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David's  Personal Profile View my company profile

David Bennett
David Bennett
Energy assessor
6547  Profile Views

About Me

Energy assessor providing EPCs for residential and commercial properties. Recommended by some 30 estate agents (Commercial and residential) and solicitors, covering Melksham, Corsham, Chippenham, Calne, Devizes, Bradford-on-Avon, Bath and all the villages in between. Always happy to advise.

my expertise in the industry

Accredited, insured and DBS checked. Over 30 years in property.

David's Recent Activity

David Bennett
Mortgage lenders are now looking at EPCs and may offer a better % Rate for more energy efficient homes. Perhaps the opposite - higher percentage rate for poorly efficient homes!

From: David Bennett 22 August 2023 12:04 PM

David Bennett
Having been an estate agent and now an EPC provider, for both domestic and commercial EPCs, I see both sides of this coin. It concerns me how estate agents still rubbish the EPC, showing their ignorance. In my experience the majority of estate agents haven't taken the time to understand the EPC and just aren't interested. So to take a poll of estate agents is absolutely pointless! Bit like asking turkeys at Christmas! Picking up on one point, the EPC is not an occupancy assessment, but is based on typical (average) use of the home. It's about how efficient a home is heated and how efficiently the home keeps that heat in. People are different in the way they use their homes, so in winter, older folk will put on an extra layer, whereas younger folk crank up the heating. Mind you, with the cost of living crisis, most are being ultra careful, to lower their energy bills. The consequence is that, whilst not top of the purchaser's list, the EPC is the best guide they have to the the property's running costs and indicate practical ways to lower the bills. A higher EPC Rating, will suggest a more energy efficient home, with perhaps good insulation and an efficient heating source, so will not require further capital outlay.

From: David Bennett 19 August 2023 11:18 AM

David Bennett
I read this about front line staff (negotiators, mangers, directors etc) not admin staff. The latter is key to a well run ship. Whilst commission rates remain so low, those agreeing the sales, cannot expect high salaries. What concerns me is that if a sales person can't negotiate a decent commission and just wants to undercut the competition, what incentive is there to get the best price for the seller. For the corporates, it is just about volume and potential mortgage fees and solicitor 'thank yous'.

From: David Bennett 08 August 2023 18:02 PM

David Bennett
Having just come out of silly market, during covid (who knew!) , it is hard for estate agents to break the news to a seller, that prices are falling, especially when another agent has over valued. We assume the agent is ware the market is falling! Managing seller's expectations is a real skill and will sort out the good and bad agents. Mainly Purplebricks (are they still gong?) take money up front, so no commission earned, if the agent overvalues and doesn't sell! 40 years in the business and I've seen it all before.

From: David Bennett 21 July 2023 14:15 PM

David Bennett
I was an agent when Home Information Packs (HIPs) were mandatory, prior to marketing. Generally, they were brilliant and sellers were happy to pay upfront, in the hope that once a buyer was found, the sale would progress far quicker. The problem was greedy estate agents, buying in the packs for say, £200 and selling them on the their vendors, for £400, pocketing £200, for a referral! The EPC formed part of the HIP. When a buyer was found, the conveyancers took the view that as they hadn't put the information together, so it all need checking. Sellers were furious at now having to pay twice. If the system was sorted, the industry would trust the legal pack and transactions would progress, faster, minimising fall throughs. Afterall, agents only get paid on sales.

From: David Bennett 18 July 2023 09:18 AM

David Bennett
In the late 80s, the banks and building societies bought up estates agents, to become the corporates we know today. They did it to promote financial services. Many negotiators rely on commission from referrals, as their basic salary is so low. It encourages hard selling. It should not include conditional selling. On one hand, it is responsible to ask a would be buyer to talk to financial services, but not to make it conditional on whether or not a offer is submitted.

From: David Bennett 11 April 2023 09:31 AM

David Bennett
I keep hearing high street agents complaining that chain chasing through PB, is non existent. I know of several agents that refuse to deal with a potential buyer, if they are in a PB chain. High street agents need to point out to sellers that 90% of the sale from accepted offer to Completion, is where they do the work and really earn their commission. PB are still just a listing model, leaving sale chasing to everyone else. It is what PB don't promote that needs calling out.

