{"id":561,"date":"2022-04-26T15:19:17","date_gmt":"2022-04-26T15:19:17","guid":{"rendered":"https:\/\/springbokproperties.co.uk\/blog\/?p=561"},"modified":"2026-09-24T20:22:07","modified_gmt":"2026-09-24T19:22:07","slug":"which-questions-should-i-ask-an-estate-agent-when-im-selling-my-home","status":"publish","type":"post","link":"https:\/\/www.springbokproperties.co.uk\/blog\/which-questions-should-i-ask-an-estate-agent-when-im-selling-my-home","title":{"rendered":"Which questions should I ask an estate agent when I\u2019m selling my home?"},"content":{"rendered":"<div class=\"sbk\">\n<style>\n.sbk{--y:#F6EE26;--ink:#16223a;--ink2:#22314e;--body:#333b45;--mut:#5b6b66;--line:#e7e9ee;--soft:#fdfce6;--soft2:#f6f8fb;--grn:#0e9f6e;--red:#d64545;font-family:-apple-system,Segoe UI,Roboto,Helvetica,Arial,sans-serif;color:var(--body);line-height:1.7;font-size:17px;max-width:820px;margin:0 auto}<br \/>.sbk h2{font-size:25px;line-height:1.25;color:var(--ink);font-weight:800;margin:38px 0 12px;letter-spacing:-.01em;padding-top:10px;border-top:3px solid var(--y)}<br \/>.sbk h3{font-size:19px;color:var(--ink2);font-weight:700;margin:22px 0 8px}<br \/>.sbk p{margin:0 0 14px}<br \/>.sbk a{color:#1558c0;text-decoration:underline;text-underline-offset:2px}<br \/>.sbk a:hover{color:#0d3f92}<br \/>.sbk strong{color:var(--ink2)}<br \/>.sbk .answer{background:var(--soft);border-left:5px solid var(--y);border-radius:0 12px 12px 0;padding:14px 18px;margin:0 0 20px;font-size:18px;color:var(--ink)}<br \/>.sbk .tldr{background:#fffdf0;border:1px solid #efe9b0;border-radius:16px;padding:20px 22px 8px;margin:24px 0}<br \/>.sbk .tldr h3{margin:0 0 10px;padding:0;font-size:15px;letter-spacing:.12em;text-transform:uppercase;color:var(--mut)}<br \/>.sbk .tldr ul{margin:0;padding:0;list-style:none}<br \/>.sbk .tldr li{position:relative;padding:0 0 12px 30px;margin:0}<br \/>.sbk .tldr li::before{content:\"\";position:absolute;left:2px;top:8px;width:12px;height:12px;background:var(--y);border-radius:50%}<br \/>.sbk ol.q{margin:14px 0;padding:0;list-style:none;counter-reset:q}<br \/>.sbk ol.q li{position:relative;padding:0 0 14px 44px;margin:0;counter-increment:q}<br \/>.sbk ol.q li::before{content:counter(q);position:absolute;left:0;top:0;width:30px;height:30px;background:var(--ink);color:#fff;border-radius:50%;font-weight:800;font-size:14px;display:flex;align-items:center;justify-content:center}<br \/>.sbk table{width:100%;border-collapse:collapse;margin:18px 0;font-size:15px}<br \/>.sbk thead th{background:var(--ink);color:#fff;text-align:left;padding:11px 12px;font-weight:700}<br \/>.sbk thead th:first-child{border-radius:12px 0 0 0}<br \/>.sbk thead th:last-child{border-radius:0 12px 0 0}<br \/>.sbk tbody td{padding:10px 12px;border-bottom:1px solid var(--line);vertical-align:top}<br \/>.sbk tbody tr:nth-child(even){background:var(--soft2)}<br \/>.sbk .flags{list-style:none;padding:0;margin:14px 0}<br \/>.sbk .flags li{position:relative;padding:0 0 10px 32px}<br \/>.sbk .flags li::before{content:\"\u2715\";position:absolute;left:4px;top:0;color:var(--red);font-weight:800}<br \/>.sbk .note{background:var(--soft);border:1px dashed #d9d38f;border-radius:12px;padding:12px 16px;font-size:15.5px;margin:18px 0}<br \/>.sbk .faq h3{margin:18px 0 6px}<br \/>.sbk .src{font-size:13px;color:var(--mut);border-top:1px solid var(--line);margin-top:34px;padding-top:14px}<br \/>.sbk figure{margin:0}<br \/>@media(max-width:600px){.sbk h2{font-size:22px}}<br \/><\/style>\n<p class=\"answer\">The most important questions to ask an estate agent when selling your home fall into six areas: <strong>how they valued it<\/strong> (and what sold prices back that up), <strong>their exact fee and what&#8217;s included<\/strong>, <strong>the type of contract and tie-in period<\/strong>, <strong>how they&#8217;ll market it<\/strong>, <strong>their real track record<\/strong> (time to sell and percentage of asking price achieved), and <strong>how they&#8217;ll progress the sale and qualify your buyer<\/strong>. Ask all of it, in writing, and interview at least three agents before you sign.