How to choose the right estate agent: a genuinely balanced guide (from both sides of the table) Thinking of selling?  Here’s a practical, no‑nonsense guide to:  Researching agents,  Understanding contracts and fees, and  Decoding the sales patter — written with both the seller’s and the agent’s hats on Quick summary Shortlist 3 agents - research them properly, and invite all 3 to value. Compare like‑for‑like - on contract type, tie‑in, fees (inc. VAT), and marketing. Ask for proof - comparable sales, time‑to‑offer, and % of asking price achieved. Read the small print - tie‑in length, notice period, withdrawal fees, dual‑fee risks. Look for compliance - redress scheme, AML process, (for lettings: Rent Smart Wales & Client Money Protection). Choose the best fit for your situation - not just the highest valuation or the lowest fee, choose someone who you an see yourself working with for months 1) How to research an agent before you invite them out A) Look at evidence of results Local sold boards & recency - who’s sold homes like yours in the last 6–12 months? Portals - check Rightmove/Zoopla/OnTheMarket listing quality – How are the homes presented, do they looked rushed or time taken to create an engaging advert for your home. Are there floorplans with square footage, 3D tours, video, accurate descriptions, and clear material information** (lease length, service charges, ground rent, council tax band, parking, etc.)? Time‑on‑market - do their listings sit for months, or do you see regular SSTC updates? Case studies - look for before/after marketing examples and the story behind result (strategy, viewings, offers, negotiation). B) Reputation & responsiveness Google reviews - read the detailed ones; note patterns about communication and sales progression. Mystery‑shop - call/email out‑of‑hours and in office hours. How quickly and helpfully do they respond? Do they actually know their stock? Visit the branch - what’s the feel? Busy, professional, organised? Are you greeted and registered properly? C) Compliance basics (non‑negotiable) Redress scheme - every estate agent must belong to **The Property Ombudsman (TPO)** or **Property Redress Scheme (PRS)**. AML (anti‑money laundering) - they should explain their ID checks/source‑of‑funds process and when it happens. For lettings too -  in Wales, check the agent’s **Rent Smart Wales** licence, and **Client Money Protection (CMP)** membership for client funds. **Agent’s hat** Good agents *want* you to check these things. Strong processes protect sellers and make sales smoother. 2) Pricing: avoid the two biggest traps 1. The flattering overvaluation A price that looks great on paper but burns 4–8 weeks of your launch momentum, then needs reductions. Ask for like‑for‑like comparable sales (same street/estate, similar size/condition, last 6–12 months) and how buyers are behaving *right now*. 2. The race to the bottom on fees Ultra‑low fees often mean cut corners on marketing, weak negotiation time, or long tie‑ins/penalty terms to compensate. Remember: a tougher negotiator often **pays for themselves** at offer stage. Plus, if an agent cant negotiate themselves a fair fee, how are they going to negotiate the best sales price for you? **Agent’s hat** Pricing is a *strategy*, not a number. The launch window (first 2–3 weeks) is gold dust; get price and presentation right and you’ll feel it in the phone activity. 3) Contracts & fees — what they really mean Contract types Sole Agency - one agent; you pay them if *they* introduce the buyer during the term. Sole Selling Rights - one agent; you pay them **even if you find your own buyer** during the term. Joint Sole Agency -  two named agents share instruction; usually a higher fee than sole. Multi‑Agency - any number of agents; highest fee; risk of mixed messages if unmanaged. The key clauses to compare (line‑by‑line) Fee structure - % *including VAT* and any **minimum fee**. What exactly is included (photography, floorplan, video/3D, premium listings), and what’s extra? Tie‑in length - standard is often measured in weeks. Ask why that length is necessary for *your* home and market. Notice period - how long and when can it be served? (E.g., after the tie‑in ends.) Withdrawal/cancellation