Estate Agents

Christine0070007

Is it a new trend for Estate Agents to cahrge for advertising your house even if they don;t sell it. We ahve recetnly taken ours off the market and have been slapped with a bill, this has never happened to us before.

DVardysShadow

Is it in the contract?

MacMickster

Christine0070007 wrote: »

We ahve recetnly taken ours off the market and have been slapped with a bill, this has never happened to us before.

Do you regularly place your house up for sale then withdraw it from the market?

The contract will specify what costs you will be liable for if you withdraw from selling. Why do you expect the agent to incur advertising costs on your behalf and not pass them on to you?

eddddy

Estate agency fee structures may vary by area - I've spoken with a number of estate agents in my area recently, and it seems that 'traditional' long established estate agents don't tend to charge withdrawal fees or advertising charges, if you withdraw. But some of the national chains are starting to introduce this concept. (Not surprisingly, the traditional local agents are very scathing of this!)

MacMickster wrote: »

Why do you expect the agent to incur advertising costs on your behalf and not pass them on to you?

As one of the local agents explained, estate agency is a speculative business - if you sell the house you make a good commission, if you don't you suffer a smaller loss (even if it's because the seller withdraws).

Obviously, agents commission rates are set such that they expect their commission on sales to far outweigh their losses on non-sales.

If some agents want to reduce the speculative/risk aspect by introducing withdrawal fees, that's up to them. But I would expect them to cut their commission rates at the same time, as they are no longer suffering such big losses on non-sales.

But strangely, the national chains actually seem to quote higher commission rates, as well as withdrawal fees and advertising charges (and ridiculously long contract periods). However, the national chains seem to agree to slash their rates with minimal persuasion - whereas the local ones tend not to budge on their already low rates.

myhouse_2

In my view in this current market it's a good thing. Too many unrealistic vendors out there testing the market then claiming about the low offers they get.

TwistedPsycho

Being in a position where I am due to put my notice into the EA, I have read my contract and advertising fees are only due here if I pull out within my 20 week tie-in.

I did however pay up front for a Rightmove "Premium" listing.

betmunch

I agree with eddddy, think your spot on there.

We had potential clients having awful issues with the Withdrawal fee at the local Connells as they had gone on with them as they gave the highest valuation, then when it didnt sell they would ask to leave and get told there was huge fees to pay, none of which had been explained to them, or at least they said it hadnt been explained to them.

Bambiford

CAN ANYONE ADVISE ME?

I am new to the site and need a little advice please. In Aug 2009 I put my property on the market with an Estate Agent for £189950. The property was at that time tenanted. During the first few months we had one viewing - the agent did not tell us about this but arranged it direct with our tenants and I only found out about it from them. The agent did not provide us with any feedback until I called asking why we were not informed there was a viewing scheduled. In Jan 2010 the Agent asked us to reduce the price..at the time I said no as I didn't feel after only one viewing it was time to reduce. They then sent another viewer round - this time without advising us or the tenants....viewer showed up at 7.30pm one evening when the tenants were dressed for bed. They were not happy. Three weeks later the tenants came home to find a sold sign on the property - put up in error and not removed for three weeks despite my calling the agent three times during that period (sorry if this is a little disjointed and long winded but I am trying to display all the facts). Soon after my tenants moved out (Feb 10) as they were unhappy with the way the Agents were behaving and said they weren't prepared to live with all the 'drama'!. I complained to the agents in writing about their shoddy service and they apologised profusely and agreed to lower their eventual commission fee. For some reason I agreed. At this point I also dropped the price by £10000 as the need to sell was more urgent. A few months later, having heard nothing from the Agent, we re-let the house. Admittedly I received one call about a viewing during this new tenancy (April 10 to Nov 10) but my tenants were unwilling to show them around. Admittedly that was not the Agent's fault.