<\/p>\n<figure>\n<div class=\"ytwrap\" style=\"position: relative; padding-bottom: 56.25%; height: 0; overflow: hidden; border-radius: 14px; margin: 8px 0 6px;\"><iframe style=\"position: absolute; top: 0; left: 0; width: 100%; height: 100%; border: 0;\" title=\"7 questions to ask an estate agent before you sign \u2014 Springbok Properties\" src=\"https:\/\/www.youtube-nocookie.com\/embed\/QHxk1qaEIek\" allowfullscreen=\"allowfullscreen\"><\/iframe><\/div><figcaption class=\"ytcap\" style=\"font-size: 13px; color: #5b6b66; margin: 0 0 24px; text-align: center;\">Watch: 7 questions to ask an estate agent before you sign (Springbok Properties)<\/figcaption><\/figure>\n<div class=\"tldr\">\n<h3>Key takeaways<\/h3>\n<ul>\n<li>Interview <strong>at least three agents<\/strong> and be suspicious of the one who quotes the highest valuation \u2014 over-pricing to win your instruction is the number-one reason homes sit unsold.<\/li>\n<li>Average estate-agent commission is around <strong>1.4% including VAT<\/strong> for sole agency, but it ranges widely \u2014 always get the exact figure, in writing, and negotiate.<\/li>\n<li>Know the contract you&#8217;re signing: <strong>sole selling rights<\/strong> means you pay even if you find your own buyer, and a &#8220;<strong>ready, willing and able purchaser<\/strong>&#8221; clause can leave you owing a fee with no sale. Avoid both.<\/li>\n<li>Keep any <strong>tie-in period to 12 weeks or less<\/strong> including notice, and check there&#8217;s no upfront or withdrawal fee.<\/li>\n<li>Every UK agent must belong to <strong>The Property Ombudsman or the Property Redress Scheme<\/strong> and be <strong>registered with HMRC<\/strong> for anti-money-laundering \u2014 verify it yourself.<\/li>\n<li>Around <strong>one in four<\/strong> agreed sales collapses before completion, so ask how the agent qualifies buyers and progresses the sale.<\/li>\n<li>An estate agent isn&#8217;t the only route: an <strong>online agent<\/strong> or a <strong>cash buyer<\/strong> may suit you better for speed or certainty \u2014 weigh the trade-offs honestly.<\/li>\n<\/ul>\n<\/div>\n<h2>How should an estate agent value your home?<\/h2>\n<p>The valuation is where agents win business \u2014 sometimes by telling you what you want to hear. A price set too high means weeks of silence, then reductions that make the home look stale. Pin the figure down with evidence:<\/p>\n<ol class=\"q\">\n<li><strong>How did you arrive at this valuation, and what sold prices support it?<\/strong> Ask for recent <em>sold<\/em> comparables nearby (not optimistic asking prices) \u2014 you can cross-check them yourself on the Land Registry price-paid tool.<\/li>\n<li><strong>What would you list it at, versus what do you realistically expect it to achieve?<\/strong> A good agent will separate the two honestly.<\/li>\n<li><strong>Are you valuing high just to win my instruction?<\/strong> Ask every agent the same, and treat the outlier high figure with caution.<\/li>\n<li><strong>What should I fix, declutter or stage to add value?<\/strong> Small jobs and good presentation often pay for themselves.<\/li>\n<li><strong>If it doesn&#8217;t sell, at what point and by how much would you recommend reducing?<\/strong> Agree the strategy before you list, not in a panic later.<\/li>\n<\/ol>\n<h2>What should you ask about fees and the contract?<\/h2>\n<p>Fees and contract terms are where sellers lose the most money \u2014 and where the small print bites. Average sole-agency commission is around <strong>1.4% including VAT<\/strong>, but the market runs from under 1% to over 3%, so the exact wording matters.