switching from sole to dual estate agency?

worrypants

I still have 8 weeks to run on my estate agent tie in but they have been useless!
Not a single viewing in 4 weeks , yet similar house smaller and overlooked etc has sold within 3 weeks , plus several other houses ( 4 bed detached new priced higher then ours) have had viewings.

my question is
do agents ever agree to change the original contract and let you go dual agency half way through?
they are not even returning my calls to discuss this
in practice dont want to look desperate to buyers dont want 2 for sale boards or anything, would just like to take current agents board down put anohter agents board up but still remain in existing agents window ( this it seems is all they are doing plus advertising it in a local paper with a circulation of about 10!!!!)

just dont want to go for another 8 weeks with not a sniff when a more proactive agent might just get us some viewings.

clearly made a big mistake when choosing the agent but whats done is done
any advice much appreciated
thanks

kingkano

Check your contract. Mine had a term saying the dual agency fee would be used (and what it was) if I enlisted another agent while under contract I think.

I doubt they'd renegotiate, they can just hold you to the contract. Unless you can prove they have not upheld their side of the contract of course...

BrixMorta

This is a very common problem as sellers are usually attracted to rubbish EA's for all the wrong reasons. The lesson to be learned here for others is never to sign a lengthy sole agency agreement. Always try and negotiate a shorter one, after all if you are happy with the agent then you will stick with them. 4 to 6 weeks would be fair in a sellers market.

It is very unlikely that they will agree to change the terms of the contract, it is a binding agreement that you agreed to on day one. If, however, they have breached the contract by falling short on the terms then you may have a case.

Remember it is usual that EA’s require 2 weeks notice so serve this on week 10 to expire at end of contract. Get new agent in about week 11 to prepare paperwork so marketing can commence with no delay.

You should get a way with no increase in sole agency fee for a duel agency, as your existing agent will be reluctant to lose the instruction having spent money marketing to date.

Read the terms of your sole agency agreement carefully before you proceed.

confused!_13

We were up with Bridgfords and they were c**p, i pestered them that much that the manager decided it was easier to release us from the exclusive deal rather than have me on the phone every day! We are now up with 2 agents, saying that tho they are bothe qually as bad as each other!

tillboy

Prior to going multi, ask the original agent to provide you with a list of all the people who showed any kind of interest in the property. This will stop them coming back later and claiming that any future buyers were originally introduced by them.

smreynard

I'm an Estate Agent working for a big nationwide firm. My advice when choosing an agent is not to go with the small independent firms. In our small market town there are three agencies, the one I work for and two family-run ones. To be honest, they don't have the same pressures on them to perform. We have to meet targets of so many viewings, valuations, sales and listings per week so the staff are highly pressurised to perform. We have to get feedback on every viewing within 24 hours, phone all our applicants with details of new properties on the market within 48 hours and phone every single vendor weekly to report activities. That sounds much more pro-active than the agents you have been using.

kingkano

smreynard wrote: »

I'm an Estate Agent working for a big nationwide firm. My advice when choosing an agent is not to go with the small independent firms. In our small market town there are three agencies, the one I work for and two family-run ones. To be honest, they don't have the same pressures on them to perform. We have to meet targets of so many viewings, valuations, sales and listings per week so the staff are highly pressurised to perform. We have to get feedback on every viewing within 24 hours, phone all our applicants with details of new properties on the market within 48 hours and phone every single vendor weekly to report activities. That sounds much more pro-active than the agents you have been using.

The only problem with you guys is its not about selling houses anymore. Most of the big nationals I found weren't interest in my sale. They were hellbent on selling me a mortgage, insurance and surveying services

I also found they sent completely unsuitable people for viewings ( a family with 4 kids for a 2bed flat?? ). So targets and stuff might not necessarily be a good thing.

What you describe sounds marvellous, but does sound more like a sales spiel than what really happens (no offence to you - you may be the exception to what I have encountered).

worrypants

the agent has not contacted me once in 4 weeks
unbelievable!!
have studied the contract very carefully
looks as if we are trapped
smreynard you dont work in crook do you?? you describe my area exactly this is a small town with 2 family run and one much larger EA and daft as we are we went with one of the family run

cattie

smreynard wrote: »

I'm an Estate Agent working for a big nationwide firm. My advice when choosing an agent is not to go with the small independent firms. In our small market town there are three agencies, the one I work for and two family-run ones. To be honest, they don't have the same pressures on them to perform. quote]

I don't think this is a fair statement & you can't really generalise. I think it's important to research what agent sells most houses in your particular road/area & then when you get them in to do valuation & talk about marketing your property, weigh up how comfortable & confident you feel with them & their ability to achieve a sale within a reasonable space of time for you.

I've recently sold my house through a small 1 branch family run ea. It sold within 2 days at full asking price & all viewers were those already on their books waiting for a suitable property to come up.

In fact, when I think back, every property I've sold has been through a small independant ea, & obviously this is where I've felt most comfortable.

I have to confess that even as a buyer I find some of the pressure put on me by the bigger boys to view properties that are obviously not suited to me a little hard to deal with, although I do appreciate they do have targets to reach so need to push to get whatever viewers they can to each new property.

BrixMorta

smreynard wrote: »

I'm an Estate Agent working for a big nationwide firm. My advice when choosing an agent is not to go with the small independent firms. In our small market town there are three agencies, the one I work for and two family-run ones. To be honest, they don't have the same pressures on them to perform. We have to meet targets of so many viewings, valuations, sales and listings per week so the staff are highly pressurised to perform. We have to get feedback on every viewing within 24 hours, phone all our applicants with details of new properties on the market within 48 hours and phone every single vendor weekly to report activities. That sounds much more pro-active than the agents you have been using.

I appreciate we're both biased but I disagree, it’s the corporate model that tarnishes the EA profession. It’s exactly these high pressure tactics which bring about a compromised service. Obviously I’m not advocating using a sleepy independent but one that genuinely appears to be competing with the large chains, but in a more professional manner. Always do a little research and ask for testimonials from clients before instructing an EA.

smreynard

I appreciate what you're saying, when I said the word "we" in my post I was really referring to my colleagues as I only work part-time at weekends and I'm not on any commission. I therefore can give a more personalised and less pressurised service to people who come in at the weekend when I'm on my own. I have 25 years experience in Estate Agency so hope that I can be helpful and give a genuine service. Before I worked here, I chose this agency to sell my dad's bungalow when he died because I knew the staff had to meet targets and thought that was an advantage over the other two independents. It depends what type of agent you are most happy with at the end of the day, I suppose.