From: David Bennett 14 December 2022 17:35 PM

David Bennett
The photo used by EAT is misleading, as it is not of the dreaded spray foam. We all know that spray foam is used between the roof rafters and missold to unsuspecting home owners as roof insulation, that will reduce the heat loss from the property, purporting to reduce the heating bill. Rubbish! To insulate the loft effectively, insulation should be laid on the floor of the loft, to reduce heat loss from the room/s below. Why heat the loft? The problem with spray foam is that it is usually installed badly and cuts off any air circulation, potentially promoting condensation and ultimately, timber rot. However, each case on it's merits. Rockwool type insulation, laid on the loft floor, is far more effective and much cheaper. As an EPC provider, the best roofs I inspect, have insulation on the floor and a gale above, keeping the roof structure ventilated and dry! The spray foam industry needs to be regulated, to get rid if the cowboys.

From: David Bennett 27 October 2022 11:10 AM

David Bennett
Totally agree with Andrew's last paragraph. Who wouldn't like some money upfront. The trouble is, agents being agents will compete to the bottom, virtually eradicating the fee!

From: David Bennett 04 August 2022 15:26 PM

David Bennett
This information is already on the current EPC ie suggested improvements, approx cost, CO2 saving etc. After 14 years of the EPC, well done Connells for bringing this to the notice of the public. Great piece of publicity

From: David Bennett 05 July 2022 09:49 AM

David Bennett
So one person complained. Probably a competitor. Look at the additional (free) advertising that the media are providing for free! Very cleaver advert. Lamb & Co won't fleece you.

From: David Bennett 27 April 2022 08:31 AM

David Bennett
brilliant April fool

From: David Bennett 01 April 2022 08:10 AM

David Bennett
Almost 1200 reads and only one comment. Sadly demonstrates the disinterest estate agents have in EPCs.

From: David Bennett 16 November 2021 08:57 AM

David Bennett
Estate agents owe it to their clients, to understand, promote and explain the EPC. I challenge any agent to come on here and explain why they don't. I guarantee they have been talking about COP 26 and climate change!

From: David Bennett 14 November 2021 09:11 AM

David Bennett
Good piece, Graham. Not surprising that there are no comments from agents, because they have never understood the EPC and have therefore rubbished them. In 2007 estate agents were chosen to be the vehicle to promote EPCs, when selling or letting a property, but It was unfortunate that none had any training or understanding and therefore to this day, dismiss the humble EPC. As an ex-estate agent, turned EPC assessor, I can see both sides of the coin and have always said that agents have missed a trick, promoting them, looking for the positives, whether a poor or high Rating. Buyers and sellers aren't interested, because they don't understand them and the obvious person to ask is their estate agent, who is equally clueless, so dismisses the EPC, as rubbish. I only come into contact with sellers and make it a point of explaining the EPC, as they are likely to be buyers, too. Most welcome the understanding. Most have already jumped on cavity wall and loft insulation freebies, but asked why, the answer is usually 'because it was free', not' 'to make our home warmer and cheaper to run'. There has been help with boilers, ultimately saving 25-30% gas use and lower bills. The EPC is here to stay and is already effecting sales and mortgage offers. To the agents I say why not have a chat with your favoured EPC provider. Most will be only too happy to explain all!

From: David Bennett 14 November 2021 09:07 AM

David Bennett
Energy consumption is hugely effected by energy effiency. If expensive heat is escaping through uninsulated walls and roofs, single glazed windows etc, the boiler has to work harder to heat the living space. Everyone is complaining about rocketing energy costs, albeit it temporary, so need to take the blinkers off and start becoming more energy efficient.

From: David Bennett 16 October 2021 21:48 PM

David Bennett
It's the chartered surveyers that I feel sorry for. Professional people who have had to adhere to draconian rules and pay high sub fees, whilst those at the very top, let them down. RICS has lost all respect with surveyors and the general public. Scrap RICS and form a new body. Just clearing a few bd people at the top, will not give RICS a new shining image.

From: David Bennett 11 October 2021 13:36 PM

David Bennett
We always used to say that estate agents and conveyancers, should by law, be required to move home, every 5 years! That way, they would fully appreciate the unbelievable stress of the process, not being in control and having to assume that everyone else in the chain, knew what was expected of them.

From: David Bennett 19 April 2021 08:47 AM

David Bennett
Dare I say (an improved) HIPs. Just don't charge twice!

From: David Bennett 09 April 2021 09:22 AM

David Bennett
April Fool or not, it would make a great game.