<\/p>\n<ol class=\"q\">\n<li><strong>Exactly what is your commission \u2014 the percentage plus VAT, or a fixed fee \u2014 and what does it include?<\/strong> Get it in writing; &#8220;plus VAT&#8221; adds 20%.<\/li>\n<li><strong>Are there any other costs<\/strong> \u2014 premium portal listings, photography, floorplans, a For Sale board, or withdrawal\/marketing fees if I take it off the market?<\/li>\n<li><strong>When is the fee payable \u2014 on exchange or completion \u2014 and is any of it upfront?<\/strong> Avoid paying before the sale completes.<\/li>\n<li><strong>Will you agree a sliding scale or match another agent&#8217;s quote?<\/strong> Three quotes give you leverage to negotiate.<\/li>\n<\/ol>\n<p>Then get the <strong>type of agreement<\/strong> straight \u2014 this is the single most misunderstood part of selling:<\/p>\n<table>\n<thead>\n<tr>\n<th>Agreement<\/th>\n<th>Typical fee (inc VAT)<\/th>\n<th>What it means<\/th>\n<th>Watch for<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><strong>Sole agency<\/strong><\/td>\n<td>~1\u20132% (avg ~1.4%)<\/td>\n<td>Only this agent markets it; you can still sell privately without paying commission.<\/td>\n<td>Length of the tie-in.<\/td>\n<\/tr>\n<tr>\n<td><strong>Sole selling rights<\/strong><\/td>\n<td>~1\u20132%<\/td>\n<td>The agent is paid even if <em>you<\/em> find the buyer yourself.<\/td>\n<td>Avoid unless you fully understand it.<\/td>\n<\/tr>\n<tr>\n<td><strong>Multi \/ joint agency<\/strong><\/td>\n<td>~2.5\u20133.5%<\/td>\n<td>Several agents compete; only the one who sells is paid.<\/td>\n<td>Higher fee for the extra reach.<\/td>\n<\/tr>\n<tr>\n<td><strong>Online \/ fixed fee<\/strong><\/td>\n<td>\u00a3500\u2013\u00a32,500<\/td>\n<td>A flat fee, often payable upfront whether or not it sells.<\/td>\n<td>You handle more yourself.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<ol class=\"q\" style=\"counter-reset: q 8;\" start=\"9\">\n<li><strong>Is this sole agency or sole selling rights?<\/strong> The difference can cost you a whole commission.<\/li>\n<li><strong>Does the contract include a &#8220;ready, willing and able purchaser&#8221; clause?<\/strong> If so, you could owe a fee even if the sale never completes \u2014 don&#8217;t accept it.<\/li>\n<li><strong>What&#8217;s the tie-in period, and can I shorten it?<\/strong> Aim for 12 weeks or less, including the notice period.<\/li>\n<li><strong>What&#8217;s the notice period to cancel, and does it start when I send it or when you receive it?<\/strong><\/li>\n<li><strong>If I switch agents later, could I be liable for two commissions?<\/strong> Ask for a written list of the buyers each agent introduced.<\/li>\n<\/ol>\n<h2>How will the agent market your home?<\/h2>\n<p>Most buyers start on the big portals, so where and how your home appears is critical.<\/p>\n<ol class=\"q\" style=\"counter-reset: q 13;\" start=\"14\">\n<li><strong>Will you list on all three major portals \u2014 Rightmove, Zoopla and OnTheMarket?<\/strong><\/li>\n<li><strong>Do you include professional photography, a floorplan and a video or virtual tour?<\/strong> Poor photos are the fastest way to lose a buyer.<\/li>\n<li><strong>What do you do beyond the portals<\/strong> \u2014 your registered-buyer database, social media, window display, an open house?<\/li>\n<li><strong>Do I have a valid EPC, or will you arrange one?<\/strong> An Energy Performance Certificate lasts 10 years and you must at least have applied for one before marketing.<\/li>\n<li><strong>How quickly can you get it live, and do I need a For Sale board?<\/strong> (You don&#8217;t have to have a board.)<\/li>\n<\/ol>\n<h2>What is the agent&#8217;s real track record?