Nightmare buyers and estate agent

[Thanksforthememory]

We are currently selling my mum in-laws house as she died last year, we've had a few people round but no offers so we reduced to offers over £180.
We've spend £13k doing it up before we put it on the market new kitchen, bathroom, all newly carpeted and blinds so basically inside is like new.
We reduced last Monday and by teatime had our first viewing they offered £170k on Tuesday then upped it to £175k which my husband reluctantly agreed but I said to keep on the market because you never know what may happen.
On Thursday it went sold on Rightmove but being busy didn't have time to query it.
The buyers asked for a second viewing on Friday which I agreed only to find out when they arrived that the woman had brought a family member who was a architect who went round with his clipboard and pen and proceeded to tell me everything that was wrong with the house, while I just sat there in shock, there was nothing he told me that we didn't know anyway as if you walk round outside it's quite obvious to anyone what needs doing.
I told my husband what had happened and I was furious by this time as I thought they were just coming for a second viewing and not to rip the house apart especially when offers over 180 meant just that but with the covid who knows what may happen hence taking the low offer but then to slate the house which to means they are going to be horrendous to deal with as I can see they are wanting it even cheaper as the last house to sell on that road is £20k higher than their offer.
Now we are waiting for then to sort a survey out which doesn't seem to be forthcoming so my husband rung the estate agent and asked to put it back on the market till at least they've had there survey done and was told by agent that it's illegal to have it up for sale when they've signed a contract which I found out this is a complete lie.
I would like to pull the deal and sack the estate agent. What would you do in this situation.
Thanks.

@ Bouledeneige
I’ve done flat fee twice. A bit through the books and a bit cash.
I didn’t even sign a contract on the last one and he was half the price of the people we were buying from. And he did all the viewings.

OP, I’m glad you have now employed someone you feel comfortable with. It does appear clipboard guy was twat and maybe these buyers we’re going to start trying to take money off. Just step back from it a little and grow a thicker skin when dealing with potential buyers.

Rulesdontapplytome
Thanks. Yes your quite right. I didn't have any hesitation about handing the key over whereas before it just didn't feel right for some reason but as I won't see any potential buyers they can say what they like about it.
If they had brought him along before they had the offer accepted then we could have decided whether it's worth the hassle to accept which we probably wouldn't have but having said they would have been offering on everything that he said was wrong with it whereas they offered really low at the beginning without seeing outside properly because it was dark, unless they'd been looking round before making a viewing.
We should have asked why they think the first offer is acceptable then they would have the chance to say why.

OP,

I think perhaps you are one of the most 🦇💩 posters I've ever come across.

I was with you in your first post but the more you post I'm thinking you're really away with the fairies or have a personality disorder. You sound extremely paranoid and unable to see reason.

How many viewings has the new agent managed to arrange so far? I mean, it’s all very well feeling comfortable with him having the keys and liking the idea of buyers having to pay a deposit to secure the property and believing he’ll get you a higher price - but if he isn’t actually getting you any viewers / viewers are put off by the idea of a deposit then it’s just smoke and mirrors, isn’t it?

Yes I’m curious how many viewings are lined up, this is peak time when just signed.

Also are buyers told they will need to pay a deposit in advance, if they place an offer? Is the agent open about that?

@Bouledeneige

OP - where are you based in the UK? Seriously I've never heard of EA's charging a flat fee - I thought they always charged a percentage. I've also never heard of a deposit being charged. It's all really odd.

Purple bricks do.

Sounds like OP tried to cheap out and has now realised how valuable traditional estate agents are

Well unless they were on for ten months with purple bricks, or other on line agent, they will need to pay the fee whatever.

*GU24Mum

OP, what "deposit" is the new agent going to take?

It certainly won't be the contractual deposit as that goes via solicitors - and later in the process. It's not a new-build reservation fee as it's not a new-build - if it's some sort of money which is going to be tied up with an exclusivity agreement then you're very likely to have the solicitors spend hours negotiating that rather than get on with the deal.*

Surprisingly, I came across this situation when helping a friend house hunt 18 months ago!
It was a probate sale too and the seller wanted a non returnable deposit of £2.5K from the point that the offer was accepted!
My friend was going to consider it as the property had potential, but persuaded her to walk on by.
If the survey or the solicitors enquiries had thrown up any concerns she would have no bargaining power at all, and would have the stark choice of proceeding regardless or losing her £2.5K. Totally unfair and I was appalled that any estate agent would even agree to this.

Only a fool would spend £13k tarting up a house to sell. They would never recoup that money, why not just knock down the asking price?
I agree this seems unbelievable.

Not neccessarily at all. It depends what work you do.

I think you will find that most buyers won't be willing to put down a deposit on the house.
When you factor in the unrealistic expectations and bizzare sensitivities of the vendor, I wouldn't be very optimistic about selling at all.

OP, the offer you had was only that, an offer - you didn’t have to accept it, so why are you acting as if you were somehow pushed into accepting it?

When we sold our last house the first offer was lower than we hoped for, we turned it down and waited for another buyer to come along, that’s perfectly normal

I wouldn’t pay a deposit to an EA, that’s just a bizarre idea & you need to be less emotionally attached to this sale

Based on how this thread has gone so far, I predict there will soon be an update that there were back to back viewings on the first day, followed by a bidding war that went to offers above asking, and the successful bidder is so grateful to have the opportunity to buy it that they're not even going to bother with things like searches, never mind a survey!

I think you were correct to sack the agents for making up a lie ("signed the contract?") unless it's the holding deposit they mean but even then it's quite meaningless. Also, if they found you a lowballing buyer without AIP on mortgage and sold this buyer to you as someone who's got their mortgage sorted, good riddance.
Some agents are so lazy and lacking in common sense, will latch onto any buyer, yours sounds as one of them.

@PowerslidePanda

Based on how this thread has gone so far, I predict there will soon be an update that there were back to back viewings on the first day, followed by a bidding war that went to offers above asking, and the successful bidder is so grateful to have the opportunity to buy it that they're not even going to bother with things like searches, never mind a survey!

I was thinking the exact same. What a coincidence that would be!

I really hope OPs old buyers are reading this and thanking their lucky stars, talk about a lucky escape!!

I still waiting for the OP to come back and tell us how she's been fending off full price offers with the new EA and has had no issue choosing one willing to pay the deposit.

Same @Lochroy 🤦🏻‍♀️ I hope purely for their sake that they manage to get a sale soon... But somehow I doubt it very much! Whereas the original people who offered could well have been over half way through the process by now! We're looking for houses at the moment and prices are dropping plus the market is slowing (as predicted). Think the OP may end up regretting not giving the first lot a fair chance.