From: David Bennett 01 April 2021 10:30 AM

David Bennett
23 = 31March!

From: David Bennett 14 January 2021 08:55 AM

David Bennett
Transactions are still being agreed and therefore adding to the already overburdened system. Much higher levels of sales were agreed at the latter end of 2020, so it is not surprising that Conveyancers, lenders and Searches are taking longer, with fewer staff Stop blaming the Conveyancers. Perhaps Rishi will consider drawing a Stamp Duty line for sales agreed say, up until 24 Dec. Anything after that will not benefit from the SD holiday, as in the current climate, it is not going to Complete by 23 March. No point adding sales to something already overstretched, beyond reason. Agents can then concentrate on getting the existing sales over the SD holiday line. I don't believe that people are only moving because of a SD holiday, if so, then c25% of sales will fall through, if they fail to Complete by 23 March. Stay safe everyone 😷

From: David Bennett 14 January 2021 08:54 AM

David Bennett
I was impressed with one of my agents who only yesterday, refused to conduct a viewing, because when advised ahead of the visit, that a mask should be worn, the woman refused. Thinking she was calling his bluff, he finished the call. She was also travelling 30 miles, from Bristol! When will people just accept the spirit of the rules, rather than try to find ways around it. Noticeably, normal traffic on the roads. Lockdown, what lockdown? Come on Govt, lets have a proper lockdown for say, 4 weeks, so we all know where we stand. Agents should have enough fat to live off, from the fantastic autumn market and can concentrate on getting the existing deals over the Stamp Duty Holiday line.

From: David Bennett 14 January 2021 08:34 AM

David Bennett
By closing agent's doors, for say, 4-6 weeks, how many sales do you realistically think you would lose? The staff would either work from home and have the phone lines redirected or have a rota to be in the office. Use the time usefully, to get the abundance of sales through to Completion. I think it embarrassing that agents are regarded as 'key workers', earning nice commissions, when the bulk of the nation are suffering. not doing themselves any favours with the public's perception.

From: David Bennett 12 January 2021 08:39 AM

David Bennett
I was impressed with one of my agents who only yesterday, refused to conduct a viewing, because when advised ahead of the visit, that a mask should be worn, the woman refused. Thinking she was calling his bluff, he finished the call. She was also travelling 30 miles, from Bristol! When will people just accept the spirit of the rules, rather than try to find ways around it. Noticeably, normal traffic on the roads. Lockdown, what lockdown? Come on Govt, lets have a proper lockdown for say, 4 weeks, so we all know where we stand. Agents should have enough fat to live off, from the fantastic autumn market and can concentrate on getting the existing deals over the Stamp Duty Holiday line.

From: David Bennett 12 January 2021 08:29 AM

David Bennett
As an ex-estate agent, now energy assessor, I find it crazy that we can visit homes! I take all precautions and will only visit vacant properties or those where there is only one resident, both masked, min 2m distance, internal doors open and loft hatch opened for me. I would prefer a full lockdown, so we all know where we stand, for the next 6-8 weeks or longer.

From: David Bennett 11 January 2021 14:50 PM

David Bennett
Why should PB publish their sales figures. Do you?

From: David Bennett 16 December 2020 13:48 PM

David Bennett
PB and upfront fee agents, have no incentive to sell. The brilliant business model, is grab the money, list on Rightmove and move on to the next gullible seller, who thinks they are saving high % fees. And who does the sales progression, after an agreed sale? Let's face it, who wouldn't like £500 up front, to help towards the outgoings. If high street agents took a fee deposit, on instruction and a lower % on sale, everyone would win. Happy Christmas.

From: David Bennett 16 December 2020 13:46 PM

David Bennett
or is that Bone head!

From: David Bennett 06 May 2020 11:58 AM

David Bennett
Bring back the Home Information Pack. and have all this information, upfront - air pollution, radon gas, basic Search, EPC etc. Buyers can make informed decisions and not pull out of a purchase, well down the line.

From: David Bennett 23 September 2019 09:09 AM

David Bennett
Long overdue and this will be the next PPI scandal. How many buyers of new homes have been persuaded to use the developer's conveyancer, included with with carpets and kitchen units. Clear case of Conflict of Interest and hardly impartial, legal advice. I just feel for the thousands of home buyers, who find they need the Freeholder's permission, at a cost of £10,00, just to add a conservatory. Shame on Persimmon et all.