<\/h2>\n<p>Marketing claims are easy; numbers are harder to fake. Ask for theirs.<\/p>\n<ol class=\"q\" style=\"counter-reset: q 18;\" start=\"19\">\n<li><strong>How many properties like mine have you sold nearby recently, and for how much?<\/strong><\/li>\n<li><strong>What&#8217;s your average time to sell homes like mine?<\/strong> A full sale in England and Wales typically takes around five to six months start to finish.<\/li>\n<li><strong>What percentage of the asking price do you usually achieve?<\/strong> The asking-to-sold ratio tells you whether their valuations are realistic.<\/li>\n<li><strong>What share of your listings actually sell, rather than being withdrawn?<\/strong><\/li>\n<li><strong>Do you already have registered buyers looking for a property like mine?<\/strong><\/li>\n<\/ol>\n<h2>How will they handle offers and progress the sale?<\/h2>\n<p>Getting an offer is only half the job \u2014 around <strong>one in four<\/strong> agreed sales falls through before completion, and a good agent earns their fee here.<\/p>\n<ol class=\"q\" style=\"counter-reset: q 23;\" start=\"24\">\n<li><strong>Who handles the sale after an offer is accepted \u2014 do you offer sales progression?<\/strong><\/li>\n<li><strong>How do you qualify buyers<\/strong> \u2014 proof of funds, a mortgage agreement in principle, and their position in any chain?<\/li>\n<li><strong>Will you put every offer to me in writing, and how do you handle multiple offers?<\/strong><\/li>\n<li><strong>Who conducts viewings \u2014 the same person, accompanied, and in the evenings or at weekends?<\/strong><\/li>\n<li><strong>How, and how often, will you update me?<\/strong> Weekly feedback by phone is a reasonable benchmark.<\/li>\n<\/ol>\n<h2>Is the agent properly regulated and trustworthy?<\/h2>\n<p>Anyone in England and Wales can set up as an estate agent \u2014 there&#8217;s no licence or qualification required \u2014 so the checks below matter.<\/p>\n<ol class=\"q\" style=\"counter-reset: q 28;\" start=\"29\">\n<li><strong>Which redress scheme do you belong to \u2014 The Property Ombudsman or the Property Redress Scheme?<\/strong> Membership is a legal requirement; verify it on the scheme&#8217;s own member checker rather than trusting a logo.<\/li>\n<li><strong>Are you registered with HMRC for anti-money-laundering supervision?<\/strong> It&#8217;s a legal requirement to trade, and estate agency is the most-penalised sector for AML breaches.<\/li>\n<li><strong>Do you have Client Money Protection, and are you a member of NAEA Propertymark or RICS?<\/strong> These signal a higher standard than the legal minimum.<\/li>\n<li><strong>Do you push your own in-house mortgage, survey or conveyancing services, and do you receive a referral fee?<\/strong> Disclosure is required under the Estate Agents Act 1979, and you&#8217;re under no obligation to use them \u2014 a BBC Panorama investigation found agent-referred conveyancers charged up to three times the cheapest quote.<\/li>\n<\/ol>\n<h2>Red flags to watch for<\/h2>\n<ul class=\"flags\">\n<li>An agent whose valuation is markedly higher than everyone else&#8217;s \u2014 they may just be buying your instruction.<\/li>\n<li>A &#8220;ready, willing and able purchaser&#8221; clause anywhere in the contract.<\/li>\n<li>A tie-in longer than 12 weeks, or a notice period that starts only when the agent receives your letter.<\/li>\n<li>Upfront fees, or withdrawal\/marketing fees you can&#8217;t get back if it doesn&#8217;t sell.<\/li>\n<li>Pressure to use their mortgage broker or conveyancer without disclosing the referral fee.<\/li>\n<li>No verifiable redress-scheme membership or HMRC registration.<\/li>\n<\/ul>\n<h2>Is an estate agent even the right route for you?