Ask An Estate Agent Anything

[The Road Crew]

dhutch said:

MitchT said:

Why do so many properties which have a garage not include garage dimensions on the listing?

Or often, even detail is has one. Never photographed. Etc.

Infact, not even a filter on Rightmove.

I'm selling up now and specifically made sure the agent didn't take any photos in the garage at all due to the value of what's in it (20k of tools, motorbike and some decent bicycles) - I'm not helping local burglars do their research!
I made sure measurements went on the listing though to be fair.

[Drawweight]

Do you really have a ‘list’ of people just waiting to buy houses.

I’ve used a few estate agents over the years who claimed this but every property I sold has been to someone actively searching. I don’t even think I’ve had viewing from such a mythical beast.

[LooneyTunes]

croyde said:

Turtle Shed said:

It's called perspective. A "long" lens will compress perspective, a "short" one will exagerate it. Get very close to a kitchen unit with a 16mm lens on your Nikon D850 (as used by the OP) and that unit will look comparatively huge. Things in the background will look small.

An opposite example would be an 800mm lens pointing down a straight at Silverstone.

I know that, ta been doing it for nearly 40 years

What I meant for example, was the picture of one room was taken from the doorway but all the windows, units, furniture were stretched, despite being the furthest from the lens.

Here's a pic of a kitchen from a local agent. The 600mm units look ridiculous

Why do you think they’re 600mm wide units? Not uncommon to use wider units these days (and the ovens at the far end of the kitchen don’t appear to be stretched?).

[dhutch]

LooneyTunes said:

Why do you think they’re 600mm wide units? Not uncommon to use wider units these days (and the ovens at the far end of the kitchen don’t appear to be stretched?).

Yeah, I didn't want to be the first. But they are wide drawers, hence wider than the hob and ovens, ours are 900 wide.

[PositronicRay]

Drawweight said:

Do you really have a ‘list’ of people just waiting to buy houses.

I’ve used a few estate agents over the years who claimed this but every property I sold has been to someone actively searching. I don’t even think I’ve had viewing from such a mythical beast.

I've had this twice, always in a rising awkward market.

[dhutch]

I'm interested in renting a small 'barn' of sorts, a semi secure covered area I can store a number of mid value cars, not overly fussed about details or even power onsite although it would be a bonus, do such things come through estate agents at all?

[JQ]

PositronicRay said:

Drawweight said:

Do you really have a ‘list’ of people just waiting to buy houses.

I’ve used a few estate agents over the years who claimed this but every property I sold has been to someone actively searching. I don’t even think I’ve had viewing from such a mythical beast.

I've had this twice, always in a rising awkward market.

I’ve been on that list for most houses we’ve bought. I’ve always made an effort to get to know the EA’s to get early notification on stuff coming to the market. I’ve kept in regular contact, made clear what I want and provided good quality feedback on anything we’ve viewed. It’s worked well for me over the years.

The house I’m currently sitting in was bought without ever hitting the market. The EA told us he’d been asked to quote to sell a house that he thought would be perfect for us. He told me the address and we did a quick drive by agreed with his opinion. When pitching for the instruction he told the sellers he already had a buyer lined up (me). We viewed on the evening he was instructed and agreed a price direct with the seller the following day. The property never made it to Rightmove. All parties were very happy with the process.

The house we sold to purchase the above went live on Rightmove at 10pm on a Thursday night, at which point we already had a full day of viewings arranged for Saturday from the EA’s list of buyers. We agreed a sale to the 2nd person to view on the Saturday. Anybody relying on Rightmove missed out, only 4 people viewed our house and they were all off the EA’s list.

[croyde]

dhutch said:

LooneyTunes said:

Why do you think they’re 600mm wide units? Not uncommon to use wider units these days (and the ovens at the far end of the kitchen don’t appear to be stretched?).

Yeah, I didn't want to be the first. But they are wide drawers, hence wider than the hob and ovens, ours are 900 wide.

Not a great example to be honest. I wish I could find the ones they did of my tiny house that made it look like a mansion.