The difficult tenants left in Nov 2010. I told the Agents the property was now empty and needed to be sold urgently and included a buyer incentive of stamp duty paid (the Agent did not suggest we lower the price again). We completely re-decorated and suggested they come and rephotograph the house - they never did. The agents did not advertise the incentive being offered. I called them to ask why not - they said they were telling buyers when they enquired about the property. I therefore decided to send a friend in to the Branch to make enquiries and see how our house was being marketed. She came out incredulous - said they didn't tell her about the initial reduction, the incentive or give her the property details. Infact they told her there was a preferable property over the road with a lovely kitchen, gave her the details of it and advised her to go see that. She told me she had mentioned my property by name at least five times but each time the agent had steered her in another direction. I immediately contacted the agent, registered my disdain and received several calls from the Branch Manager admitting to me that this was bad practice and saying the sales person responsible had been admonished - and practically begging for me to leave it on their books. To be honest I had so many other problems in my life (sick husband and four children) that I didn't have the energy to get heavy with them (although thankfully I have kept all copies of written complaints and records of telephone calls). The following week we had a viewing from a lady who loved the house....she had a budget of £140000 tops though. Is it unreasonable that on a house reduced (then) to £179950 I shouldn't be expected to take over 20% less ?? And if she had told the agents about her budget why send her round?

The house was re-tennanted in Feb 2011. These tennants were more than happy to show buyers round and understood the house was for sale. We also dropped the price by a further £15000 at this point. We had no calls from the agents from Feb to July. Finally in July 2011 I wrote to them and said I was withdrawing the property (after two years on their books and only two viewings). You may at this point be considering the fact that perhaps the property is particularly unattractive or presented badly......I can only assure you that it is a beautiful turn of the century cottage called "Fairview" for it's beautiful, you guessed it, views. There is nothing adverse about it.

Or wasn't. As it happens the house has recently started to show huge cracks which it turns out is subsidence (yes I am cursed). It is on a steep hill and several properties are suffering too so there must be something going on in the area. The insurers are saying it will be at least twelve months before the issues with the ground are resolved, if that. Personally I hope it falls down in a big fat heap I am so tired of it all.

Anyway - the agents are now asking for £240 in withdrawal fees. When I checked the contract it did state that a withdrawal fee 'may' be payable but I remember asking the sales lady at the time of signing why a withdrawal charge was stated (I had never seen this before) and she said that it was to prevent time wasters and would only be relevant for a reasonable amount of time. The contract was not dated, it states "this contract is for a mimimum term of *******" which field was left blank. I called them and said I had no intention of paying as I feel two years with only three viewings, all the mistakes they have made, the fact I forked out a whopping £448.50 to them at the start for my HIP and considering I have reduced the property by £25000 over that time....it's ridiculous. Surely a contract cannot last for two years?

Now they are saying they are taking me to Court. I have expressed my wish to have the matter investigated through their in house complaints handling system (ie have head office look at it and if they don't agree with me I shall take it to the Ombudsman) but they are still saying they are entitled to take it to Court whilst it is being looked at.

Any advice would be welcome. But please don't chastise me for leaving it floundering on their books for so long....I already know I was wrong to do that.

Thanks.

MissMotivation

Bambiford, you may want to start your own thread, you may get more help that way.

To the OP....if it's in the contract that you have signed then you will have to pay for it.

holly_hobby

Bambiford (without hijacking the OPs thread), FOS don't deal with complaints about Estate Agents, you need to establish if the Agent is a member of NAEA (National Association of Estate Agents), whom do operate a mediation service in connnection with members ?

Membership by estate agent and adherance to the Code of Practice & Rules of Conduct laid down by the NAEA, is on a volunatry basis (so the agent in question may not be registered, but its worth checking). Link to check for membership - https://www.naea.co.uk/estate-agent-directory/

Secondly, if the contract states a withdraw fee, then unfortunately there is a withdraw fee. What you need to do, in making a complaint, is have this reduced or agreed to a nil balance to pay. (based on the service issues you have detailed).

So, in the first place you need to make a formal complaint about this to the agent, citing in a clear, CONSISE, and punchy letter (use bullet points of ease of reading), the basis of your complaint, and what you want the agt to do to resolve the issue (i.e nil withdraw penalty).

AFAIK, the agents are unable to initiate court proceedings, whilst there is an unresolved dispute in place (notwithstanding if they have issued a final response in the matter).

I have attached a link to NAEA for you, which details the complaints procedure- http://www.naea.co.uk/complaints/what-to-do-if-you-have-a-complaint/

Hope this helps

Holly

DVardysShadow

Bambiford wrote: »

Any advice would be welcome. But please don't chastise me for leaving it floundering on their books for so long....I already know I was wrong to do that.

Thanks.

Yes. start a new thread. I could comment, but I won't do that on an existing thread for a substantially unrelated issue.