From: David Bennett 11 June 2019 13:18 PM

David Bennett
Even tougher times ahead. Batten down the hatches, there's a Brexit about. Sadly, more high street agents will be lost, unless they up their game and trim their costs. Hope it is not one of you, so RQ can gloat?

From: David Bennett 03 December 2018 16:56 PM

David Bennett
At least in Australia, where they speak as they think, it is made clear that PB are simply listers. Nothing more. That comes from EAs trade body, so where are NAEA, Guild etc

From: David Bennett 27 June 2018 12:50 PM

David Bennett
Why is this 'secret'? It isn't now!

From: David Bennett 09 May 2018 20:06 PM

David Bennett
The Burj Al Arab in Dubai is built on sand and it's not going anywhere! Not the best analogy for PB.

From: David Bennett 07 May 2018 12:37 PM

David Bennett
It is wonderful how just about everyone on here, tell each other what they already know. You should be telling this to your potential clients. It is a sad fact that PB market themselves brilliantly. It throws vast sums of investors money at advertising. I bet there aren't many home owners that haven't heard about 'commisery' and how cheap it is to instruct them. Up there with 'Should have gone to Specsavers'. Stop whinging and get your message out there. Why aren't the National Association, RICS , the Guild etc championing your cause? Quick enough to take your subs!

From: David Bennett 11 April 2018 20:13 PM

David Bennett
Long overdue and those experienced and professional agents have nothing to fear and everything to gain. When The Estate Agents Act came in, I recall the panic, but then realised, that my old firm of chartered surveyors, had been doing it that way for years! Similarly, with The Property Descriptions Act. If you are law abiding and already doing it, it will just be a certificate on the wall!

From: David Bennett 08 April 2018 14:50 PM

David Bennett
Photoshop works for me

From: David Bennett 05 April 2018 05:19 AM

David Bennett
The sun often comes out after it has rained!

From: David Bennett 04 April 2018 19:45 PM

David Bennett
... but all in one place. Well done P S and a name the public trust. The public love Phil (and Kirsty).

From: David Bennett 15 March 2018 08:59 AM

David Bennett
May I ask, Lynn, what persuaded you to instruct PB, rather than a traditional high street estate agent?

From: David Bennett 14 February 2018 07:38 AM

David Bennett
SB - Countrywide? Look where they are now.

From: David Bennett 13 February 2018 12:20 PM

David Bennett
Excellent piece Simon. I remember Seekers so well and it did not do well in Bath. It is how EAs get the point across, without appearing to rubbish PB and potentially insult the seller that chose that route to market, having been taken in by the hype and fun adverts. 2018 will be a challenging year for the property market. Sadly, many EAs will not survive and those that do, must sharpen their game plan.

From: David Bennett 13 February 2018 12:04 PM

David Bennett
Michael, the Home Condition Report was never implemented (even though hundreds trained, at great expense), because, as you say, the lenders would not accept them. So the HIP was born and bolted on was the EPC. HIPs were a great step forward in having documents ready, before marketing, but alas they were abused by estate agents buying them in for say £200 and selling them on to their clients for say £400. The client ended up paying twice! Both estate agents and Conveyancers need to explain to their clients, how the process works.

From: David Bennett 07 February 2018 16:35 PM

David Bennett
Great analogy Simon. Let's hope you are right.

From: David Bennett 26 January 2018 14:00 PM

David Bennett
It was the banana skins that did it!

From: David Bennett 25 January 2018 07:49 AM

David Bennett
The principle is the same. Just make for a larger book!

From: David Bennett 24 January 2018 14:40 PM

David Bennett
Add Carillion and BHS to that book?

From: David Bennett 24 January 2018 12:43 PM

David Bennett
More fool Countrywide for agreeing the employment contract with AP. In an industry that thrives on rewards for success, negs and managers don't get bonuses if the branch doesn't do well, so why should business be any different. This is blatant do as I say, not as I do. AP - an opening with New York Purple Bricks , perhaps?

From: David Bennett 24 January 2018 11:19 AM

David Bennett
Even New Yorkers would like to save on an upwards 7% commission.

From: David Bennett 24 January 2018 08:40 AM

David Bennett
The picture is not of Japanese knotweed. Nevertheless, the problem is acute.