charges - are there any? If yes, exactly when do they apply and how much? Ready, willing & able buyer - avoid clauses that try to charge commission **without an exchange**. Dual‑fee risk - if you switch agents, when could more than one claim a fee? Get it explained and **noted in writing**. Duration of liability - how long after termination could you still owe a fee if the buyer was originally introduced by that agent? (Commonly several months.) Cooling‑off rights - if you sign at home or remotely, you normally have a statutory cooling‑off period. **Consumer tip** Ask for the **full Terms & Conditions** *before* the valuer arrives, and mark them up with questions. Contracts should be transparent and negotiable. 4) Marketing that actually moves the needle Photography - Key to gaining interest, photos are the BIG player in getting viewings (other than price). Ensure that you choose an agent who has photography and videography in their arsenal. Measured floorplan - with **gross internal area** stated. Compelling description -  that tells a story and sets buyer expectations (orientation, outlook, condition, upgrade potential). Video or 3D tour - to pre‑qualify viewings and reach out‑of‑area buyers. Portal coverage - (Rightmove/Zoopla/OnTheMarket) + **social media campaigns** targeting likely movers. Launch plan - “go‑live” timeline, database preview, open‑house strategy, and feedback loops. Sales progression - who chases solicitors, how often, and what’s their average exchange timeline? **Agent’s hat** Quality marketing isn’t vanity; it compels better‑quality viewings, which produce stronger offers. 5) “What agents say” — and how to decode it (truth‑translator) 1. We have buyers waiting *Ask*: How many *qualified* buyers for my type of home? When did you last speak to them? Will you email me the anonymised match list? 2. We’ll get it on the market today *Ask*: Will you still do professional photos, floorplan, 3D/video? Can I see a draft listing before it goes live? (Rushing a property onto the market is not always a great idea, especially when you think about getting the marketing and photography, this takes time to get right) 3. We achieve the best prices locally *Ask*: Show me your last 10 local sales: asking price vs. sold price, days‑to‑offer, and marketing approach. 4. Our fee is the cheapest *Ask*: What’s included/excluded? Who pays for photography/EPC? How many accompanied viewings will you do? Who negotiates offers and how? Cheap fees do not tend to generate best price achieved, so although tempting, try thinking about how much you could be loosing, either by going on the market too low or a cheap fee agent not being able to generate enough interest to be able to get the best price for your home 5. Tie‑ins are standard *Ask*: Why that length? What’s the notice period? Can we agree a shorter tie‑in if we follow the marketing plan? 6. We have a cash buyer lined up *Ask*: Proof of funds and position? Are they chain‑free? Don’t sign **sole selling rights** just for this claim. 7. We’re number one *Ask*: Based on what metric and timeframe? Is it independent and verifiable? As far as we are aware, there are no truly independent "whole of market" estate agency researchers to find the number one, so any claims will be (in our opinion) not 100% accurate. 8. We’ll match any fee *Ask*: Great — on the same marketing and service level? Put it in writing. 6) Questions to ask at the valuation (print these) 1. What asking price and range strategy do you recommend — and why? 2. Which comparable sales most strongly support that price today? 3. What’s your days‑to‑offer and % of asking price achieved in the last 6 months for homes like mine? 4. Who will write and sign off my listing copy and brochure? 5. What photography + floorplan package do you use — and when can you shoot? 6. Do you include video/3D tour? If not, what’s the cost and benefit? 7. What’s the launch plan (database preview, social, open house) for week 1–2? 8. Who conducts viewings and who negotiates offers? (Experience matters here.) 9. How will you qualify buyers (mortgage decision‑in‑principle, chain checks, proof of funds)? 10. What’s your contract type? Tie‑in, notice period, and minimum fee (inc. VAT)? 