incredibly expensive and stressful trying to withdraw from a sale after this point.

### How to improve the chances of having your offer accepted

It can be pretty nerve-wracking making an offer on a house you love. Luckily, there are a few things you can do to increase the chance the seller will accept it: 

* **Think about seller's position**

It goes without saying that an offer will be more appealing if it ticks as many boxes as possible for the seller. Doing a bit of research into what they're looking for can go a long way. How soon are they looking to sell? Can you be flexible with the completion date to fit their schedule? How long have they been on the market? If the property has been online for a long time, a seller might be more inclined to consider less than the asking price. 

* **Prove you're the best buyer** 

Remember, your offer isn't all about the money. It's worth advocating for yourself in both financial and logistical terms. For example, demonstrating that you're ready to move quickly by having a mortgage in principle in place, and a conveyancing firm ready to go, will show you're a serious buyer that won't cause delays. If you're a first time buyer make sure to flaunt it. 

* **Do your research**

Researching the property and the local area will also improve your chances of having your offer accepted. You can use the information you find about house prices nearby, and potential new developments that could impact the property (such as a new motorway, or skyscraper) to justify why you are offering the amount you are. This demonstrates that you've fully considered the true value of the property - rather than arbitrarily offering a percentage below the asking price. 

* **Remember the estate agent works for the seller**

Although it's tempting to discuss your plans with the agent working on the property, remember that they're ultimately working to get the best price for the seller. For example, telling an agent that your first offer isn't the highest you can pay, will simply lead to the agent advising the buyer to hold out for a higher offer from you. 

* **Politeness goes a long way**

Negotiating on a property is a delicate piece of diplomacy - and an offer is just the start of the process. Being prepared with all the information upfront, remaining calm if your first offer isn't accepted, and discussing in detail how you could reach an agreement will make you stand out. If the seller sees that you're a dependable and organised buyer, they'll be reassured that the conveyancing process will also go smoothly. 

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 In this article we take a look at the process of making an offer on a property, and share some advice on how to get the best deal for your house purchase.

How to make an offer on a house | Making an offer in 2021

We take a look at the process of making an offer on a property, and share some advice on how to get the best deal for your house purchase.

How to make an offer on a house

When you receive your first offer on your property, it's likely that your estate agent will point you in the direction of a conveyancing service. 

While it might be tempting to just use the solicitor recommended by your estate agent, there are a few things worth considering before you decide. 

In this article, we'll look at estate agent referral fees, the service you should expect, and the best ways to figure out if your estate agent's recommended solicitor is any good. 

### What is a conveyancing solicitor & why do I need one for my home sale?

Once you've accepted an offer on your home, a solicitor or conveyancer will help navigate you through the legal process of transferring ownership from you to the buyer. You'll usually work with the same conveyancing solicitor if you're buying a property at the same time too. 

Having a good legal representative is key to ensuring the success of your sale. They'll be managing lots of vital, and difficult legal parts of the home sale. For example, all of the checks - including for fraud and financial security - on the buyer. Given the importance and time pressure on property transactions, it's vital to have the best team on your side. 

[Read more about what's involved in the conveyancing process here.](https://www.getagent.co.uk/blog/conveyancing) 

### Why is my estate agent recommending a solicitor?

There are a few reasons why an estate agent might be recommending a particular solicitor to you. These include:

* They have worked with them before and believe their service to be good

* They take a holistic view of the sales process, and believe directing home sellers in the right direction is part of helping to sell their home

* The solicitor they recommend will provide them useful information about the conveyancing process that they wouldn't otherwise have access to. In these cases you'll usually have to waive your 'right to privacy' as part of your agreement with the conveyancing firm

* They get paid a referral fee by the conveyancer 

* A combination of two or more of the above

Without further investigation, it's pretty hard to tell whether an estate agent is recommending a particular service because they have your best interests in mind, or simply for financial gain.

### Can solicitors pay referral fees to estate agents?

Yes, it is legal for a lawyer to pay an estate agent a referral fee. 

The most common type of referral fee is called an 'introduction fee'. This is a fee that's paid once you've agreed to work with the recommended conveyancer. It can be a percentage of the amount you pay to the legal firm, or a fixed fee. 

