Sellers taking the Michael, what would you do and how to word a pull out of sale email?il

[MysticalPombear]

How do I word a professional “pulling out” threat to sellers?

I’m at my wits’ end and need some advice on how to phrase things professionally when threatening to pull out of a purchase.

I put my offer in 22nd April.

The sellers’ onward property is empty, and their sellers are desperate to complete.

We were originally due to complete end of August, then 12th September, then 6th October. Each date has come and gone because of delays caused by the sellers and their solicitors.

My solicitor is ready. They have everything they need, but the other side just won’t exchange, and their solicitor is ignoring mine.

The seller keeps messaging me directly with excuses, which I’ve now stopped responding to.

Meanwhile, I’ve already come off my mortgage with my ex (early September, ready for completion on 8th Sept), so I’m now technically homeless.... splitting time between my campervan and my brother’s house. The sellers know this and the estate agent.

I want to give them a clear deadline: exchange by 15th October, complete by 31st October, or I will withdraw.

What’s the best way to word this so it’s firm and professional, without burning bridges unnecessarily? I just want to bring this to a close, one way or another. I don't know ifcthe sellers actually want to move and seem to think they call the shots and won't commit to a date.

I feel they are taking the Michael out of me now.

Any advice greatly appreciated.

I wouldn’t be in direct contact with the seller for a start. Tell the estate agent, leave it to them to communicate with their client and chase the solicitors.

Don't use ChatGPT. Ask your solicitor to write a letter to the sellers solicitor. That's what you pay them for.

I would be very clear about laying the blame. As others have said, you don't need a long winded email, you just need to tell them that unless they act quickly, give them a date, then you're going to pull out.

Just tell the agents that you need an exchange by x date, and start looking at other properties. You don’t need to wait to start viewing.
Your solicitor needs to send an email saying you need to move quickly, and ask what the hold up is, saying their failure to respond is causing serious concerns as to the sellers ability and willingness to proceed, and that the delay is putting the entire transaction at risk.

You have a solicitor - speak to them and get them do do it

I would state - we exchange and complete by 6th October.

Start looking elsewhere now.

I’m a solicitor @MysticalPombear and just completed after an 8 month period when I finally needed to get a bit tough. Take a multi pronged approach , the very simple email to the estate agent and sellers saying if you don’t exchange by x and compete by y my offer is withdrawn, get your lawyer to email the same and then most effective start viewing houses with the same estate agent- that will show you are serious. Ultimately though you have to be willing to walk away so consider your fall back position. I waited because there really was nothing equivalently good for me on the local market, but it is easy to get fixated so sounds like time to start looking around and you may find something you like better.

I'd get the estate agent to handle it. Ring them up and tell them you can't carry on. Ask to start looking at other properties, they will be on to your sellers so fast!

Hi everyone,

I hope everyone is well.

I just wanted to update you on my personal circumstances as unfortunately I am unable to continue with this purchase, unless we can get a firm date in the diary for exchanging and completion.

The latest I can exchange by is X, and I would require a completion by Y.

Unfortunately this isn’t negotiable and if this cannot be facilitated at your end then I will have no option than to pull out due to my personal circumstances.

My solicitor, and everything at my end is ready to go.

I look forward to hearing from you,

TheBeaTgoeson1

Separate email to the estate agent.

Hi X,

Further to my previous email, I would like to start the process of viewing other houses within my original description and price bracket.

I’m happy to start viewing immediately.

Many thanks,

TBGO

Calm, factual, and showing intention. Don’t apologise, and don’t overexplain.

Sorry @TheBeaTgoeson1 that has empty pleasantries and apologies. The first two sentences are superfluous and make the OP appear on the back foot. You had lost me immediately.

Instead

Hi everyone, unless we can agree a firm date for exchange and completion I cannot continue with this purchase.
I expect exchange by X, and completion by Y at the very latest.
This isn’t negotiable and if this cannot be facilitated by you then I will have to rescind my offer.
My solicitor, and everything at my end is ready to go.
I look forward to completing this purchase.

