Selling
Sell your home for 1.3% inc VAT — no sale, no fee, no tie-in.
One fee, published in full. A defensible valuation, proper photography, accompanied viewings and a named person chasing your chain — the way an independent should do it.
The offer
What 1.3% actually buys
- A defensible valuation — evidenced against real recent sales, not inflated to win your signature.
- Professional photography and a measured floorplan on every instruction, shot for your home’s best light.
- Rightmove, Zoopla and our buyer register from day one — around a third of sales start with a call to the register before the portals update.
- Accompanied viewings six days a week, with feedback inside one working day.
- A named sales progressor — Harriet chases solicitors, surveys and lenders weekly until keys.
- No tie-in — fourteen days’ written notice ends a sole agency at no cost.
Every valuation is a director or manager visitPresentation
Launched properly, not just listed
The difference between “on the market” and “on the market well” is a week of preparation. It is included.
Premium pack: twilight, drone and video — £395Buyers shortlist from photographs, and stone houses photograph dark. We schedule every shoot for your home’s bright side of the day, style what needs styling, and write particulars that carry the material information the law now requires — tenure, council tax band, EPC — so nothing unravels at survey stage.
For homes where the setting is the story — the Duchy avenues, dale-edge farmhouses — the optional premium pack adds twilight photography, drone stills and a video walkthrough for £395 inc VAT.
Then launch day: portals live, the register rung, and the first weekend of viewings booked solid wherever the price and the market allow. Our average last year was 34 days from launch to sale agreed, at 97.6% of asking.
For owners at a crossroads
Sell it, or let it?
Moving on but tempted to keep the house as an investment? It is the question we are asked most weeks — and the honest answer is arithmetic, not instinct.
Put in three numbers and the advisor works both routes with our published fees and realistic running costs:
- Sell — your likely net proceeds after our 1.3% inc VAT fee, conveyancing and the mortgage.
- Let — your realistic net annual income after management, maintenance, insurance, certificates and voids, and the return that represents on the equity you would be leaving in.
Every assumption is printed under the tool. Nothing is emailed, nothing is gated.
Sell or Let? Advisor
If you sell
- Our fee (1.3% inc VAT, min £3,300)
- Conveyancing (typical)
- Mortgage repaid
- Net proceeds
If you let
- Gross rent (12 months)
- Running costs & voids
- Net annual income
- Gross yield
- Net return on your equity
A guide, not advice. Letting also means landlord tax on the income, possible capital gains tax later, and your lender’s consent to let. Selling a former home within the CGT rules is a conversation for your accountant — we’ll happily join it.
The assumptions, in full
| Sale fee | 1.3% inc VAT of value, minimum £3,300 |
| Conveyancing (sale) | £1,650 |
| Management | 13.2% / 8.4% / 0% of rent by service level |
| Maintenance allowance | 8% of annual rent |
| Landlord insurance | £320 a year |
| Safety certificates & EPC | £190 a year, averaged |
| Void allowance | 2 weeks a year |
| “Comfortable” net return | 4.5% on equity |
Questions sellers ask
Before you instruct anyone
How much does it cost to sell my home with you?
Our sole agency fee is 1.3% inc VAT of the agreed sale price, with a minimum fee of £3,300 inc VAT — strictly no sale, no fee, and no tie-in. Professional photography, a floorplan, Rightmove and Zoopla listings and accompanied viewings are all included. The full table, including our optional £395 premium marketing pack, is on our fees page.
How quickly can you value my home?
Usually within 48 hours — often next-day. Valuations are free, take around 45 minutes, and come with a written market appraisal the same week. There is no obligation and we won’t chase you weekly afterwards.
Which portals will my home appear on?
Every sale and letting is listed on Rightmove and Zoopla as well as our own site, with professional photography and a floorplan as standard.
Do you do accompanied viewings?
Yes — every viewing is accompanied by a member of the team six days a week, including Saturdays, with feedback within one working day.
Why do you leave sold homes on the site?
Two of our current listings are sold subject to contract. We leave them visible because they are the most honest market evidence we can show you — what actually sold, and how fast — and because similar homes are always wanted by the underbidders.
Ellcott & Mayne · Harrogate
Start with the number.
A free valuation takes 45 minutes and comes with a written appraisal the same week. Book on 01423 590 480 or online — no obligation, no weekly chasing calls afterwards.