From: David Bennett 21 January 2018 11:18 AM

David Bennett
Come on. Let's drop the racist spat. It has nothing to do with the original post. Estate agents seem to think they are a breed apart, but an estate agent's office is a retail shop. Unlike M&S, you rely on your stock from vendor's, not the cash&carry. Unlike the cash&carry, you have to barter with the vendor, to get the asking price right, then barter with the buyer, to agree a sale. The price is negotiable, whereas in M&S the price is on the ticket and we just pay it! Why do estate agents deny their world is in retail? Mrs Platt has simply applied retail logic to the business, leaving the estate agents to work their magic on the sales floor. Most estate agents are skilled at what they do (negotiating, characters etc), but often poor business people.

From: David Bennett 18 January 2018 16:28 PM

David Bennett
Mr and Mrs Seller. Have you been tempted to consider an online agent like PB? May I observe, whilst the low fee may be understandably tempting, that your £1000 will have been paid upfront and thereafter, PB have no incentive to sell your home, as they already have your money. I, on the other hand, along with my experienced colleagues, are going to work hard to not only sell your home, for the best possible price, in today's market, but also check out your buyer and the potential chain and monitor the sale to Completion. We only get paid on results. No sale-no fee. Unless of course you would like to pay my firm £1000 upfront. No, I thought not. Why do so many agents worry about PB. You are far, far better than them. You should be increasing your fees, for the service you provide.

From: David Bennett 17 January 2018 13:07 PM

David Bennett
The whole point of disclosure is to give the buyer enough information, to make a considered offer. Would the buyer have proceed at all, if they had been aware of the adjoining traveller's site? Just as if a lovely, open field and view of rolling countryside, is about to be developed by Persimmon, with 500 houses. Perhaps why those acting for the seller, failed to mention it. The seller certainly would have known. Local Searches would have revealed the planning for the adjoining field, whether for houses or an official traveller's site. I suspect the buyer did know, but they are trying it on!

From: David Bennett 28 December 2017 08:55 AM

David Bennett
A minefield, as to who's responsibility it is to reveal such information, assuming this information was in the public domain, at the relevant time. A very important fact that either conveyancer, seller or agent should have revealed. Would the buyer have proceeded, if told and if so, the value would have been so much lower.

From: David Bennett 28 December 2017 08:12 AM

David Bennett
Very thorough piece Tim and well said. Written from a conveyancer's perspective. I strongly believe that if estate agents and conveyancers swapped roles for a day, they would begin to understand each other and gain some respect. First weekn in January would be good? EAs get stressed because the commission is at stake - something Purple Brick's clients might learn, in time.

From: David Bennett 22 December 2017 07:33 AM

David Bennett
Hold on. HIPs didn't work, the first time because Conveyancers should have provided the HIP. Not those that trained, to sit at a laptop, downloading the legal documents from Express Legal etc, to hawk the HIP round to estate agents for c£200, to include an EPC and for the agent to sell it to their vendor for c£400. Only for the poor, unsuspecting seller (the agent's client), to get charged again, by their conveyancer, once a sale was agreed. It was estate agents that dug the hole for HIPs. Back then, we recommended a conveyancing solicitor to draw up the HIP and encourage the seller to return to them, to finish off the job, with an adjustment in the fee.

From: David Bennett 20 December 2017 14:25 PM

David Bennett
Absolutely Phil. Hence my 'naive' reference to Carl and now Michael. We live in a free market economy. It is how estate agents thrive! If they don't like it, try working in China, where everything is the same and controlled.

From: David Bennett 20 December 2017 14:16 PM

David Bennett
The problem lies with the public's general perception of estate agents. They think EAs are all the same, so why pay more for the same service and a Rightmove listing, when there is a big player (PB) offering to do it for peanuts. Ryanair vs BA - hopefully gets you to you there, but without the add ons. EAs know the difference, but no one is promoting their corner. Where are NAEA and The Guild? Have a better day

From: David Bennett 20 December 2017 07:58 AM

David Bennett
Carl - written with passion, but so naive.

From: David Bennett 20 December 2017 07:03 AM

David Bennett
So why don't estate agents shout about it? PB are riding rough shod over the market. PB only tell part of their story , but it is the part sellers want to hear! They need 'outing'. I would have thought NAEA Propertymark and The Guild would be doing this, on behalf of it's members.

From: David Bennett 15 December 2017 14:43 PM

David Bennett
Respectfully JL, estate agents only get paid, if the sale goes through. What is the incentive (apart from a moral one, of course), with money upfront? Reviews are written, just as the property hits the market. Just like an early love affair, but with time, the relation probably goes off the boil and guaranteed, a very different review would appear.