Again, don’t communicate directly with the seller. Find out from your solicitor exactly what the delay is. In my recent experience it was solicitors causing the hold up. I also worked as an EA and it was always the solicitors who were the most problematic when it came to delays. Conveyancing is done by overworked legal execs and they just can’t meet the deadlines. They won’t care if you threaten to pull out, they get paid whatever.

Too many ‘unfortuately’ s

Agree with PP - tell both your estate agent and theirs that you'd like to book a viewing on X and y properties (basically anything they have on their books that's vaguely suitable for you) for tomorrow as you've lost all faith the sale will go through. I expect that will light a fire under them and generate some progress.

At the same time put your deadlines in writing to both agents and solicitors.

Hi all thanks so much for the stories,support And advice. This is a great place and grateful for it all.

I rang estate Agent and said mg piece with hard deadlines of no later that 10th for exchange And no later than 23rd for completion which is reasonable and told him I'm viewing and looking at other properties.

I followed this up with an email tagged him in.

So hopefully it'll spur them into action.

I may ring and ask to view a property that I've seen in my price range locally too.

The sellers are really taking the Michael now, so I am glad ive stood my ground .

If its meant to be it's meant to be, if if isn't, it isn't!

I feel for you OP. I hope things get sorted.

Sometimes it is just laziness and inactivity on people doing the stuff such as solicitors. But in general most of the time if the buyer and seller want something to happen it will (even if it means changing conveyancer/solicitor).

So if it isn't you'll probably find either the buyer or seller is hoping to stretch out the timeline because it's convenient for them.

Letting the EA know you are thinking of pulling out is probably the best move because they generally don't like the idea of their commission going up in smoke.

Thanks I'm waiting for my solicitor to come back form holiday and I'm goingcto grt her to do it all now as its the 5th time I've requested a hard date and their solicitors ignore mine... but everything to complete has been done.

They keep asking for a reasonablexamounnt of time... since August! Lol

It’s not “I may ask to view..” you need to actually make bookings because only then will anyone really take your seriously and it’s quite likely that your sale is about to collapse because someone is playing silly and that’s usually a very bad sign

Why would someone spend that money and get to this stage to mess around though I'd what I cannot fathom

We had this but with our buyers a few years ago. Sent a short sharp email and then instructed the agent to put the property back on the market if they didn’t exchange within 5 days. I think the key is being prepared to follow through and show you are actively looking at other properties now. Also, love taking the Michael, going to use that going forward.

Don’t ask me - people are weird

I see you have sent the email now but I find the best ackward emails are very short and only convey the bare facts. You can start with 'hope you are well' and finish with thanks for your help with this. But don't justify and don't apologise.

Ie leave nothing to convey tone or feelings then there nothing to take offence over and nothing to read into which isn't there.

What are your other options?

Id explore those rather than threatening to pull out.

We had some hold ups that were unavoidable, our buyer gave us an ultimatum to which we said we couldn't agree and we withdrew from the sale. We got the issues sorted about 3 weeks later and competed 6 weeks after that with a new buyer where as the old buyer remained without a purchase and ended up sofa surfing.

Are your other options viable? Are there rentals you can afford? Go and view other properties. How much do you want this house?

Weigh it up before you threaten to pull out, and if you do, be prepared to lose the house - only you can say whether you feel you can lose it.

On the flip side, we've had terrible sellers as well previously and sometimes we've withdrawn and other times we've hung on because it was the right house.

OP - I would go to the vendors Estate Agents, not the solicitors.

The solicitors have already ignored / prevaricated. Solicitors never succumb to any form of hurry, IME.

EAs have skin in the game 0 they are the only ones who don't get paid unless the sale goes through, despite their costs - Rightmove etc is expensive!

I would tell them you are losing confidence, if you do not exchange by * you will withdraw your offer, and to mitigate your losses and lost time you are starting to look for other properties. NOT through them!

EAs can also be quite experienced at chivvying people along. It is their job to progress the sale, not just fond a buyer. It may be they can also help the vendor adders any specific issues they might be having.