Some referral fees are what's called 'pay per lead', or a 'marketing fee'. These are a fixed fee paid in exchange for information on potential clients (also known as leads). For example, an estate agent might get paid for passing on your name and contact information to a firm, so that they can be in touch with you directly. 

Both types of fee are legal, and used commonly in the property industry - within the limits of GDPR and any conflict of interest. 

### How common are referral fees?

Referral fees are standard practice in the property industry and are used commonly. 

The Property Ombudsman - the property redress service - undertook a [survey of 675 of its member agencies](https://www.nationaltradingstandards.uk/uploads/Referral%20Fee%20Report%20Feb%202020.pdf) in 2020. Of these, only 16% said they made no referrals to other services. 

Of the estate agents that did make referrals to other services (including solicitors, mortgage brokers, and insurance providers), **81.3% said that they received a referral fee for doing so.** 

It's therefore incredibly likely that when your estate agent recommends a service, they are getting paid to do so. 

### How do I find out whether my estate agent is getting a referral fee?

In February 2019, [National Trading Standards (NTS)](https://www.nationaltradingstandards.uk/site_assets/files/Guidance%20for%20EABSs.pdf) released new guidance on referral fees received by estate agents in the UK. This guidance says that any referral fees have to be disclosed by agents to both sellers and buyers. 

Similarly, according to the Solicitors Regulation Authority (SRA), solicitors are required to set out the full details of their fees, and any expenses associated with your transaction, including how much they paid for a referral. The Council of Licensed Conveyancers (CLC) has a similar rule for their members too. 

So,  in theory it should be fairly easy to see which agents are getting paid to recommend a particular service. 

**In practice, that's not always that simple.** 

In The Property Ombudsman's survey, agent's were asked whether they would let sellers and buyers know that they would receive a referral fee from their recommended provider. While, 80% said they would let the seller and buyer and know, 14% said they *would not* disclose that they would get a referral fee for a recommendation. 

Of those that would disclose a fee, only 12% said they would let you know in person. The most common method of disclosure was 'in writing' - which can mean anything from an email, to in the small print of your original contract. 18% claimed details of any referral fees they get were on their website. 

An investigation by [NTS](https://www.nationaltradingstandards.uk/uploads/Referral%20Fee%20Report%20Feb%202020.pdf) found that in reality, that the number of agents who actually provide information about referral fees on their website was more lower than those that claimed to on the TPO survey. 

If you'd like to know how much a law firm is paying for your business (and whether it'll be added to your conveyancing fees), ask your estate agent in person. You're within your rights to know both that a fee has been paid, and how much it is, and they should let you know if you ask. If your agent is reluctant, or refuses to discuss their referral fees, take this as a warning sign. 

### Will I get the best price if I go with my estate agent's recommended conveyancer?

The short answer is, it depends. 

In some cases estate agents will refer a conveyancing solicitor simply for the financial reward, while others will recommend a preferred solicitor based on their experience working with them.  

It can be useful to ask for a quote, which includes a full breakdown of costs, from the conveyancer - even if the estate agent has given you an idea of the fee already. This will show you exactly what you're paying, and if there are any hidden extras. At this stage you can also ask whether they are receiving a referral fee and how much it is. Solicitors and conveyancers are obliged to tell you. You may also wish to ask if this cost will be added to your bill. 

If you're happy with the quote, take a look at reviews from other customers - both buyers and sellers. This will give you a sense of whether the service they provide is good value for money. 

Remember that price does not directly correlate to the performance or expertise of a solicitor. The cheapest solicitors are unlikely to be the best - but that doesn't mean that the most expensive is automatically going to be the right fit for your sale. 

[Read more about conveyancing fees here.](https://www.getagent.co.uk/guide/conveyancing/how-much-does-conveyancing-cost)

### Will I get the best service if I go with my agent's recommendation?

Some estate agents will try and sell their recommendation by saying it will result in better service. Many people feel pressured into using a particular conveyancing solicitor through promises of: a smoother process, quicker completion times, and easier communication. But how far is this true?

Research by National Trading Standards found that there was about a 50:50 split between those estate agents that put in the work if a customer uses their recommended solicitor, and those who do nothing for the referral fee. While some agents will act as a formal go-between, others were found to do no extra work once the referral had been made. 