From: David Bennett 15 December 2017 13:57 PM

David Bennett
Perhaps agents need to shout from the rooftops. 'Sellers - do you want a full sales and after sales service, including RM, Zoopla etc, accompanied viewings, long opening hours, sales progression, including following the sales chain, delivering keys on Completion day etc etc, or do you just want a listing on RM and you do the rest yourself? After all, how hard can it be, when you have never done the latter, before? If you had, you wouldn't do it again!'

From: David Bennett 15 December 2017 12:00 PM

David Bennett
On paper, the Countrywide model should work. Best of both worlds and giving sellers choice.

From: David Bennett 15 December 2017 09:12 AM

David Bennett
Didn't Countrywide introduce a hybrid - like PB, with upfront fee, but the difference being a choice to have (and pay for) full back office support, for sale progression etc? What happened to that model? Brilliant in concept, but is it/did it work?

From: David Bennett 15 December 2017 08:02 AM

David Bennett
Let's face it, Purple Bricks are here to stay. Embrace it. The public like it, because like most things today, they steer towards cheap, rather than quality. It is a sign of the global recession we may still be climbing out of. In any sales environment, the obvious is to shout from the roof tops about success. It begs the question, why are PB not crowing about the level of sales. Simple - there aren't that many. It's success is attracting instructions, at c£1,000 a time. LPEs pick up referral fees for legals and mortgage. Great business model and one which investors love. There won't be many high street EAs that wouldn't like £1,000 upfront, for every instruction. It might encourage over valuing, to beat the competition - oh, wash my mouth out! Happy Christmas everyone.

From: David Bennett 15 December 2017 07:43 AM

David Bennett
..... or the gas bill payer.

From: David Bennett 06 December 2017 16:28 PM

David Bennett
People just complain for complaining sake.

From: David Bennett 06 December 2017 09:00 AM

David Bennett
SCN - you are correct. It is just good practise. 'Gas is not a solid fuel and so there is no requirement to fit one near a gas boiler. It is still advisable as best practice however. ' It's a potential killer, if the boiler is faulty. Same principle as Legionella testing. It is just a risk assessment, not a legal requirement.

From: David Bennett 02 December 2017 13:27 PM

David Bennett
If there is a gas appliance, there must be a carbon monoxide alarm. Ideally, one next to each.

From: David Bennett 02 December 2017 11:33 AM

David Bennett
'... conveyancer will have told their clients what time the contract says'. That's new? Everyone knows Completion takes place around the middle of the day, on the contractually agreed, Completion day, when the funds come through, electronically. ! suppose a human has to press a button, though! Funds should be available from 0.01am on Completion day, in readiness for every other part of the process. How many times has a removal van been sat outside a property, at 3pm, waiting for keys to be released, to move in?

From: David Bennett 30 November 2017 11:38 AM

David Bennett
A vendor doesn't consider SD when selling, anymore that a buyer does. It's a tax and those that get the money, should be taxed. If the SD obligation switched, there would need to be an incentive to the seller, who paid when they bought. Someone else can work that out!

From: David Bennett 16 November 2017 13:46 PM

David Bennett
I'm with Nicky Morgan on this.

From: David Bennett 16 November 2017 08:17 AM

David Bennett
Start by splitting the Stamp Duty between buyer and seller, but ultimately, it should be the seller who pays the tax. Afterall, it is the seller who is getting the money. OK, so this might initially push up sale prices, as vendors try to add the SD to the final sale price, but market forces will win in the end. How about back to the sliding % scale, rather than a direct leap to a high % on top end sales.

From: David Bennett 16 November 2017 08:16 AM

David Bennett
It's like everything in life - you get what you pay for. The long recession has encouraged us all to look for 'cheap' - services, insurance, shopping etc, which is usually poor value. Conveyor (no pun intended) belt conveyancing is a good example of this. We don't need any more research into the home selling process. Just reform HIPs!

From: David Bennett 16 November 2017 08:08 AM

David Bennett
Only if you have an easyPropertyPlus card!

From: David Bennett 09 November 2017 15:19 PM

David Bennett
A very unbalanced piece. No online agent was invited to take part and yet they are mentioned, several times. Me thinks Andrew Ellson just likes bashing traditional estate agents, to get so column inches and a conversation going. £16,500 (3% commission) to sell at £550,000 and £7,600 (1.9% ) at £400,00! How many agents even quote 3%, yet alone get anywhere near it? I suspect 1.5-1.25% was discussed.