<\/h2>\n<p>A traditional agent is the right choice for most sellers who want the highest price and have time to wait. But it isn&#8217;t the only option, and it&#8217;s worth asking yourself which route fits your circumstances \u2014 especially if you&#8217;re dealing with <a href=\"https:\/\/www.springbokproperties.co.uk\/sell-house-fast\/divorce\">divorce<\/a>, <a href=\"https:\/\/www.springbokproperties.co.uk\/sell-house-fast\/inherited-property\">probate<\/a>, <a href=\"https:\/\/www.springbokproperties.co.uk\/stop-repossession\">repossession<\/a>, a <a href=\"https:\/\/www.springbokproperties.co.uk\/sell-house-fast\/broken-property-chain\">broken chain<\/a>, or you simply need certainty on a date.<\/p>\n<table>\n<thead>\n<tr>\n<th>Route<\/th>\n<th>Time to sell<\/th>\n<th>Price<\/th>\n<th>Fees<\/th>\n<th>Certainty<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>High-street agent<\/td>\n<td>~5\u20136 months<\/td>\n<td>Full market value<\/td>\n<td>~1\u20132% + VAT<\/td>\n<td>Chain risk; ~1 in 4 fall through<\/td>\n<\/tr>\n<tr>\n<td>Online \/ hybrid agent<\/td>\n<td>Similar<\/td>\n<td>Full market value<\/td>\n<td>Fixed, often upfront<\/td>\n<td>You do more of the work<\/td>\n<\/tr>\n<tr>\n<td><strong>Cash buyer (Springbok)<\/strong><\/td>\n<td>7\u201328 days<\/td>\n<td>~80% (up to 95% Fixed Price\u2122)<\/td>\n<td>\u00a30 \u2014 we cover legals<\/td>\n<td>Guaranteed, chain-free<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>We&#8217;ll be straight about the trade-off: a genuine <a href=\"https:\/\/www.springbokproperties.co.uk\/cash-house-buyers-uk\">cash sale<\/a> completes below open-market value, so if price is your priority and you have time, an estate agent will usually get you more. But if speed, certainty or avoiding fees and viewings matters most, a <a href=\"https:\/\/www.springbokproperties.co.uk\/we-buy-any-house\">chain-free cash purchase<\/a> can complete in as little as seven days with no fees. The right question isn&#8217;t just &#8220;which agent?&#8221; \u2014 it&#8217;s &#8220;which method suits my situation?&#8221;<\/p>\n<h2>Are the rules different in Scotland and Wales?<\/h2>\n<p>Yes, in part. In <strong>Scotland<\/strong> the whole system differs: you&#8217;ll usually need a <strong>Home Report<\/strong> (a survey, energy report and property questionnaire) before marketing rather than just an EPC, homes are often listed &#8220;offers over&#8221;, and a sale becomes binding much earlier, at the conclusion of missives \u2014 so gazumping is rarer, and solicitors or solicitor-estate-agents commonly handle the sale. In <strong>Wales<\/strong>, estate-agency law is the same as England (the Estate Agents Act 1979, redress schemes and the EPC requirement all apply); the main difference is that buyers pay <strong>Land Transaction Tax<\/strong> rather than Stamp Duty. In all parts of the UK, the agent must belong to a redress scheme and be HMRC-registered.<\/p>\n<h2>Questions to ask an estate agent: FAQs<\/h2>\n<div class=\"faq\">\n<h3>What&#8217;s the most important question to ask an estate agent?<\/h3>\n<p>&#8220;How did you arrive at this valuation, and what sold prices support it?&#8221; Over-pricing to win your instruction is the biggest cause of homes sitting unsold, so evidence-based pricing matters more than any other single answer. Ask every agent the same question and be wary of the highest figure.<\/p>\n<h3>What is the difference between sole agency and sole selling rights?<\/h3>\n<p>Under sole agency, one agent markets your home but you can still find your own buyer without paying commission. Under sole selling rights, the agent is paid even if you find the buyer yourself. Sole selling rights, and any &#8220;ready, willing and able purchaser&#8221; clause, are best avoided.<\/p>\n<h3>How much do estate agents charge to sell a house?