Estate agent cooling off period - would you pull the plug?

[toomanyflatwhites]

Will try to make this as concise as I can! I've owned my flat a long time, it was bought as my home but for past 5 years since I moved on with DP it has been rented out.

For various reasons I started thinking about selling it, so I had the agent (who I pay for full management) value it for me in February, as well as another local agent who I met and showed around. Both came in with same valuation but the Renting agent said don't bother repainting, market it as a 3 bed, whereas the new agent said I should repaint internally (even though it's a hassle to the tenants and extra expense to me) and to market it as a 2 bed 2 reception (and that way if people perceive it as better value if they want to use as a 3 bed). That's actually how it was sold to me, as a 2 bed 2 reception and when I lived there I used the 3rs bedroom as a study and wasn't bothered about small kitchen/lack of dining room (fairly typical for that area of London).
Anyway - I decided to do nothing though my instinct was that the new agent had it right, and the Rental agent was a bit of a dick tbh, super pushy and trying to get me to put it on the market.

Fast forward to now, DP and I are trying to buy a new family home and I'm keen to avoid 2nd property stamp duty on it so decided to try and sell mine after all. As baby #2 is due imminently I got lazy and instructed the Rental agent (even though I didn't like them) as I thought it was easier. After I asked them to put it on the market they did nothing for 2 days, then took a week to tell the tenants, then listed it with old photos (from pre this tenancy, so condition is from 3 years ago and different to how it looks now). They booked an "open day" (actually an hour...) last Saturday with 8 (overlapping) viewings and then took until I hassled them 3 times today to give any feedback. What came through was that people felt it was a bit overpriced, not in the condition they expected, layout didn't work for them, more like a 2 bed 2 reception than a 3 bed...etc etc.
I'm now thinking these agents are crap and I have mad a horrible mistake - the other agent had much more of a clue and I should have trusted my instincts. My 14 day cooling off period ends this Friday and the I'm in an 8 week contract, but I will then have a newborn to deal with (due in 3.5 weeks). Given their apparent lack of effort/understanding of the market, would you stick with them? Or think about pulling the plug?

(Eek that was way longer than intended, sorry!!!)

Pull the plug.

Pull the plug you can always go back to them at a later date

Not to derail - but why does the floor plan say stairs in the airing cupboard(?) in the bathroom?

@Userplusnumbers the stairs go down to the back garden!

@slipperywhensparticus interesting you say that...I was worried about burning my bridges! Even if I was honest and told them I thought they'd not done a good job and I wanted to try with someone else? 🤔

You dont have to give them a reason why

I put it in an email and said I was exercising my right to withdraw from their service within my 14 day cooling off period. Please take this as my confirmation I want to terminate my contract with you.

It might be different looking around but there isn't an obvious room to be 2nd reception room. The layout makes you think it is 3 bed or 2 bed and a study. I would though try to paint it and if you are planning to sell it without the tennants then consider giving them notice as it will be easier to show and sell if empty (if you can afford it).

Have a look at the government website, you may be eligible for this scheme.

Not the point of the thread but have you checked you would definitely need to pay the extra stamp duty. In some scenarios it’s not applicable.

Thanks mrs2468, if OP clicks on my link it talks about claiming a refund if you own 2 properties for a short while while selling your primary residence. It’s too early for me to write good sentences.

The layout is likely putting people off, bathroom off lounge and stairs in bathroom to garden, very odd. Bathroom and 3rd bedroom would do better swapped over.

Lizzestwin also I think if your selling a main residence for other provided you owned it before 2016 but I’m no legal expert

I remembered reading something on here so found the relevant part of the government website & thought OP could read it cognisant of all applicable information. By 11 or 12 I’ll be able to write full paragraphs .

Sorry I just realised I didn't come back! Thank you for the links about stamp duty, will need to investigate.
But today I did it, took the flat off sale, so now I just need to decide if I put it straight on with another agent or do a bit of freshening up (and give myself time to have this baby!!) first. Thanks everyone for your advice!