Advice for buying or selling your home

Top tips for buyers and sellers and what to ask your estate agent

When you’re selling your home

Get at least two valuations before choosing an agent

When you’re ready to sell, get at least two local estate agents to value your home.

You might be surprised at how much the prices vary. A higher figure can sound tempting, but sometimes it’s just used to win your business – and it could put buyers off if it’s not realistic.

On the other hand, a lower price might shift things faster, but could mean you’re missing out on a better deal.

Keep an eye on what similar homes are selling for nearby. That should give you a good sense of what’s fair.

Ask for feedback after viewings

A decent estate agent should keep you up to speed after every viewing.

Ask what people are saying , even if they’re not interested. That kind of feedback can help you spot small changes that might make a difference, whether it’s around presentation, layout or something else.

It also gives you a feel for how proactive your agent actually is.

If you’re buying a home

Speak to a mortgage adviser early on

Before you start booking viewings, it’s a good idea to know what you can afford.

At L&C, we offer free advice and can help you understand your budget, how much you might be able to borrow and what your monthly payments could look like. We can also get you a mortgage in principle, which isn’t a guarantee but shows the seller and their agent that you’re a serious buyer. It helps you move quickly when you do find the right place.

Thinking about how much to offer

Once you’ve found somewhere you like, you’ll need to think carefully about what to offer.

If the asking price seems fair, going in with a really low offer might mean someone else jumps ahead of you. But that doesn’t mean you need to offer full asking straight away either.

It’s about finding a sensible starting point and knowing your own limit – which is where having your mortgage plans sorted can help you feel more confident.

Also, remember this: the estate agent must pass all offers on to the seller, no matter what. If you’re told your offer is more likely to be accepted if you use the agent’s in-house mortgage adviser or solicitor, challenge it. That kind of ‘conditional selling’ isn’t allowed, and it’s definitely not something we’d ever support.

Don’t feel pressured into using their extra services

Estate agents often suggest using their own mortgage broker or conveyancing team. That’s totally fine, but it’s your decision, not theirs.

Questions to ask if you're offered a mortgage broker

If the agent wants you to speak to their in-house broker, ask a few things first:

How many lenders do they actually offer mortgages from?

We work with over 90 lenders, so if their broker only uses a few, they might not be able to find the best deal for you.

Which lenders have they actually used recently?

This tells you whether they’re genuinely looking at the whole market or just sticking with the same few favourites.

Do they charge a fee?

Most mortgage brokers earn a commission from the lender, but many also charge you a broker fee on top – which can be hundreds or even thousands of pounds.

At L&C, we don’t charge a broker fee. Our advice is completely free, and we’re paid by the lender when your mortgage completes.

That could save you a fair bit and it also means we’re not tied to any one lender.

Compare quotes for conveyancing

The agent might also offer you a quote for conveyancing (that’s the legal side of buying or selling a home). That’s useful to have but always compare it with others.

Ask:

• Is the fee fixed, or can it go up?
• What’s included?
• Are there any extra charges to watch out for?

You can look online or ask friends and family who they used. Shopping around could save you money and stress. Here at L&C we’ve partnered with My Home Move Conveyancing (MHMC), to help guide you through the process.

At L&C, we’re here to make the mortgage side of things simpler and clearer, with no fees and no pressure.

Whether you’re buying, selling or both, the estate agent you choose will play a big part in the process. But you’ve got more control than you might think, especially if you ask the right questions, take your time and don’t let yourself be rushed into extras you don’t want or need.

And if you ever need help understanding your mortgage options, we’re here, every step of the way.