11. Are there withdrawal charges or vendor‑paid marketing if I pull out? 12. How do you protect me from dual‑fee risk if I change agents? 13. What’s your sales progression process and average offer‑to‑exchange timeline? 14. Are you in a redress scheme (TPO/PRS) and what’s your complaints procedure? 15. How do you handle Anti Money Laundering checks and material information to keep the sale robust? (AML are ID checks, material information is anything important that could affect a buyer’s decision to view, make an offer, or pay a certain price). 7) Red flags (slow down or walk away) A very long tie‑in with a long notice period. (If it’s great service, why lock you in?) Ready, willing & able clause (commission without an exchange) or **hefty withdrawal fees**. No professional marketing but promises of “buyers waiting”. A valuation that’s far above evidence (especially without a strategy to justify it). Vague answers on **compliance**, or no written complaints procedure. Poor communication during your mystery‑shop — believe the pattern. 8) From the agent’s chair: how to get the very best from your agent Be open about your motivation and timescale.** It helps shape pricing and strategy. Prepare the property (declutter, minor repairs, kerb appeal) so the launch sings. Be reachable, for quick decisions during the first 2–3 weeks. Agree milestones (photos by X, listing live by Y, first review on Z) and a cadence for updates. Give honest feedback after viewings; it improves targeting and negotiation. **Agent’s hat** Sellers who collaborate on presentation and pricing usually net **more** — because they create healthy competition among the right buyers. 9) A simple way to compare agents (use our worksheet) Score each agent 1–10 on: * Evidence‑based valuation & strategy * Marketing quality (photos, floorplan, video/3D, copy) * Contract fairness (tie‑in, notice, fees inc. VAT, no hidden charges) * Communication & responsiveness * Local results and reviews * Sales progression strength Ask us for our editable comparison worksheet, columns for fees, tie‑in, contract type, marketing included, performance stats, compliance, and notes). Fill it in as you interview each agent and choose with your head *and* your gut. 10) How we (SA Property) approach this This section is about our own approach — skip if you only wanted neutral advice.* 0‑week tie‑in - effectively open/multi‑agency style terms, because we believe the right to choose keeps service sharp. Up‑front EPC & photography charges - paid before marketing so we can deliver quality presentation from day one. No sale, no charge - on our fee unless  - a sale is agreed and the seller withdraws or provides misleading information that collapses the sale — then a **minimum charge of £750 + VAT** applies. High‑street presence + face‑to‑face service in Gorseinon, backed by strong word‑of‑mouth; 99% of our instructions come from referrals. Relentless sales progression - we chase chains, not just phone calls, and we don’t give up. If you’d like to see how this stacks up for *your* home, we’re happy to walk you through our worksheet with live local comparables and a bespoke launch plan. 11) FAQs **Should I pick the highest valuation?** Not on that alone. Insist on comps and a plan. The best outcome is the **best net price** in your timescale. **Are longer tie‑ins ever justified?** Never, if you are instructing an agent who is confident in their abilities to get you moving, then why have a tie in clause. Tie in clauses tend to indicate, especially lengthy ones, tend to indicate that you will have to stick with them as they are not sure. So surely a 0 week tie in period would give you peace of mind that if it doesn't work then you have a way out.  **Do I need an EPC to market?** Yes — you (or your agent) must commission one before marketing. There are limited exemptions for some listed buildings; ask for advice if relevant. **What if I’m also letting?** In Wales, your agent must be **Rent Smart Wales** licensed and have **Client Money Protection (CMP)** for client funds. ### Final thought Choose the agent who gives you **clarity, evidence and confidence** — and who treats you as a person and your property like a project with a plan, not just a listing with a price.

