Choosing an Estate Agent (UK)

My advice here is based on my own experience and probably only applies to the UK.  This advice is mainly based on office based agents but may apply to internet agents too - I may do a separate post later on internet only agents.

Choosing an estate agent is really important and can be really tricky.  For most people, its something you only have to do a few times in a lifetime so it can be a bit of a mystery.

Meet several agents 

My training as a quantity surveyor taught me to always get at least 3 prices for everything and choosing an agent is no different.  I usually invite 3 or 4 local agents to view the property.  Just call their office and they will be happy to come and value your property, this should be free.  

Prepare your home to the best it can look, this is going to be the time that the agent decided on a value, so do everything you can to make a great impression.

Let them know that you are meeting several agents, healthy competition never hurts to get the best possible fee!  I am obsessed with punctuality, so when an agent turned up 45 minutes late to an appointment I told him on the doorstep that I wouldn't be needing his services.  Imagine if he turned up 45 minutes late to meet someone who wanted to view the property?!

Having said that, be aware that the person who comes out to value your property is probably not the person who would accompany viewings so don't base your decision on that one person (this is a reason I like to visit offices - I see all the staff).

Do your homework

Look up what is on the market in your area at the moment, which agents have properties under offer? This isn't always fair as some properties are just tricky to sell and it ins't really the agents fault, but look broadly and you will get an idea of who is selling lots in your area and who has properties on the market but isn't selling them.

Check where the agents office is, although a lot is done on the internet now, if your property is in the window of a local agency it may just catch someones eye.  It is also easier for you to pop in and check on progress.  I like to take a personal approach when I can rather than phoning. 

Also do your homework to find out the value you should expect, what have neighbours homes sold for (Rightmove have a sold houses section on their website).  Beware that sold house information is 4-6 months behind and isn't always 100% accurate. 

My experience has been that an agent will usually recommend a much higher sale price than the others - tempting isn't it? Very tempting, until 2 weeks into the contract and they call you to advise you to decrease it, and even if you are lucky enough to get an offer, remember that a surveyor has to agree to it (unless you have a cash buyer).  

Surveyors tend to use local sold prices for their valuation, so say your neighbours split up/lost their jobs and had to sell quickly at a low price, that will more than likely bring your price down to a surveyor too - it's wrong but it happens and it can end your sale if the mortgage figures don't work out.

Fees

I can't speak for the whole country as I know fees vary from agency to agency and area to area.  You will usually find local agents are similar - they all know what each other are offering (and they will probably ask you too).  

Recently I have been offered fees of around 1%+VAT but I usually try to negotiate it down to 0.8%+VAT.  Some agents offer "free legal" with a fixed fee, ask a local conveyancing solicitor for their fees to see if this is really a good deal - this will vary on the value of your property so I can't start estimate this fee.  Also remember that this legal fee may only be the solicitors time and not include any of the necessary searches which form a large part of the legal fee.

Viewings

Do you want to do viewings yourself or have the agent do them?  There are pro's and con's to both. 

I personally sway towards vendor viewing being better as the vendor can talk about the local area, the neighbours, what its really like to live there, etc that the agent might not know.  Also, depending on the agent, they may not be free to book in viewings for a few days, a vendor may be free sooner.

However, if you are not completely comfortable, I would really recommend letting the agent do them, you don't want to put potential buyers off with your nervousness.

**edited to add: if you are letting an agent do viewings, make sure they will be able to fit them in speedily.  Recently I have been having to wait over a week to view a property, and if that is yours, theres a chance I'll find something different while I'm waiting.**

If you are lucky enough to get a second viewing, have information such as council tax, water rates, any other local information available as you will probably be asked, you want to appear to be as helpful as possible.

Contract

I think most agents tie you into to only being with them for 12 weeks, I try to get this shortened to 6 or 9 as it means I don't waste too much time if it doesn't work out.

Get Ready

Get the photos and description written and make sure you are completely happy before they go online, "there's no such thing as a second first impression".  Many people looking for property will be looking daily or even have alerts set up so you can expect lots of initial interest.

Make sure that you are free for viewings (whether you are doing them yourself or an agent is doing them).  If you have extended family coming to stay for a week for example, it might be best to hold off until they have gone and you have the house back to normal.

Also know that as soon as the information hits the internet people may be walking/driving past so make sure the front of the house looks great, keep an eye on litter, weeds, anything else that might put people off.

Good Luck

At the end of the day, selling houses is all about finding the right person willing the pay the right price.  There is a lot of luck involved as well as doing everything you can to have the best chance.  Try not to get too disheartened if you don't get an offer immediately, it's just a tough process.