Ask An Estate Agent Anything
Discussion
eltawater said:
If you had the power to improve the reputation of Estate Agents in the eyes of the public by introducing one law/rule/whatever, what would it be ?
Good question. I'm not sure one would be enough though, but making an offer accepted a binding contract would be a good start.
heisthegaffer said:
Why use a fish eye lense when people realise when viewing the property the property /rooms/garden is smaller than expected?
When I sold my last house which had a bar, one potential buyer asked if the partition wall moved as it was so much smaller in real life.
I don't, I use a corrected wide angle lense. Everything is straight and correct, if you crouch down in the room (hip level) at the angle I take the pictures at (with a Nikon D850 full frame) thats the view of the room.When I sold my last house which had a bar, one potential buyer asked if the partition wall moved as it was so much smaller in real life.
It does amaze me though why more people don't read the details. The measurements are there, use them against your current room(s). The agents that use fish eye/iphone attachments are lazy shiesters though.
Countdown said:
This x 75.
It's unbelievably annoying. Every room ends up looking as if it's rhombus-shaped and there's literally no benefit to it because, after the first few viewings, most buyers assume that there are s
tty camera tricks going on and the room is nowhere near as big as it looks on first glance. The argument that you need fish-eye lens to be able to get the whole room in the picture is ridiculous. You could just get two pictures from opposite angles.
A wide angle lens is needed, but be clear on the difference between that and a fisheye lens. BTW I am no expert photographer alround, but I get complimented regularly by vendors and purchasers alike for being true to the room.It's unbelievably annoying. Every room ends up looking as if it's rhombus-shaped and there's literally no benefit to it because, after the first few viewings, most buyers assume that there are s
tty camera tricks going on and the room is nowhere near as big as it looks on first glance. The argument that you need fish-eye lens to be able to get the whole room in the picture is ridiculous. You could just get two pictures from opposite angles.My photo:
Fish Eye:
Full Frame Camera/16mm:
2 GKC said:
Not sure how that would improve the perception of the agent
Because many people think agents get other offers in to bump up an offer, get more money, sell to their mate etc.There are many rules in place for agents and seriously hefty business closing fines.
I've been accredited for 15 years and part of the property ombudsman, but do you know how many times the public ever ask? Never.
JQ said:
What would you do to improve the whole process?
Make withdrawing from an offer a punishable offence financially (save for death/illness etc) Provide more legal information up front akin to the Home Information Pack, whilst greatly floored, had in part a good idea.
Make the conveyancing process much simpler and faster with tighter regulation.
Alickadoo said:
What do you do for your money?
Sit my in my 8 bedroom mansion all day scheming of ways to con you out of your money. 
Seriously though, spend thousands on marketing, staff time, training, regulation, hours chasing sales, buyers, vendors, solicitors. Placating some vendors that think their home is the 8th wonder of the world and want 25 % more than it's actual value.
If we sell a house quickly and it goes through quickly then great. But I live in the real world, i've dealt with rotten old country houses that take 40+ viewings and weeks/months in time to get through. If I billed by the hour, you'd be worse off.
Turtle Shed said:
I've often see houses on Rightmove listed as detached when they are in fact semi-detached, but never the other way around.
Have you ever deliberately done this?
No, it's a fineable offence, plus I don't understand why anyone would do that. More likely an error on the part of the person uploading it.Have you ever deliberately done this?
2 GKC said:
How often do you over value a property to get a listing? Seems standard practice round here, bung it on at a silly price and then reduce it month later
Be very careful with that assumption. I would suggest most often these days it's greedy vendors assuming they know more.I can back up the value of any property on my books with evidence of comparables, house price calculators/UK house price index which I will happily show any serious buyer.
Countdown said:
AGreed. It seems more like something that would make the EA's job easier.
Perception of agents will take time to change only by doing good work, I'd say 50% now are genuine and care about their work and clients and want to do a good job. Some people will never change their opinion, just because it's funny to hate on them. I was in a different industry before this and it's certainly not what I perceived it to be.I work for a small firm that relys on our reputation. Over 70% of my business is repeat business or recommendation.
I've had a split chain with 13 in one side, 11 on the other going to one property with two chains coming from that with 4-5 above each side.
ie couple selling a house who are divorcing, selling to a couple getting together. The couple divorcing are both buying their own property onwards.
It's a very stressful job quite often, but in the area I work a lot of the customers are lovely decent people. But like every business there's a percentage of know it all entitled aholes who think the world revolves around them and their needs.
ie couple selling a house who are divorcing, selling to a couple getting together. The couple divorcing are both buying their own property onwards.
It's a very stressful job quite often, but in the area I work a lot of the customers are lovely decent people. But like every business there's a percentage of know it all entitled a
holes who think the world revolves around them and their needs.iwantagta said:
What is the approximate industry standard referral fee paid by solicitors for you pointing buyers/sellers to them?
Or does this not happen?
(NB this isnt a criticism - as long as you aren't pointing people to a useless bunch of dicks then no harm no foul)
I don't take any referral fees for solicitors, not how I work. There's two solicitors I would recommend as I've used them myself, my family have and other clients we have dealt with. I know if I refer them they will look after the client, and answer the phone when I call them.Or does this not happen?
(NB this isnt a criticism - as long as you aren't pointing people to a useless bunch of dicks then no harm no foul)
I could get referral fees from certain solicitors and get paid £100 per referral, but if I refer you and that solicitor is s
t, it reflects badly on me.alscar said:
Is there a difference between sole selling and sole agency agreements ?
Yes, to be clear:Sole Agency: You will pay commission to one agent if they introduce a buyer that exchanges contracts on your home, via their advertising or even another agents advertising. If you have a private interested party that's mentioned in the agreement, then you don't pay a fee.
Sole Selling Rights: You pay the agent a fee even if your family member buys it. A fee for whoever buys it.
I'd avoid sole selling rights at all costs.
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’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.
I'd guess anything from 5-10% of that fee, plus whatever paultry basic salary they're on.
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.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.
It used to be more of a thing before the internet, where an agent would have a folder full of applicants.
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 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.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?
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
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.
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.
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.
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.
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff