1.25% of the achieved price, including VAT, payable on completion — and nothing at all if we fail to sell. Photography, the floorplan and the EPC are inside the fee, not invoiced on top. There is no tie-in beyond eight weeks: if we are not performing, you can leave, and the fact that you can is a large part of why you will not need to.

Free, about forty minutes, and the catch does not exist: roughly a third of the people we value for do not instruct us, and some just want the number for a remortgage — that is fine and we know it going in. You get the figure and the reasoning in writing either way. We would rather be the agency you already know when you are ready.

Ask them to show you the sold prices their figure rests on — not asking prices, sold. Overvaluing to win the instruction is the oldest trick in this trade: the house sits, the reductions start, and it finally sells below what honest pricing would have achieved, months later. Our valuations come with the comparables attached, and our average of 98% of asking price achieved is published on this site every quarter.

We do, all of them, accompanied, Saturdays included. You will get feedback within twenty-four hours of every viewing — the honest version, because a seller who knows the kitchen is putting people off can fix it, and a seller who only hears "they loved it" cannot.

None. The Tenant Fees Act 2019 bans them, and we did not charge them before it did. You pay the rent and a refundable deposit capped at five weeks’ rent, protected in a government scheme, and that is the whole list. Holding deposits are one week’s rent and come off your first month.

12% of the rent, including VAT, and the tenancy is genuinely ours to run: quarterly inspections with photographs, maintenance arranged from our own contractor list at cost, renewals, deposit registration and return, rent chased the day it is late, and the out-of-hours line rings us, not you. If a tenancy goes wrong, the court paperwork is ours to prepare too.

Proof of ownership and ID for money-laundering checks, an EPC (we book it inside the fee if you have none), and the material-information forms we will sit and fill in with you — tenure, boundaries, council tax, anything a buyer is legally entitled to know up front. An hour at the kitchen table covers all of it.