Estate agent in breach?

dagrowler

Hi guys,

I was just after some advice really. I'm really worried about my estate agents and their commitment/ability to sell my house. People keep telling me that they must be in breach of their contract because they just aren't doing anything. I am not convinced this is true, I think they just might be not so good and therefore, it's just my tough luck that I chose the wrong agent... Here is a short list of things which has bothered me...

1. Really unimpressed with the "online upgrade". No floorplans for weeks, floorplans look nothing like the house despite me telling at least 3 people on 3 different occasions. Virtual tour, for ages said house was a 2 bed, now doesn't show upstairs.

2. No sales technique at all. I went with *** because I was impressed by the branch manager. This sales skill seems to not be shared by his staff. Viewings take around 5 minutes. The one I witnessed this weekend involved the agent just walking about, talking about what improvements could be made. The house is in great condition and doesn't necessarily need major work unless people wanted to. An example of something which would be helpful/fun to mention... Despite the couple explaining that they wanted to put a bar in the garden and that it looked like a good "party house", nothing was mentioned about the speakers throughout the house, which make music possible wherever you are.

3. On Friday I had forgotten we had a viewing, so when the agent (a woman unknown to me) knocked on the door, and I opened it, she just walked in past me and didn't introduce herself. I was taken aback and asked who she was and she said "just the annoying estate agent." I laughed and said, "oh of course! Which agent are you?" she replied "well, I'm not x". (I also haven't met x). She didn't tell me her name at any point.

4. No follow up on viewings... The last 5 viewings the feedback I've had is... 2 didn't show up (one still keen, but haven't heard about a viewing), 2 "don't know" 1 no contact.

5. The agent who I met on Friday told me that if a house hasn't sold within 3 weeks, they will normally "revamp" the online listing. This hasn't been done, even though I've been on the market for 2 months with no success.

6. Since discussing my worries on social media I've had huge amounts of people messaging to tell me that your agents always seem disinterested, that they would never buy or sell through them. This alarms me.

7. I've never been given a straight answer on how many people viewed on an open day... One person told me 7, one told me loads didn't turn up, one told me over 10...

8. One staff member told me they were under staffed so couldn't do weekend viewings. I offered to do them myself as I don't mind. They said it's not their policy.

9. I've raised my concerns on 3 occasions and have been constantly reassured, that it will sell but no plans have been mentioned for how.

10. I had an offer which was billed as "an opening offer", which was well below asking price, I was advised not to take it as it was just an opener, then I didn't hear anything for a full week. And then, until I rang (they said she was thinking). after 3 weeks heard that she was no longer interested.


I know not all of these are relevant (eg social media bit)... Just brainstorming really... Do you think I've grounds to complain? I just feel so tied to them (i paid upfront for online upgrade and am tied in for 20 weeks) and they're not doing anything.

Thrugelmir

You seem overly focused on the Agents. You have at least 5 viewings from what you've said, possibly far more. So why aren't you getting any offers? Even if at low levels. As the Agent is getting people through the door but the house isn't appealing enough to generate expressions of interest. That's where my questioning would lie.

dagrowler

Interesting... So you're thinking it's something I could change? I've asked them lots what they think I should do to improve the chances and they keep saying it's fine. It's been super tidy for photos/viewings etc. IMO if I was looking round it now I'd think it might need the kitchen extending but it's priced accordingly and the current kitchen is lovely, just a bit small. I might ask them what I can do to help...

Thrugelmir

How does your property compare with others in the locality?

Remember your personalisations may not appeal to other people. Such as speakers throughout the house. So yes you want to recover the cost but to others there's little value in the speakers.

dagrowler

I didn't put them in. And actually don't use them. I just used that as an example because it was semi relevant to what the viewers were talking about... The house compares favourably I think. It's a nice house, in a great area, parking etc, brand new bathroom, kitchen wasn't put in by me but looks new still. There was a bigger one on our street but it was tenanted and then I think repo so needed a ton of work (massively weirdly extended too) on for the same price as ours. There's one round the corner which looks lush (obviously just renovated with a fantastic big kitchen) but it's in a horrible position, not a nice road and is on for about 15k more than ours. All the others seem to be on for slightly more than ours at the moment, I don't think our asking price is too wrong...

dagrowler

Also, the speakers are not noticeable if they weren't pointed out...

Thrugelmir

dagrowler wrote: »

I didn't put them in. And actually don't use them. I just used that as an example because it was semi relevant to what the viewers were talking about... The house compares favourably I think. It's a nice house, in a great area, parking etc, brand new bathroom, kitchen wasn't put in by me but looks new still. There was a bigger one on our street but it was tenanted and then I think repo so needed a ton of work (massively weirdly extended too) on for the same price as ours. There's one round the corner which looks lush (obviously just renovated with a fantastic big kitchen) but it's in a horrible position, not a nice road and is on for about 15k more than ours. All the others seem to be on for slightly more than ours at the moment, I don't think our asking price is too wrong...

I was using the speakers as an example too. In the past I've viewed great houses. But the decor i.e. tiles, carpets, bathroom suite was not to my taste. So expense would have been huge and unnecessary. Don't know your locality obviously. What's around in a 2 mile radius.

dagrowler

Argh, this keeps getting deleted! In my area plus 1/4 mile there are 3 on at 190-195 two are in nasty roads, one is nice but has been on and off the market (sold I think at one point) with various agents, then mine at 210, then about another 8 at prices varying between 220-260, most of those have sold and are probably bigger/have garages/in culdesacs.

I've not looked wider because our area is quite an established, popular estate, flanked by a not so good (where houses are super cheap) and an amazing one where they're much more expensive...

Belindav123

HI. If you can brave it put the rightmove link up here or/ and on rightmove's facebook page. I did this, it was hard at first but reading the comments really helped us see the house from a buyer's point of view. We were on the market for 2 months and only had one viewing. So we took the ad down, changed a few things, dropped the price, re-took the photos and voila had 9 viewings and then one offer, which we accepted. In total from first going on market to accepting offer was 4 months. Good luck

dagrowler

Hello!

Can I pm it to people? Would that be weird?

Annisele

It does strike me that you keep talking about the asking prices of properties near you. Asking prices don't really matter much - sold prices do. If nothing is selling, then possibly everything is overpriced.

On the other hand, if the slightly cheaper properties are selling quickly and the more expensive ones aren't, the average asking price doesn't give a good guide. That's because the less expensive ones get snapped up, but the expensive ones hang around and artificially inflate average asking.

How does your price compare to recent sold prices on your estate?

Of the things you've said about your agent, the only thing that would really worry me is no weekend viewings. Can you get a friend to make enquiries for you about that?