Although not failsafe, the best thing to do is to look at reviews, compare the information and quotes with other conveyancers, and talk to your estate agent about what differences in service going with their preferred law firm will offer you.  You may find that the agent's recommendation is the best fit - but at least you'll be 100% sure. 

It can also be useful to think about your estate agent's position in the transaction too. Have you paid a fee upfront? Or do they only get paid on completion? 

Those agents that only get paid when your home sale is successful have more of an incentive to recommend a conveyancer that will work hard to keep your sale on track. If your home sale is slow, or falls through, they'll have to wait much longer to get paid. 

On the other hand, upfront fee agents (usually online agents) have already been paid. They have very little at stake during the conveyancing part of your transaction. If you're being pushed to use a particular solicitor by an online or upfront fee agent be particularly cautious. We've seen evidence that some of the most popular online agents push their clients to use lawyers with consistent reviews of poor service. [You can read our full investigation here.](https://www.getagent.co.uk/blog/conveyancing/are-purplebricks-conveyancing-any-good) 

**Remember:** Referral fees are incredibly common in the property industry, and many very good conveyancers pay them too. Research your options carefully before you decide. 

[Read more about finding a trustworthy conveyancer here.](https://www.getagent.co.uk/guide/conveyancing/choosing-the-right-conveyancer)

### Should I use my estate agent's recommended solicitor?

Ultimately the choice is yours. You may learn about the referral fee, or read poor reviews, and decide the conveyancer your estate agent wants you to use isn't the right fit. Or, you may find that the service is exactly what you're looking for. 

The most important thing is that it's your free choice. Your estate agent should not pressure you into working with a particular firm, either with aggressive selling, or withholding things - such as offers, or sales progression services - from you. If they do this, be incredibly wary, both of their suggested firm, and of the estate agent themselves. If you're concerned seek advice from the SRA, CLC, or The Property Ombudsman. 

As with every part of the home sale process, we'd recommend shopping around before you decide. Remember the firm you pick will be the legal representative for one of your largest financial assets; don't settle for a firm that's not the right fit. 

Male solicitor sat on white sofa looking through notes

should-i-use-estate-agent-solicitor

In this article, we'll look at estate agent referral fees, the service you should expect, and the best ways to figure out if your estate agent's recommended solicitor is any good. 

Should I use my estate agent's conveyancer?

In this article, we'll look at estate agent referral fees, the service you should expect, and the best ways to figure out if your estate agent's recommended solicitor is any good. 


Should I use my estate agent's solicitor?

Sometimes things don't work out, or mistakes are made. When it comes to moving house, problems with estate agents can be incredibly stressful, and expensive. 

Often any issues can be resolved between you and the agent. However, if you don't feel like your complaint is dealt with appropriately, or you think something illegal has occurred, you have options. 

This article outlines the steps for getting your complaint heard, and resolved. We'll also offer some tips on how to pick a new, trustworthy, agent. 

### Step One: Write to your estate agent

The first step to making a complaint is to go directly to your estate agent. 

Your estate agent should have a formal internal complaints procedure. If they have not already given you information about this they are required to provide it when you ask. 

Usually submitting a formal complaint will involve laying out in writing (either a letter or email): the reasons why you are unhappy, the specifics of the problem, and what you want to happen to resolve your complaint. 

Make sure to keep a record of your complaints letter, and the date you sent it. It's a good idea to keep all of your conversations relating to the complaint in writing. If your estate agent calls you to discuss the complaint, follow up with an email setting out everything that was discussed, so that you have a record. 

**Top Tip:** Add a read receipt to your emails to the estate agent, so you know exactly when they have received and opened your messages. 

If you're still in the process of selling your home, but are unhappy with the service your agent has provided, it is possible to switch. 

In many cases, you can switch agent without having to pay the original agent anything, and you can still pursue your complaint. Placing your home sale into trustworthy hands can be a massive relief during the complaints process. 

[Get more information about switching estate agents here.](https://www.getagent.co.uk/blog/estate-agents/how-to-change-estate-agent) 

### Step Two: Try and find a solution

Once you've submitted the complaint, your estate agent should respond within 3 days, letting you know that they've received it. You should then expect a full response within 15 days. In the unlikely event that you don't get any response within this time frame, we'd recommend following up by email. 