From: David Bennett 06 November 2017 08:01 AM

David Bennett
Estate agents are so bad at telling the World what they do and how hard they work, particularly behind the scenes. Jo Public just think estate agents take some pics, stick an advert in the paper or on Rightmove and cream off a fat %, for doing very little. That is the perception and yet we know this is not the case, but Purple Bricks et all are feeding off this assumption and doing rather well from it. It takes The Guild to promote the traditional estate agent and 'no sale fee' - we only get paid if a sale goes through, so we want the same thing - a sale.

From: David Bennett 03 November 2017 09:53 AM

David Bennett
Totally agree with Colin SC. The upfront fee brigade have no incentive to help a sale along, as their income does not rely on completed sales, just new instructions. Mentioned so many times, on these forums. HIPS was the legal pack and generally put together within 10 days. It just went wrong because estate agents saw an opportunity to earn another fee and the seller ended up paying for the same service, twice. Buyers should have in place a mortgage offer, in principle, so they know what they can afford and not wait until they have found the dream home, to hunt around for the best deal, slowing the process. There is a lack of mortgage valuers, again slowing down the process. Many valuers complain that they only see about half of the valuation fee, as the lender takes it's 'arrangement fee'!

From: David Bennett 23 October 2017 08:09 AM

David Bennett
Spot on Andrew

From: David Bennett 22 October 2017 13:55 PM

David Bennett
... and what happens to 'subject to contract'? The problem has always been time. The longer the transaction, the more precarious a sale (or chain) becomes. Shorten the Contract time and fewer sales will fall through and everyone gets to more quicker (and estate agents get paid sooner). HIPs went some way to address this, but was abused by estate agents, making a fast buck at the seller's expense, who ended up paying twice. Estate agents shot themselves in the foot!

From: David Bennett 22 October 2017 11:38 AM

David Bennett
John L - by PB customer, presumably you mean home seller? What was your experience with PB? You paid an upfront fee and then sat back and waited for the phone to ring for viewings. Once you had negotiated your own sale (or did the PB expert do that) Conveyancers were instructed. Who monitored the transaction and liaised with the chain (if any) and kept you in the loop, until Exchange and agreed Completion. Let's be honest, estate agents only get paid (a previously agreed commission), if the sale Completes. PB have no incentive. It just wants to list as many properties and rake in c£1,00 per instruction. What estate agent wouldn't like £1,000 at the start! I would wager that most PB instructions turn out to be a waste of money and a traditional estate agent is instructed, to pick up the pieces, the sellers expectations having been shattered by unfulfilled promises. If PB sales record is so good, it would be shouting from the rooftops (pun intended).

From: David Bennett 19 October 2017 16:17 PM

David Bennett
... set up for agents

From: David Bennett 04 August 2017 16:59 PM

David Bennett
Isn't this how Prime Location started? A set for agents, by agents. Albeit, Knight Frank, Cluttons et all

From: David Bennett 04 August 2017 16:58 PM

David Bennett
I have to agree with Colin. As an estate, back in the day, we regarded HIPs (a legal pack) as a positive way forward, to speed up the conveyancing process. Like anything new, it needed time to bed in and understandable resistance, as no one likes it when Govt tell us what to do!. In the main, instead of conveyancing solicitors providing the packs, along came HIPs companies (and even Domestic Energy Assessors), providing the packs to estate agents, for say £200, who sold them to the seller for say £400. Once a buyer was found, the seller ended up paying their conveyancer again. That is the main reason for the pack's being so unpopular and ultimate demise. Personally, I welcome another form of HIPs being brought back in, but somehow, cut all those middle men/persons.

From: David Bennett 29 July 2017 12:34 PM

David Bennett
.... and the problem arises because the housebuilder throws in the legals (along with carpets, white goods etc), as part of the package to the buyer, whereby they (the buyer) do not receive balanced advise. A clear case of conflict of interest.

From: David Bennett 25 July 2017 07:46 AM

David Bennett
Me thinks Just Village is a PB LPE? It all gets so personal.