I knew that those units were 600 and the windows were 1000, but looked far longer.

[Quags]

LosingGrip said:

How many houses are you selling at one time? Do you do much work outside of working hours?

I’m currently selling my flat and he’s set up a WhatsApp group for my, him and my ex. Due to my shifts I’ll reply to messages late evening/early morning. He’ll often reply 9/10pm. Is that normal? I’ve said I don’t expect instant replies and only reply when I can due to work.

We are paying 1.25% which is just under £2,000…how much would our agent get roughly of that? Doesn’t seem a lot considering the amount of work that goes in.

Can range from 25 to 100 depending on activity.

I'd guess anything from 5-10% of that fee, plus whatever paultry basic salary they're on.

[Quags]

Drawweight said:

Do you really have a ‘list’ of people just waiting to buy houses.

I’ve used a few estate agents over the years who claimed this but every property I sold has been to someone actively searching. I don’t even think I’ve had viewing from such a mythical beast.

We have people on the books who in theory could afford and like a house. But until they've seen it, I've no idea if they would like it. This is exactly what I'll tell a prospective vendor.

It used to be more of a thing before the internet, where an agent would have a folder full of applicants.

[Quags]

dhutch said:

I'm interested in renting a small 'barn' of sorts, a semi secure covered area I can store a number of mid value cars, not overly fussed about details or even power onsite although it would be a bonus, do such things come through estate agents at all?

Yes, but rarely to be honest, I remember trying to find one myself years ago to build a Tiger kit car, the best I could find was an open sided cow shed! Consider looking at commercial agents as they may have such things.

[JWH]

HI Quags, I'm really interested to hear your views on an agents responsibilities with respect to how they advertise a property specifically in relation to work that the current owner has done and planning and buildings regulation.

I've copied some text below which was used verbatim in the brochure and Rightmove listing.

[b]Detached from the principal dwelling is a superb one-bedroom annexe, consisting of a living area, kitchen, double bedroom and bathroom, ideal for combining multi-generational living or to be utilised as a holiday let (STP).

Also detached from the house is an impressive, substantial garage which can hold up to eight cars, boasting versatile use for cars/storage with a room over. Attached to the garage is a well- proportioned gymnasium with bi-fold doors to outside. Adjoined to the gymnasium is an office with a cloakroom and kitchen area, superb for commercial use.[/b]

I had an offer accepted on this house and after incurring some significant cost on legal fees and survey eventually established that the 'annexe' had been constructed by the current owner in 2012 by demolishing a much smaller single storey building that was previously in the same position and supposedly was also used as an annexe (but there was no proof of this use). This had been done with no planning permission and no building regulations oversight.

The garage building which incorporates what's described as the 'office' and the 'gymnasium' was constructed 15 years ago with planning permission but that permission expressly stated it could one be used as 'garaging or storage' and of course the building regs certification was given for that use, not has a habitable office space.

In your opinion would one expect an agent, if doing their due diligence correctly and considering their legal obligations, to reasonably advertise the house as they did?

[Quags]

JWH said:

HI Quags, I'm really interested to hear your views on an agents responsibilities with respect to how they advertise a property specifically in relation to work that the current owner has done and planning and buildings regulation.

I've copied some text below which was used verbatim in the brochure and Rightmove listing.

[b]Detached from the principal dwelling is a superb one-bedroom annexe, consisting of a living area, kitchen, double bedroom and bathroom, ideal for combining multi-generational living or to be utilised as a holiday let (STP).

Also detached from the house is an impressive, substantial garage which can hold up to eight cars, boasting versatile use for cars/storage with a room over. Attached to the garage is a well- proportioned gymnasium with bi-fold doors to outside. Adjoined to the gymnasium is an office with a cloakroom and kitchen area, superb for commercial use.[/b]

I had an offer accepted on this house and after incurring some significant cost on legal fees and survey eventually established that the 'annexe' had been constructed by the current owner in 2012 by demolishing a much smaller single storey building that was previously in the same position and supposedly was also used as an annexe (but there was no proof of this use). This had been done with no planning permission and no building regulations oversight.