In their response the agent will lay out their version of events, refuting your complaint, or they will accept that there is a problem.  Either way, they should attempt to offer a solution. 

At this stage, you can either decide to accept or reject their suggestion. If you are unhappy with the estate agent's offer, you should write back explaining why you're unsatisfied with their response. 

Your agent will review your complaint again, and then send a 'final viewpoint' letter. This should attempt to offer a solution, or provide details of how to escalate your complaint to The Property Ombudsman. 

[The Property Ombudsman](https://www.tpos.co.uk/consumers/how-to-make-a-complaint) is an independent redress scheme. They offer an impartial mediation service for estate agents and their clients in the event that complaints can't be resolved. 

### Step Three: Submit your complaint to the Property Ombudsman

If you remain unsatisfied with the handling of your complaint after getting your agent's 'final viewpoint' letter, or 8 weeks have passed and you haven't found a resolution, you can escalate your complaint to the Property Ombudsman (TPO). 

In order to do this, you'll need to complete [TPO's complaints form](https://www.tpos.co.uk/consumers/how-to-make-a-complaint), and send with it any evidence that supports your complaint. This could include your correspondence with the estate agent, and if you have it, your estate agent's final viewpoint letter. 

You should get confirmation about whether your complaint will be taken forward to the review process within 15 working days. You may also need to send further information. 

**Note:** If you decide to progress your complaint to the Ombudsman, any offers made by the estate agent, including for financial compensation, will no longer be valid. You'll have to wait until the Ombudsman makes their decision to see if you will receive any compensation, which may be more, *or less*, than the agent's original offer. 

### Step Four: Have your complaint reviewed

The Property Ombudsman will approach your estate agent and ask them to provide a statement, and evidence for their version of events. This is then all reviewed by an independent adjudicator, who will make a recommendation on how the complaint should be resolved. 

Reviews are based on the Ombudsman 'Codes of Practice' - which you can [read here](https://www.tpos.co.uk/members/codes-guidance). They'll also take into account: 'legal principles, common sense and what is fair and reasonable in the specific circumstances.' 

### Step Five: Reach a resolution

This recommendation will be sent for review by the Ombudsman, or Deputy Ombudsman, who will make the final decision on your case. 

It's important to remember, that TPO is a property redress scheme, and not a regulator or legal avenue. The decision they make may not be the same decision as one made in court. For example, although TPO is able to offer compensation to you, they can't impose fines on the agent. 

### Step Six: Send to the National Association of Estate Agents (NAEA) 

In most cases, the Property Ombudsman will be able to provide adequate resolution to any complaints. However, if you are still unsatisfied, or you believe the agent's behaviour to warrant tougher action, they is another step: escalate to the National Association of Estate Agents. 

The NAEA will only hear complaints that have already been through an agents internal complaints process, and then through TPO's process - so it's not a quick way to get things resolved. They can also only investigate agents who are members of the association. 

The NAEA will review situations where an estate agent has broken the association's Conduct and Membership Rules - which you can [read here](https://www.propertymark.co.uk/media/1045366/conduct-and-membership-rules.pdf). These include things like: 

* Misusing of client money

* Failing to protect client interests

* Failing to answer correspondence

To submit a complaints for review by the NAEA, [head here.](https://www.propertymark.co.uk/complaints/) 

### How to complain about an estate agent: FAQs 

* **Should I take my complaint to court or to the Property Ombudsman?**

Whether you decide to take legal action or go through TPO's mediation service, will depend upon the specifics of your complaint. 

If you believe your agent has committed a crime, such as fraud, you should seek legal advice. However, if your complaint is not about illegal conduct, the property redress scheme is probably the correct course of action. 

**Note:**  TPO won't consider a complaint that has been through court process

* **Will I receive compensation?**

In some cases, you may receive financial compensation, however this will vary depending on the seriousness of your complaint. 

Some estate agents will award financial compensation as part of their proposed solution to a complaint. TPO can also award compensation up to £25,000.  Whether they make any financial award will depend upon the results of their review. There is no guarantee that you will receive compensation, even if your complaint is upheld. 

