How to get tough with agent?

[Paperbaper]

Or am I being unreasonable??

I live in a highly sought after area where houses get snapped up in days. Due to referendum houses are perhaps taking maybe 2 weeks to sell.

My house has been on the market for 4 weeks. I had 3 viewings straight away and nothing for 3 weeks.

I found a house I love and have reduced my asking price by nearly 10k to try and sell. Taking me to 5k below asking price of similar - but needing modernisation - homes (those homes both came on the market the beginning of month and are now sold).

My neighbour sold their home for 10k more than mine (full asking) just over a month ago in 24 hours.

We aren't talking hundreds of thousands for my home so reducing the asking the price of that much is quite a bit and will have an impact.

My house is fully renovated and my agent has said its spotless and totally sellable. It also is top spec, for a good price. They don't know why there's been no viewings.

Ive told them that I need to sell as the house i need in my budget are like gold dust (I had offer accepted but I'm not proceedable on it)

Am I being OTT to ask what they are doing to actually market and drum up interest?

If it's relevant, the properties which have sold since mine are also on with the same agent, which is even more annoying.

[AthletesFoot]

Take on another agent on a winner takes all basis

[Paperbaper]

I would need to give 28 days notice.

My agents have been great in terms of conversation and they have a great reputation, 4 friends and family members have highly recommended them. Of the viewings I've had each have been time wasters. Property only has 2 beds, I want a more traditional period home - that kind of useless feedback

[Paperbaper]

Photos are brilliant and make the house look amazing. That's what I don't get.

Thing is my agent said we have loads of people on our books looking for this kind of home - are all agents able to talk bollocks?!

[AthletesFoot]

You wouldn't need to give notice as you are taking in an additional agent.

Get them competing against each other for the fee.

Good luck!

[Doinmummy]

If the price is competitive and the photos do it justice then it may just take time .

Are the agents actually phoning prospective buyers and telling them about your house ? I know most agents idea of marketing is just bunging the pics on right move .

[AthletesFoot]

Also if the marketing is good (you say the photos are top notch), it does look as though it is down to the uncertainty of the referendum. Your neighbour sold their house a month ago, yours has been marketed post referendum. While there is uncertainty, the demand is not there unless people really have to move

[Paperbaper]

Doinmummy - I don't know. As far as I'm aware it's just on rightmove. I know market is slow but no viewings for 3 weeks?

Athletes foot - wouldn't I need to pay commission to both? I've reduced my price to the lowest I can possibly accept on my agents advice. So I cannot afford to pay two lots...

[Paperbaper]

Athletes - I think it's because two properties have gone up with the same agent literally around the corner post referendum for more than mine and they are both sold.

[AthletesFoot]

You don't pay two lots of commission. Check with your agent to see how much it would set you back if you went on a winner takes all basis

[CatsCantFlyFast]

I assume your contract is a sole agent contract and therefore you would need to give notice to change it to a joint agent contract. Agents acting as joint agents normally want a higher fee percentage than as a sole agent, but you will still only pay one agent when it sells

[Imknackeredzzz]

Athletesfoot- I'm an agent and yes she would need to give notice if she's signed a sole agency contract- before she can bring another agent on board

[Bails2014]

Are the photos TOO good and make it look better than it is? Is it listed on the big online sites? Is the agent truthful? Have you told them your not happy?

I always regard 'price reduced' houses with suspicion.

[Bails2014]

Joint agent always screams desperate to sell but can't.

Rightmove/Zoopla give a lot of market transparency.

[Paperbaper]

Contract says sole for 4 weeks and then continuing basis for 28 days until notice is given.

[Doinmummy]

I know estate agents have a bad rep but they don't properly market properties IMO. I told my agents that I expected feed back from all viewers and that I expected them to phone people and suggest they view my house . They hated me

[Paperbaper]

Photos are just right. Not too good and accurate.

I've checked all the big websites and they appear there. However they aren't on the high street so I don't know if that has a part to play?

I've not told them I'm not happy as I didn't know if I was being unreasonable? But I did tell them now I've reduced the asking Price I must sell soon!

[Paperbaper]

Last correspondence was we're on it, we'll do what we can to get it sold

[Diamogs]

Its odd that other houses nearby have sold and yours hasn't - perhaps post a link to yours and the others and let us give you feedback.

The old saying "a house is only worth what a buyer is willing to pay" suggests yours is overpriced if it hasn't sold.

[wowfudge]

I agree that you should post a link OP - you'll get lots of good advice.

[Out2pasture]

could you chat with your neighbor and ask why their home sold in 24hrs? a buyer they knew, the agent or agency, or honestly the difference between your house and theirs (better location such as not on a corner better value such as off road parking etc etc etc).

[newtscamander]

All property will sell at the right price... If the photos are good, they have good internet advertising, competent staff who answer calls and email enquiries... Then what more can they really do these days. I think it must be overpriced.

[Sooverthis]

There must be a difference between your house and the ones that have sold. Work out what it is and price yours accordingly. This won't be about the agent it will be about the house.

[whois]

Like other say - is there some subtle benefit to the other houses? Nicer layout? Better sun levels in garden? More mature private garden? Slightly smarter neighbouring houses?

[whois]

Also - you don;t knwo what they ACTUALLY sold for... may well have accepted a low ball offer just to get them sold.