For sellers
Selling your home
One fee of 1.2% + VAT, payable only when you complete. No tie-in, no withdrawal fee, and everything below included.
The short version
What you pay, and what you get for it
1.2% + VAT on a sole agency instruction, minimum £3,600 including VAT. On a £450,000 house that is £6,480 including VAT, payable on completion and not before.
There is no tie-in period. Most agents will ask you to sign up for twelve or sixteen weeks; we ask for fourteen days' notice in writing if you want to leave, and there is nothing to pay when you do — not for the photography, not for the EPC, not for the portal listings.
We can afford to do that because we do not lose many. Of the sellers who instructed us in the last twelve months, three withdrew.
Included as standard
Everything in the 1.2%
- A written valuation with the comparable sales attached, yours to keep
- Professional photography by Sam, our own photographer, shot in good light rather than whenever we are passing
- A measured floorplan with room dimensions
- The EPC, ordered and paid for by us
- Material information gathered before launch — tenure, band, EPC, flood risk, covenants, parking
- Rightmove, OnTheMarket and our own site, plus our registered-buyer mailing list first
- Accompanied viewings seven days a week including evenings to 7pm
- Offer qualification — proof of funds, mortgage in principle and chain checks before we bring an offer to you
- A named sales progressor, Joe, who chases weekly in writing until you complete
- A board, if you want one, and no charge if you do not
Premium marketing is the one optional extra: £480 including VAT adds twilight photography, drone stills where planning permits, a printed 12-page brochure and a walkthrough video. We recommend it on houses above about £600,000 and on anything where the setting is the selling point. On a two-bed terrace it is money you do not need to spend.
The process
Six weeks, typically, from first call to sale agreed
- 1
The call
Tell us where the house is and roughly when you want to move. We will tell you on the phone whether we think your timing is right, and we will say so if it is not.
- 2
The valuation, in writing
Anna or Gareth spends about an hour at the house, measures it, and sends a written figure with the comparable sales behind it. Free, no obligation, and yours to take to another agent if you want to.
- 3
Preparation
Photography, floorplan, EPC and material information. Two to five days depending on the light and the searches. We would rather launch on a Thursday in good light than a Tuesday in bad.
- 4
Launch
Mailing list first, then the portals. The first fortnight generates most of the interest a house will ever get, so everything has to be right before it starts, not after.
- 5
Viewings and offers
We accompany every one and feed back within 24 hours, honestly. When an offer comes we qualify the buyer before we recommend anything.
- 6
Progression
Joe takes over: weekly written updates to you and to the buyer, chasing searches, solicitors and the chain, until you exchange and complete. 88.8% of our agreed sales complete.
Straight answers
The questions sellers actually ask
Is the fee negotiable?
No, and that is the point of publishing it. An agent who drops from 1.8% to 1.2% in your kitchen is an agent who was going to charge you 1.8% if you had not asked. We start where we finish.
What if I want to leave?
Fourteen days’ notice in writing and there is nothing to pay. We do not charge for withdrawal, for marketing already done, or for the EPC.
Should I do the house up first?
Usually not. Deep-clean it, fix the things that are obviously broken, cut the hedge and clear the surfaces. Do not fit a new kitchen to sell — you rarely get back what you spend, and the buyer often replaces it anyway.
Will you tell me if I am asking too much?
Yes, at the valuation and again if the first fortnight is quiet. Houses that sell within 2% of launch price take 29 days on average. Houses that need a reduction take 88 and finish lower.
Do you do open houses?
Rarely. They work in a market with a queue at the door. In this one they mostly compress your viewings into two hours and tell buyers less than an accompanied viewing does.
What about probate or a sale for an executor?
We do a lot of these. There is a separate page on probate and executor sales, including the £250 written valuation for the HMRC account.
Find out what your home is worth
A free market appraisal, in writing, with the evidence behind it. No obligation and no tie-in if you go ahead.