* **Should I pay my estate agents fees during the complaint process?**

Yes, you should pay anything you are contractually obligated to. However, you should record in writing that you are paying 'without prejudice'. This means that your payment can not be used to support estate agent behaviour during the review. 

If you do not pay any amount you owe, the agent could begin legal proceedings against you. 

* **Why do I need to complain to estate agent first?**

Complaining to the agent directly first gives them a reasonable opportunity to try and rectify the issue internally. Many estate agents will be keen to find a solution, as their reputation is a key part of their business. 

* **What if agent doesn't respond to my complaint?**

If an agent doesn't respond to your formal complaint, you can refer the complaint to TPO after 8 weeks. You should submit evidence that you've repeatedly attempted to contact the agent in that time. 

### Ways to avoid issues with estate agents

* **Make sure any agents you consider are a member of a relevant redress scheme, and professional body**

When you're choosing an agent, make sure they are a member of the Property Ombudsman and the NAEA. This means they are bound by certain codes of conduct, and can make it easier if you do need to make a complaint. 

[For more information head to our guide about estate agents.](https://www.getagent.co.uk/guide/estate-agents) 

* **Check out reviews - from both buyers and sellers**

Online reviews are a great source of information when you're figuring out who to work with. Make sure to look at reviews from both sellers and buyers. While an agent might be lovely to the person paying them, they might be unresponsive or unhelpful to buyers; this will ultimately damage your sale. 

* **Check out the data** 

As well as reviews, support your choice with data on their performance. Agents with a lot of properties on the market in your area are likely to have good reputations, and high levels of expertise. These are the sorts of agents that'll make your sale pain-free.  [You can check out data on agents in your local area here.](https://www.getagent.co.uk/vendor) 

living room in blush pink with bay window and vase of tulips

how-to-complain-about-estate-agents

This article outlines the steps for getting your complaint heard, and resolved. We'll also offer some tips on how to pick a new, trustworthy, estate agent. 

Estate Agents: How to make a complaint

This article outlines the steps for getting your complaint heard, and resolved. We'll also offer some tips on how to pick a new, trustworthy, estate agent. 


How to complain about an estate agent

When it comes to selling your property, it's common sense that you have an advert online, and feature photos of your home in an estate agent's window. 

But, what about 'For Sale' signs? Do estate agents still use them? Is it still worth having a sale board up when you're selling your home? 

The short answer is: yes, having a 'For Sale' sign up can help you sell your home. 

The longer answer is: like all forms of marketing, there are pros and cons to having a 'For Sale' sign up. Ultimately, whether you put one up outside your house is your decision to make.

In this article we'll go over the positives and negatives of putting up a 'For Sale' sign, and look at some of the ways it can help you sell your home - if you do choose to use one. 

### Positives of using a sale board

* **Marketing**

Perhaps the most obvious positive of a 'For Sale' sign is that it's marketing! Having a 'For Sale' sign outside of your property makes your home sale more visible to those who might not otherwise see it. 

* **Useful for property viewings**

A 'For Sale' sign can make it easier for people to find your home, particularly if: you live near many similar looking homes, your house number is obscured, or you live somewhere more remote. 

* **Sign of trust**

Some people associate the absence of a 'For Sale' sign as an indication of something wrong. For example, a poor relationship with neighbours. 

### Negatives of 'For Sale' signs

* **Security** 

Some people decide not to put up a sale board for security reasons. They worry that a 'For Sale' sign could attract attention from opportunistic burglars who might pose as an interested buyer, or potentially leave you more open to property fraud. 

This is not a particularly common issue if you still currently live in the property you're selling. However if you don't, you may want to consider any security concerns before committing to a sale board. 

A good estate agent and conveyancer team will also be able help to ensure that you remain safe and secure throughout the sale process. They'll vet potential buyers *before* they come for a property viewing, and conduct a range of financial and identity checks during the conveyancing process.

[Read more about property fraud - and how to protect yourself from it - here.](https://www.getagent.co.uk/blog/first-time-sellers/property-fraud) 

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* **Less effective than online adverts**

Some people think there's little point having a 'For Sale' sign outside a property given that many people start their property search online - particularly if your property is more likely to appeal to a first time buyer. 

* **Some estate agents charge for a sale board** 

Most good high street estate agents will include a sale board as part of their standard fee, but many online agents, or smaller independent estate agencies will charge extra for putting up a 'For Sale' sign. 