Let’s Be Honest – The Waiting Game is Frustrating You've cleaned the house from top to bottom.  You’ve moved the kids' toys, baked the bread, lit the candles, and had the photos taken.  Your house is now on the market and… crickets.... No offers. Fewer viewings than you expected.  The email inbox is looking pretty quiet.So how long do you wait before doing something about it? There’s No One-Size-Fits-All Answer – But Doing Nothing Is Rarely the Right Call In our experience at SA Property, the market speaks quickly. If you’ve had little to no interest within the first 2–4 weeks, that’s already a sign. The first few weeks are your golden window.  That’s when your property is pushed out to the most serious buyers who are actively looking and ready to go. If it doesn’t turn heads then, it’s unlikely to suddenly do so in week eight. So what do you do? Step 1: Re-Evaluate Your Asking Price Let’s get the awkward one out of the way. If you’re overpriced, the best marketing in the world won’t save the sale. Buyers are savvy. They’re watching property portals daily and know what similar homes are going for in your area. That doesn’t mean you have to slash the price. But a realistic review of where your home sits in the market is crucial. Ask yourself: Are you priced to compete with similar homes? Are your buyers comparing your home to larger or better-presented ones in the same bracket? A price adjustment (even a small one) can push you into a new bracket of buyers and revive interest. Step 2: Check Your Marketing Photos, floorplans, description, video tours – all of it matters. At SA Property, we often take over listings from other agents and refresh everything: New photography (especially if the seasons have changed) Snappier, more targeted descriptions Boosted social media promotion Proper focus on features that sell (like gardens, parking, kitchens, school catchments) If your agent hasn’t talked about marketing tweaks – ask why. Step 3: Review the Feedback (or Lack of It) Have people been viewing and just not biting? Or are viewings barely happening? If you’ve had viewings, listen to the feedback — even if it stings. Is it always “the third bedroom feels small” or “the kitchen needs updating”? If you haven’t had viewings, that’s usually a sign of price or presentation problems. Don’t take it personally. Use it to adjust. Buyers don’t want perfect — they want value for money. Step 4: Consider Minor Improvements Sometimes, a lick of paint, better lighting, or a de-cluttered room makes all the difference. We’re not talking full renovations — just things that make your photos and in-person viewings pop. A fresh look can re-engage previously uninterested buyers. Step 5: Talk to Your Agent – Or Switch An honest, proactive agent will already be doing all of the above. If yours hasn’t mentioned any of it and is just saying “be patient,” it might be time for a new approach. At SA Property, we believe the market gives you clues — and your agent should be reading them. If your agent isn’t pushing for adjustments, or is ghosting you between updates, it could be time for a refresh. The Bottom Line Don’t just wait and hope. The longer a home sits unsold, the more likely buyers assume something’s wrong. It becomes “stale” in the market’s eyes. If it’s been 3–4 weeks without meaningful action, it’s time to do something — whether that’s price, photos, presentation, or people. Need a Second Opinion? We’re happy to take a look at your listing, give honest feedback, and tell you if it’s the price, the marketing, or something else. No pressure. No jargon. Just proper advice from local experts who sell homes every day in Swansea. Contact us for a free marketing review: 01792 893000 info@saproperty.co.uk

When the Phones Go Dead: A Lesson in Customer Service At SA Property, we pride ourselves on excellent communication — so you can imagine our panic when our phones and internet suddenly stopped working today. No warning. No heads-up. Just silence. This isn't a cautionary tale from a client — it's our own experience. A number of years ago, we signed a 7-year contract with a telephone and broadband provider, sold on promises of technological advancement and cost savings. In hindsight? It was neither. The costs crept up year after year (buried in the small print, of course), and the tech issues became increasingly frustrating. Fast-forward to 2024 — with our contract due to end in August 2025 — we decided enough was enough. We found a new provider, one offering the same services (broadband, phones, multiple lines) for £30 + VAT per month, compared to the £500+ VAT we were currently paying. A no-brainer, really. We gave the correct notice. We had written confirmation from our existing provider that our contract would end on 21st August 2025. The new provider confirmed they'd take over on 22nd August. Perfect, right? Well… On 18th July, we received a new email from our outgoing provider stating our broadband would be transferring on 24th July. A full month early. We immediately queried this — surely it was a mistake? We were assured that the transfer only applied to the broadband and not the phone lines. Still, it didn’t sit right. And today, our