<\/h3>\n<p>Sole-agency commission averages around 1.4% including VAT, though it ranges from under 1% to over 3%. Multi-agency costs more (around 2.5\u20133.5%), while online agents charge a fixed fee, often \u00a3500\u2013\u00a32,500 and sometimes payable upfront. Always confirm the exact figure and what it includes in writing.<\/p>\n<h3>How long should I be tied in to an estate agent?<\/h3>\n<p>Keep the tie-in period to 12 weeks or less, including the notice period, so you can switch if the agent underperforms. Check whether notice starts when you send it or when the agent receives it, and make sure there&#8217;s no upfront or withdrawal fee if you take the property off the market.<\/p>\n<h3>Do estate agents have to be registered or regulated?<\/h3>\n<p>There&#8217;s no licence or qualification needed to be an estate agent in England and Wales, but every agent must legally belong to a redress scheme \u2014 The Property Ombudsman or the Property Redress Scheme \u2014 and be registered with HMRC for anti-money-laundering. Verify both yourself rather than trusting a logo on their website.<\/p>\n<h3>Is it better to use an estate agent or sell to a cash buyer?<\/h3>\n<p>An estate agent usually achieves the highest price if you have time to wait, typically five to six months. A genuine cash buyer completes in as little as seven days with no fees and no chain, but pays below market value. The best choice depends on whether price or speed and certainty matter most to you.<\/p>\n<\/div>\n<p class=\"src\">General guidance for the UK, current for 2026 \u2014 not legal or financial advice; the process differs in Scotland and Wales as noted. Fees, timescales and fall-through rates vary by source and area. For further help see <a href=\"https:\/\/www.gov.uk\/buy-sell-your-home\" rel=\"nofollow\">GOV.UK: buying and selling a home<\/a>, <a href=\"https:\/\/www.tpos.co.uk\/\" rel=\"nofollow\">The Property Ombudsman<\/a> and <a href=\"https:\/\/www.propertymark.co.uk\/\" rel=\"nofollow\">NAEA Propertymark<\/a>. Springbok Properties Ltd, company no. 09045757, Manchester M32 0RS. Freephone 0800 068 4015.<\/p>\n<p><!-- Dan: set \"datePublished\" below to this post's ORIGINAL publish date (WordPress shows it in the editor). 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Ask every agent the same question and be wary of the highest figure.\" } },\n        { \"@type\": \"Question\", \"name\": \"What is the difference between sole agency and sole selling rights?\", \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"Under sole agency, one agent markets your home but you can still find your own buyer without paying commission. Under sole selling rights, the agent is paid even if you find the buyer yourself. Sole selling rights, and any \\\"ready, willing and able purchaser\\\" clause, are best avoided.\" } },\n        { \"@type\": \"Question\", \"name\": \"How much do estate agents charge to sell a house?\", \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"Sole-agency commission averages around 1.4% including VAT, though it ranges from under 1% to over 3%. Multi-agency costs more (around 2.5\u20133.5%), while online agents charge a fixed fee, often \u00a3500\u2013\u00a32,500 and sometimes payable upfront. 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Verify both yourself rather than trusting a logo on their website.\" } },\n        { \"@type\": \"Question\", \"name\": \"Is it better to use an estate agent or sell to a cash buyer?\", \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"An estate agent usually achieves the highest price if you have time to wait, typically five to six months. A genuine cash buyer completes in as little as seven days with no fees and no chain, but pays below market value. 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