* **Off-putting**

Some people think it can be off-putting if there are too many 'For Sale' signs up in an area, because it can look like there's something wrong with the area, and lots of people are moving away. 

### How a 'For Sale' sign could help you sell your house

* **Attracting different audiences with different methods of advertising** 

Different people approach buying a house in different ways. Although many people will turn to the internet to search for properties, others will drive around the area, and some will start in the traditional way: by visiting estate agent offices. 

A 'For Sale' can help you catch interest from the people who may have missed your property online (among the hundreds of other properties for sale nearby). 

So, although it's unlikely to cinch you a sale all on its own, this extra bit of advertising could encourage more potential buyers to come for a viewing. Every little counts! 

* **Word of mouth** 

A 'For Sale' isn't just for attracting the attention of buyers. It'll also be noticed by the friends and family of buyers - who might then pass it on to them. A word of mouth recommendation from a trustworthy source, like a family member, can be just as powerful as some good online photographs. 

* **QR code** 

Marketing has changed, and so have 'For Sale' signs. Many boards now include QR codes along with the regular estate agent contact information. These QR codes can be easily scanned by potential buyers walking past your home. They'll then be taken to the information leaflet online, instantly. 

### Other things to consider

* **Local rules on boards**

Some areas in the UK where 'For Sale' signs have to follow strict rules on size and shape, and some councils don't allow home sellers to put up 'For Sale' boards at all. There may also be rules about how quickly you have to take the board down once your home has been sold. If you're unsure, check in with your estate agent, or your local council.

* **Lease specific rules** 

If you're a leaseholder - particularly in a block of flats - you may not be allowed to display a 'For Sale' sign outside your property. You can find out if this is the case by checking your lease agreement, or getting in touch with the freeholder directly. 

A smiling couple sat in a kitchen with modern white and wood fixtures look at laptop

for-sale-sign-help-sell-house

What about 'For Sale' signs? Do estate agents still use them? Is it still worth having a sale board to show you're selling your home? The short answer is: yes, having a 'For Sale' sign up can help you sell your home. 

Does a 'For Sale' sign help sell a house?

Buying your own home could be the biggest purchase you ever make, so it’s essential to gather as much information as possible about the property before making your decision.

It’s not always easy to know what questions to ask when buying a house, so we’ve put together a list of questions to help guide you through the process, step by step.

You may not be able to get answers to all of your questions, but estate agents are required to disclose ‘fair’ information to buyers and sellers, so it’s always worth your time -- and investment -- to seek out all pertinent information.

### Before you start

Potential buyers should also put together a list of questions to ask themselves in anticipation of their first property viewings. Doing so will help make sure they know what they want to get out of their home search.

Key questions to ask yourself include:

* **What’s my budget?**
Knowing what you can afford to put down as a deposit and what type of mortgage you’re eligible for determines what properties you should consider viewing.
* **What are my priorities?** 
Knowing whether you’re going to prioritise location or, for instance, size will help determine your property hunting grounds.
* **How long do I plan to live in my next home?** 
Whether it’ll be your ‘forever home’, just a place to live for a few years, or something in between will shape your search.
* **Do you want a leasehold or freehold?** 
Leaseholds apply only to a building for a set number of years, while freeholds cover both building and land until you’re ready to sell.

### Property history

Once you’ve decided on viewing a particular property (or properties), it’s important to establish a context for the home. That information can offer clues on the property’s livability. When you're viewing the property, use the time to ask the estate agent all about the home, and the reasons the current owners want to move. 

### Key questions to ask when buying a house

* How old is the property?
* Why is the seller leaving?
* How long has the property been on the market?
* How long have the sellers lived there?
* Has the property repeatedly changed hands?
* How much money has the property lost in value? For instance, you may want to know the value trajectory over the past five, 10, or 15 years.
* Have any additions or major renovations been conducted?
* Have there been any past insurance claims?
* Has anyone ever been murdered there? Yes, you have the legal right to know.

Curious about property values and trends in a certain area? Pop in the postcode of your potential home [into this nifty tool](https://www.getagent.co.uk/how-much-is-my-house-worth). It’ll show you the general value of similar properties in the area, and other useful data to help you make informed decisions about your purchase. [Try it for free here](https://www.getagent.co.uk/how-much-is-my-house-worth). 