The garage building which incorporates what's described as the 'office' and the 'gymnasium' was constructed 15 years ago with planning permission but that permission expressly stated it could one be used as 'garaging or storage' and of course the building regs certification was given for that use, not has a habitable office space.

In your opinion would one expect an agent, if doing their due diligence correctly and considering their legal obligations, to reasonably advertise the house as they did?

Hi sorry you're going through this, it's a bloody pain when this happens.

To be fair, if the vendor has told the agent it has the necessary building regulation and planning approval then it's a grey area. Agents can't be expected to verify every change to the property over the years, it wouldn't be cost effective or practical. That's what the conveyancing process is there for.

When we list a house, we instruct the vendor to complete a questionnaire in which there are questions about having the relevant permissions for any changes.

However, if a sale had fallen through previously for the same reason, or the agent knew and isn't passing this information on then you would have case. They are stating it's an annexe, therefore they should have at least asked if the correct permissions were in place.

Personally I would be asking for a small discount for the costs incurred from the vendor.

Edited by Quags on Monday 20th March 10:38

[JWH]

Quags said:

JWH said:

HI Quags, I'm really interested to hear your views on an agents responsibilities with respect to how they advertise a property specifically in relation to work that the current owner has done and planning and buildings regulation.

I've copied some text below which was used verbatim in the brochure and Rightmove listing.

[b]Detached from the principal dwelling is a superb one-bedroom annexe, consisting of a living area, kitchen, double bedroom and bathroom, ideal for combining multi-generational living or to be utilised as a holiday let (STP).

Also detached from the house is an impressive, substantial garage which can hold up to eight cars, boasting versatile use for cars/storage with a room over. Attached to the garage is a well- proportioned gymnasium with bi-fold doors to outside. Adjoined to the gymnasium is an office with a cloakroom and kitchen area, superb for commercial use.[/b]

I had an offer accepted on this house and after incurring some significant cost on legal fees and survey eventually established that the 'annexe' had been constructed by the current owner in 2012 by demolishing a much smaller single storey building that was previously in the same position and supposedly was also used as an annexe (but there was no proof of this use). This had been done with no planning permission and no building regulations oversight.

The garage building which incorporates what's described as the 'office' and the 'gymnasium' was constructed 15 years ago with planning permission but that permission expressly stated it could one be used as 'garaging or storage' and of course the building regs certification was given for that use, not has a habitable office space.

In your opinion would one expect an agent, if doing their due diligence correctly and considering their legal obligations, to reasonably advertise the house as they did?

Hi sorry you're going through this, it's a bloody pain when this happens.

To be fair, if the vendor has told the agent it has the necessary building regulation and planning approval then it's a grey area. Agents can't be expected to verify every change to the property over the years, it wouldn't be cost effective or practical. That's what the conveyancing process is there for.

When we list a house, we instruct the vendor to complete a questionnaire in which there are questions about having the relevant permissions for any changes.

However, if a sale had fallen through previously for the same reason, or the agent knew and isn't passing this information on then you would have case. They are stating it's an annexe, therefore they should have at least asked if the correct permissions were in place.

Personally I would be asking for a small discount for the costs incurred from the vendor.

Edited by Quags on Monday 20th March 10:38

Thanks for the reply, much appreciated - there's a bit more detail than I've been able to list (one example of which being we were originally told that the 'annexe' was built along with work to the main house in 2003, I started to doubt this and eventually proved so with aerial photos from 2011 showing it not present, the vendor then revised the build date to 2012.) but the end result was I lost all trust in the vendor and felt unable to continue with the purchase and thus we pulled out. (But only after trying to resolve it with either retrospective permissions or discounting, neither of which the vendor would entertain.)

I'm not clear if the agent a) knew these details, b) had been mislead by the vendor or c) hadn't asked the vendor the correct questions.

My reading of the Consumer Protection Regs leads me to understand that as a professional agent 'the vendor didn't tell me' isn't regarded as sufficient excuse for mis-advertising/lack of due diligence. My intent therefore is to pursue the agent for our costs, if necessary via the ombudsman. It then becomes the agent's concern if they, in turn, want to recover those costs from their vendor.

