Need for an estate agent?

elDeeJay

To cut a long story short, my girlfriend and I have seen a house that we quite like (from photos and seeing the outside) and its ideally located for us and at a reasonable price. We contacted the estate agent to arrange a viewing a week ago, but they are about as useful as a chocolate teapot. Having rang them 3 times and called in in person, we still had no details of a viewing, so upon walking past the house we saw the current owner. I prompted him that we would like a viewing but the estate agents had been un-cooperative (he didn’t sound surprised), and we quickly arranged a viewing for tonight.

Now I'm thinking what’s the point in the estate agent? They don’t have a sign in their garden so could this work in our favour?
It may sound a stupid question, but other than advertising the house and arranging viewings, what does an EA do? What do they do for the buyer? Could I gain by offering them a private sale, or are they obliged to go through the EA now they are “with them”?

On a side note, this is my first ever viewing (scary stuff) – what sorts of questions should I ask and what things should I look for?

Thanks for any help

elDeeJay

Ironic. The estate agents just rang to detail a viewing (left a voicemail) now that we arranged one ourselves.
Does this alter the position?

MissMotivation

You shouldn't be asking what an EA does BUT why is this particular agent not doing their job? We are not all this bad!

Anyway to answer your question it's not your choice about whether you deal with the EA or not, the vendor will have signed an agreement with the EA and they will be liable to pay their fees if you purchase the property. Presumably you saw the property advertised with this particular agent or you wouldn't have called them to arrange the viewing in the first place, therefore in the agents eyes they will have introduced you to the property.

EA's do alot more than just advertise the property or sale, however they do act on behalf of the person selling and not the buyer. A good EA will be able to offer a full range of services to buyers including mortgage advice, guidance on the house buying process, solicitor referrals to name a few, they will also progress the sale from acceptance of offer through to completion and deal with any issues/problems that may occur along the way. They will also liaise with your solicitors/lender to make sure things are happening quickly.

It sounds as if this particular agent can't be bothered for some reason! Don't tar us all with the same brush!!

Doozergirl

Whatever happens, the fact that you contacted the agent in the first place means they have the very proof that they introduced you to the property. That is what they are paid to do. If you attempt a 'private sale', the vendors can be sued by the estate agent.

As for what you ask; not much on a first viewing really. You're going to look and see if it ticks all your boxes. The most important things are not decor but decent windows, central heating, safe wiring, roof etc. It's worth asking how long the vendor has owned the property, what work they've done to it in that time and why they're moving.

People always seem to ask what council tax band a property is in, but personally, I can't see the point, considering how much you're spending on the house. It's all there or thereabouts.

What I would do is collect lots of other details and arrange several other viewings as these will enable you to compare what you get for your money and whether their asking price is realistic.

I'm hoping you've read the housebuying thread already and that you've seen a mortgage broker.

Careful_girl

I think the stuff you need to look for is stuff that is important to you. You also should view the property at different imes of the day, even just outside. I live on a road which is very busy in the rush hour. The rest of the day it is a country road. Some buyers were put off by it.
For me it is what can i see through the windows. I do not want to see everyone else and vice versa. Parking is vital for some. A garden is vital for me. I buy old cottages so I look for woodworm and damp although these can be treated. Mainly it is the feel for me. Is it a you house? Can you see yourself living there? Most things can be changed for a fee. I am buying a house which i seriously may knock down and rebuild!! The view is spectacular and the area is right. Don't care about the damp, subsidence, leaky roof......I shan't go on you will think I am mad.
Enjoy the viewing,
CG.:j

Poppy9

As mentioned it's upto the seller whether he goes through the EA. If he's been with the EA for a few months he might be able to take the house off the EA books without penalty. He could then sell privately later.

Just for interest a friend of mine who's house was on the market with 2 different agents over a 12 month period has just sold it himself in a week through www.clicksell.co.uk for a flat fee of £59. Nice saving when the house is on the market for almost £300k

MissMotivation

Poppy9 wrote:

As mentioned it's upto the seller whether he goes through the EA. If he's been with the EA for a few months he might be able to take the house off the EA books without penalty. He could then sell privately later.

Just for interest a friend of mine who's house was on the market with 2 different agents over a 12 month period has just sold it himself in a week through www.clicksell.co.uk for a flat fee of £59. Nice saving when the house is on the market for almost £300k

The vendor would still be held liable for the EA's fees if he sells privately to anyone who the EA introduced during the term of the agreement, regardless of whether they take it of the market.

Poppy9

MissMotivation wrote:

The vendor would still be held liable for the EA's fees if he sells privately to anyone who the EA introduced during the term of the agreement, regardless of whether they take it of the market.

but the question is did he introduce to the vendor? The potential buyer says he contacted the agent to no avail so then took the step of contacting the vendor directly. The agent failed in his duty to tell his vendor that he had an interested buyer. That I would say is breach of contract.

MissMotivation

Poppy9 wrote:

but the question is did he introduce to the vendor? The potential buyer says he contacted the agent to no avail so then took the step of contacting the vendor directly. The agent failed in his duty to tell his vendor that he had an interested buyer. That I would say is breach of contract.

It doesn't work like that I'm afraid. The buyer will be deemed as being introduced by the agent by way of a For Sale board, advertising in the local press, internet, word of mouth, EA's mailing list, EA's details etc. The fact that the buyer has had contact with the EA means that if he subsequently purchases the property the vendor will be liable to pay the EA's fees.

The buyer has no contract to be breached, if the vendor is unhappy then it's up to them to take this up with the EA.

I'm not saying that the EA is doing a good job.....just that there is very little the vendor can do to get out of paying the fees!

Careful_girl

Tis true. We were very dubious when we signed our agreement it is very cleverly written:mad: . Tis the business though.
CG.

Poppy9

MissMotivation wrote:

the vendor will be liable to pay the EA's fees.

The buyer has no contract to be breached, if the vendor is unhappy then it's up to them to take this up with the EA.

!

I didn't say the buyer had a breach of contract but the vendor did. While it's desirable that everything is written into a contract there are certain terms which are implied. i.e. the EA will ensure that potential buyers are introduced in a timely fashion to the vendors. If I was the vendor I would take the matter up with the EA and refuse to pay full fee. As the vendor is using a solicitor anyway for the sale it would be cost effective to get the solicitor to write to the EA to set out why the vendor is unhappy and withholding full fees.