From: David Bennett 21 July 2017 07:57 AM

David Bennett
With the profusion of column inches written by traditional estate agents, knocking PBs, clearly they are still rattling a lot of cages. And whilst agents whinge, PB just get on with it, thanking agents for the publicity and are still winning the hearts of buyers. PB is big and getting bigger. Embrace it and join the other hybrids. Countrywide - c£1,000 up front for the online model, then choose to jump on to the traditional high street sales progression service, paying an adjusted sales commission, still bagging a mortgage or 2 along the way. Brilliant. Who wouldn't want money up front?

From: David Bennett 10 July 2017 15:00 PM

David Bennett
What happened to location, affordability? Must have questioned wannabe home owners, not serious buyers. I mean, good energy rating? No21 maybe! Pointless survey.

From: David Bennett 16 May 2017 08:30 AM

David Bennett
Convenient memories? HIPS worked, but went bad because many estate agents were buying in the pack and selling on to their vendors, often with a 100% mark up. Vendors were understandably savage when charged again, by their conveyancer.

From: David Bennett 14 November 2016 15:21 PM

David Bennett
What a load of nonsense. The market always quiets around school exams, then summer holiday time and when the Referendum was called, just like a General Election, all goes quiet. I never understand why 'the market' goes quiet. What is it worried about? Values falling? If, in the same market, you sell your home for £5 and buy the next one for £7, what does it matter. No better or worse off. As a nation we are so hung up about property values. It's just Monopoly money! Until the 80s, a home was a home. Now it is considered an investment. Investment to whom - banks, building socs, Treasurer/Stamp Duty etc. Keeps the Agents busy!

From: David Bennett 02 September 2016 07:37 AM

David Bennett
SS (no pun intended). Lengthy piece expressing your views. You like those that agree with you, but 'who cares' when not. We all have our opinion. Try respecting it. Mine is to leave. Stick that in your vape! The EU is not what I and the vast majority signed up to mid 70's. A Common Market was a no brainer then ,with just 7 strong countries at it's core. It is far too big and bureaucratic and after 40 years huge cracks have appeared. I want the Great back in Britain and will be voting to Leave. I will have to accept what the Nation decides.

From: David Bennett 22 June 2016 22:33 PM

David Bennett
Totally agree with TH. Bring back HIPs, prepared by a conveyancer, who will finish off the job, once a buyer is found.

From: David Bennett 13 May 2016 07:44 AM

David Bennett
I have to agree with TD. Do the viewing first. Having agreed a sale on my former home, when I was viewing properties, it annoyed the hell out of me that many agents insisted on me seeing their mortgage advisor first, even though I told them I already had an 'in principle' mortgage agreed with my bank. I didn't want any of their 'extra services'. They are instructed to look after the seller, not themselves!

From: David Bennett 30 April 2016 10:44 AM

David Bennett
Agreed that fee cutting per say is weak, but just as many retailers have mid season sales, there is nothing wrong in having a brief fee cut period. Estate agents are retailers, after all. It will be those agents picking up instructions and filling their pipeline, whilst those digging their toes in and refusing to take a business view, will complain that the market is quiet. Cutting back advertising? Of course not, so better to have new stock and look proactive. Plenty of buyers around, chasing fewer homes, so sales are easy to come by, but instructions continue to be lean, due to factors mentioned above, but are more difficult during the quiet run up to the referendum. This is just like a general election, when sellers withdraw into their shells. Never understood that. All be over soon. Better in or out. That is the question.

From: David Bennett 27 April 2016 11:13 AM

David Bennett
Either get on the bus or tow it to the scrapyard.!

From: David Bennett 16 April 2016 09:18 AM

David Bennett
I think OnTheMarket will soon be OffThe Market. What was supposed to be a portal for agents, by agents, has had fierce criticism from day one, from all quarters and is constantly on the back foot, having to defend itself. Why not get behind it and support the agent's portal or carry on running it down and see it fail. Then be at the mercy of Rightmove and Zoopla and see your fees continue to rise. Why would a seller instruct an agent which uses OnTheMarket - apparently a poor substitute for the two main portals. Either get on the bus and tow it to the scrapyard.

From: David Bennett 16 April 2016 09:16 AM

David Bennett
Bring back HIPs. Let's be honest, agents shot themselves in the foot by making money out of it and the very clients they should have been looking out for, ended up paying for the legals, twice. A sales chain is only as strong as its weakest link and yet so often an inexperienced colleague is left to do the sales chasing. The system revolves around getting the deal through or you don't get paid!

From: David Bennett 22 March 2016 07:49 AM

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