Any further thoughts you have on the above would be most welcome.

[Quags]

The agent is obliged to take reasonable steps to verify these kind of things (what is defined as reasonable is debatable!)

Personally I would think you would have an interesting time proving that they knew, but you certainly have a case. Did they deliberately try to mislead you? I very much doubt that, were they negligent in not checking to the best of their ability? Very likely.

It's tough, because how far does an agent go? I ask to see permissions etc and usually will look at a council website to see if things have been approved. But I've heard of vendors printing out false permissions made up at home. Why, I've no idea as it gets found out at this stage!

The conveyancing process you go through is to verify all that kind of information.

I think that either agents need to be told 100% it's on them to check it legally (then they should be remunerated accordingly for time and costs incurred) or it 100% falls on initial searches via solicitors (which of course any prospective purchaser is free to do before agreeing a sale).

How much in costs would you be seeking? Again I fear the legal costs of trying to do this would amount to more than you feel you are owed.

[KTF]

What is the logic behind listing the same property with multiple agents rather than sole?

Have always wondered as when you look on rightmove you just have two line items for the same property for each agent with the same price and the same 'buyer incentive' offered by the agent to make you buy it through them.

How does the buyer or seller benefit from this?

[Quags]

It doesn't these days, in fact it makes things look worse.

Before rightmove etc it was a thing as different agents would go about marketing in different ways and have different sets of applicants.

Buyer incentives? A load of tosh. If they need to incentivise you to buy a house I'd be running the other way.

[Byker28i]

There's been a thread recently about sellers refusing viewings if the potential buyers house hasn't sold. Is this a thing?

We're looking but nothing is around at the moment that we want, so haven't put our house up for sale. Every house in our locality has sold in two days in the last two years, including one this weekend for full asking after 2 days for sale. Our new neighbours got into a bidding war to pay over price last year, so we're not keen to sell ours if we haven't seen something, so we don't keep other buyers waiting.

Slightly worried we may find we can't view a house if we spot one we like.

[Quags]

Byker28i said:

There's been a thread recently about sellers refusing viewings if the potential buyers house hasn't sold. Is this a thing?

We're looking but nothing is around at the moment that we want, so haven't put our house up for sale. Every house in our locality has sold in two days in the last two years, including one this weekend for full asking after 2 days for sale. Our new neighbours got into a bidding war to pay over price last year, so we're not keen to sell ours if we haven't seen something, so we don't keep other buyers waiting.

Slightly worried we may find we can't view a house if we spot one we like.

Very much so although it's easing .

We don't have an policy as an agent on this. We vet everyone, if someone doesn't want to answer questions or is evasive, or they say "they're looking to see what they can get in the area for the money" then no. I wouldn't want anyone like that viewing my house, waste of time.

But even if not on the market yet, but you can show motivation/sincerity, then I make it the vendors decision.

If you do go on the market and sell, the agent should be making it clear to the prospective buyers that you will only start the legal work once you have found a property. You can still show it as under offer to show commitment to them, but only on those terms.

[33q]

I am really struggling to sell my cottage.

It has been on the market for 13 months.

Valued £230 to £250k by 2 agents....with work should make £300k

Dropped to £220k after about 6 weeks

Sale 1 - £215k failed as the buyer was concerned about the survey....it's an early 1800 cottage in need to refurbing

Back on August

Sale 2 agreed. £212k. Didn't want a survey...'Cash Sale'. At the eleventh hour had a survey and revised offer to £125k!!!!!!!!!!

And as if my bad luck wasn't enough the front was damaged by a runaway van where the driver had a heart attack and died at the scene.

Waited until post funeral to go back up.

I've put it up for auction (next week) guided at £150k..........no interest whatsoever

It needs work but in a conservation area with garden and parking with plenty of scope to extend and remodel.

Although I don't really want to I can see me spending a small amount..£10k and letting it again...any ideas?