### Area around the property

When you buy a new home, you’re not just purchasing a property but you’re investing in the local area, too. Even before you visit the property, first check out local information sites.

Key questions to consider when buying a house include:

* How old’s the neighborhood?
* What are the neighbors like?
* How much have homes sold for in the neighborhood?
* Is the property in a conservation area? Find protected areas of the countryside [here](https://www.gov.uk/check-your-business-protected-area).
* How are the schools?
* What’s the local crime rate?
* Are there any parking issues and what are the nearest transportation options?
* What are the local amenities (shops, parks, restaurants, walking trails, etc) like? 
* What’s the neighbourhood like at rush hour or when the pubs close?
* Are there any local development plans that could affect you as a homeowner?
* Is the home in a flood zone or prone to other natural disasters?

### Administrative

For many of us, paperwork is the least enjoyable aspect of any transaction. But buying a new home is such a significant investment that you need to make it absolutely clear what you’re agreeing to as part of any contract.

Key questions to ask when buying a house include:

* What’s included in the sale?
* How did the agent decide on an asking price?
* What is the minimum price the seller will accept?
* Can you speak directly to the sellers?
* How much will I pay in closing costs?
* Is the property listed? If so, what grade is it? This could affect what changes you can make.
* When do the sellers need to move out? Are they part of a property chain?
* What offers have they had so far? See our article [‘Can estate agents lie about offers?’](https://www.getagent.co.uk/blog/estate-agents/estate-agents-lie-offers)
* Will the seller consider any offers?
* Can they explain the Energy Performance Certificate?
* How much is the Council Tax?

### Interior

When you visit the property, you should imagine yourself living there but don’t forget to cast a critical eye on the conditions inside the home.

Key questions to ask when buying a house include:

* Is there any evidence of damp?
* Have any of the rooms been redecorated recently? If so, why?
* How old are the appliances and major systems?
* Can you try the taps? How’s the water pressure?
* How old is the boiler and when was it last inspected? What type of fuel does it run on?
* What type of gas and electricity meters are installed?
* Are all the lights in working order? When was the property last rewired?
* Is the fuse board look up to date?
* Is there enough storage space?
* Is the flooring in good condition?

### Exterior

You won’t be able to determine some critical issues unless you spend a good deal of time outside. Don’t forget to walk around the outside of the property if it’s a house. Even if it’s a flat, check the outer walls and roof (if it’s a top-floor flat).

Key questions to ask when buying a house include:

* Is the building structurally sound? It’s important to check walls, chimneys, and windows.
* If it’s a house, what kind of drainage system does the property have? 
* How new or sturdy are the drains and gutters?
* What condition is the roof in? Does it sag, have missing tiles, or, if it’s thatched, when is it scheduled for its next re-thatching?
* Is the fascia (the wooden board that runs along the lower edge of the roof) structurally sound or does it need repairing?
* Which way does the property face? Does the garden get good weather?
* Does the garden require much work or maintenance?
* Are there any health or safety hazards? This goes for both interior and exterior.
* If the exterior wall is brick, what state is it in?
* Is there a garage? Is it attached or detached?
* Do the locks work? Are there keys?

### General questions

* How much are typical utility bills for the property?
* What are its running costs? 
* How’s the mobile reception?
* Is there a loft? If so, is it insulated? Is there scope for extending or renovating it in order to add value to the property? Check out our [guide to loft conversions here.](https://www.getagent.co.uk/blog/diy/loft-conversion-guide)
* What broadband and TV connections are currently set up?

The government also has a useful guide [available here](https://www.gov.uk/government/publications/how-to-buy-a-home/how-to-buy) to help answer the questions of people who’d like to buy a house.

But most of all, it’s important to remember that when you’re buying a house, the overarching question you can ask the estate agent is: **Is there anything you would want to know about the home if you were buying it?**

a couple lying on a grey and wooden sofa talk about what questions they want to ask an estate agent about a house they want to buy

questions-buying-house

It’s not always easy to know what questions to ask when buying a house, so we’ve put together a list of questions to help guide you through the process, step by step.

Estate agent help and guides