worst fears were confirmed — no internet. No phones. No communication. Each company is blaming the other. One says, “They requested it.” The other says, “We don’t know what happened.” Meanwhile, we’re left in the dark — literally and figuratively. Yes, it’s hopefully just a day of disruption. Yes, we’re saving over £470 a month from August onwards. But this is a sharp reminder of why we left our old provider — lack of communication, poor handling, no accountability — and also a cautious note on the importance of making sure transitions are watertight when switching services. So, what’s the takeaway? Read the small print. Choose short-term contracts wherever possible. Don’t wait until you’re frustrated — start the switch early. Test your new provider thoroughly — even when it’s cheaper. And finally, never underestimate the value of a company that actually cares about its clients and their ability to stay connected. We’ll keep you posted — and in the meantime, thanks for bearing with us if you’ve tried to get in touch today and couldn’t. SIDE NOTE: if you want to know which company to avoid whilst looking for telephone and broadband deals, just let me know

Chosen the Wrong Estate?  – What to Do Next Expert advice from SA Property on how to take back control and get your move back on track. Let’s be honest—moving home is stressful enough without feeling let down by the very people meant to be helping you.  You chose an estate agent to guide you, support your sale or let, and bring you the right buyer or tenant.  But what happens when weeks go by, and you’re left feeling forgotten, frustrated, and stuck? You’re not alone. We hear it often: “I wish I’d chosen differently.” “I feel like I’m doing all the chasing.” “They promised the world, but nothing’s happening.” If this sounds familiar, this blog is for you. Let’s walk you through your options—calmly, clearly, and with expert insight. 1. Spotting the Red Flags – Is Your Agent Underperforming? Not every property sells or rents overnight, but poor service shouldn’t be part of the journey. Look out for these signs: You're not getting regular updates or feedback Viewings are few and far between (or badly handled) Your listing looks poor (bad photos, vague description, no floorplan, where it's needed) The property was overpriced to win your instruction—but now sits unsold. Believe it or not, this is very common and for reasons that you wont believe!! Your concerns are being brushed off or ignored Top Tip: Trust your gut. If something doesn’t feel right, it probably isn’t. 2. Know Your Rights – What Does the Contract Say? Before making any big decisions, check the agreement you signed. Most estate agency contracts will include: A tie-in period (you may be locked in for 8, 12, or even 16+ weeks) A notice period (how much time you need to give to terminate the agreement) Clauses about commission or fees if the property sells soon after leaving that agent Not sure what you’re looking at? Don’t worry—we’re happy to glance over it with you, no obligation. 3. What to Do If Things Aren’t Working Communication is key.  Start by raising your concerns directly with the agent—they may genuinely be trying but haven’t communicated well. Give them the chance to improve. But if the relationship feels broken or your trust is gone, you don’t have to sit back and wait. Top Tip: Keep a record of conversations and any promises made—it helps if you decide to escalate later. 4. Switching Estate Agents – What You Need to Know You can change agents—but you must follow the right steps to avoid unnecessary costs or disputes. Here's how: Check your current contract – Understand any restrictions or notice periods. Give formal notice in writing – Stay professional, even if you’re frustrated. Choose your next agent wisely – More on that in a moment… Refresh your marketing – New photos, fresh listing copy, maybe even a relaunch to hit the market with impact. Top Tip: A switched-on agent will help you navigate the transition smoothly—including re-listing with minimal downtime. 5. Choosing Better – What to Look For in Your Next Agent Once bitten, twice shy. This time, make sure you ask the right questions: What’s their marketing strategy beyond just listing on the portals? How often will they update you—and how? What are their recent results in your area? Can they provide testimonials or reviews from clients? Are they honest about pricing—or telling you what you want to hear? Top Tip: At SA Property, we believe in transparency, great marketing, and real results. Our contracts have no long tie-in, and we’re always happy to offer a second opinion—no pressure. Final Thought: You’re Not Stuck!! If your move isn’t moving, or you’ve lost faith in your agent, it’s okay to pause, review, and take action. A fresh start can make all the difference. Thinking of switching? Let’s talk. We offer a free, honest consultation—and if we’re not the right fit, we’ll tell you that too. We can provide a FREE property healthcare check so you can see how your property listing stacks up or you can book a marketing appraisal. REMEMBER: If you don't change something, then you can't really expect anything to change, can you?!?!