The right estate agent can help you find the best home for your family within your budget. They can also help you move quickly in a competitive property market.
You want an estate agent that’s an experienced professional. It also helps to work with someone who is a good fit for you specifically.
Understanding the Role of an Estate Agent
What does an estate agent do?
An estate agent is a professional who assists buyers and sellers during property transactions.
To be able to represent buyers and sellers in this process, estate agents in the UK are generally required to be members of an approved redress scheme (such as The Property Ombudsman or the Property Redress Scheme). While there isn’t a single national licensing exam like in the US, many reputable agents hold qualifications from or are members of professional bodies like Propertymark (e.g., NAEA Propertymark for sales) or the Royal Institution of Chartered Surveyors (RICS), which involve coursework and adherence to ethical standards.
Estate agents are typically employed by or work under an estate agency firm. They do not usually work independently in the same way a sole trader might, as the firm itself holds the necessary memberships and accreditations.
Differences Between Buyer’s and Seller’s Agents
Depending on who an estate agent is representing, you may see them referred to as:
- Buyer’s Agent (or Property Search Agent): This type of agent represents the buyer, and helps them search for properties (including off-market ones) and make offers on homes they want to purchase. This is a growing, but still specialist, service in the UK, where the buyer typically pays the agent directly.
- Listing Agent (or Selling Agent): This type of agent represents the seller, as they are responsible for “listing” the property for sale, marketing the home, and working with potential buyers. This is the traditional role of an estate agent in the UK.
Many estate agents regularly work on both sides of the transaction (though usually not representing both buyer and seller in the same transaction due to conflict of interest rules), while some may do more of one type than the other.
Another type of property professional you may come across is a real estate broker. As previously clarified, this term is primarily used in the US for agents with higher licensing who can manage their own brokerages. In the UK, senior estate agents might be directors or principals of an estate agency firm, but the term “broker” is not commonly used in residential sales.
Estate Agent vs. ‘Realtor’
Not all estate agents are “Realtors.” “Realtor” is a specific trademarked term used in the US for members of the National Association of REALTORS® (NAR). While NAR is the largest trade organisation for real estate sales professionals in the US, its membership also includes brokers and appraisers.
Members of NAR have to abide by a code of ethics, and they may even have additional certifications. In the UK, similar ethical codes are upheld by members of organisations like Propertymark and RICS, and agents must also adhere to the rules of their redress scheme.
Starting Your Search
Asking for Referrals
Has anyone you know bought or sold a house recently? Ask which estate agent they used and whether they had a good experience.
You can read about an agent online, but talking to someone you trust can give you a better sense of whether you’ll have a good experience with an agent.
Your neighbourhood’s Facebook group or other local online forums may also be able to give you some recommendations.
Online Searches and Reviews
If you aren’t able to get referrals from friends or neighbours, or if you prefer to conduct your own search for agents, you can find local estate agents online and check out their reviews on platforms like Google, Trustpilot, Rightmove, and Zoopla.
Finding the Right Agent for Your Needs
If you were planning to get your hair done for a special event, you’d want to visit a stylist who specifically has experience doing that type of work — you wouldn’t make an appointment with someone who primarily does kids’ hair.
The same concept applies to finding an estate agent. If you have a smaller budget, you probably don’t want to work with an agent who exclusively sells multimillion-pound properties. If you’re selling a period cottage, you might seek an agent with experience in that niche.
As you search, take a look at how different agents market themselves, and if they talk about the types of clients they’ve worked with in the past. Some agents might have more experience with first-time homebuyers than others, for example. Narrow down your search by looking for agents who have experience helping buyers like you find houses similar to what you’re looking for, or selling properties like yours.
Vetting Potential Agents
Interviewing Agents
Once you’ve found two or three estate agents you think you’d work well with, set up interviews with them. Ask them about their experience selling in your local market and what their availability is. Prepare a list of questions to ask each candidate so you can easily compare them.
Interviewing agents will give you more information, but it could also give you a better sense of who you’ll work best with. It’s not just about finding the agent that you feel is the most experienced, or who has the best track record; you want to feel comfortable and get along with them, too, since you’ll be spending a lot of time together.
Checking Qualifications and Experience
You can check that potential agents are properly registered with a government-approved redress scheme. This is a legal requirement for residential estate agents in the UK. You can typically do this through the websites of The Property Ombudsman (TPO) or the Property Redress Scheme (PRS).
Make sure your agent works with a reputable estate agency firm. Some firms may be connected to bigger national names, or they might be independent. Either way, you can check out their online reviews to see what people think of them. Look for agents who are members of Propertymark or RICS, as these professional bodies ensure higher standards and ethical conduct.
Questions to Ask Prospective Agents
About Their Experience and Track Record
Ask prospective agents how long they’ve been working as an estate agent, and how many houses they’ve sold or how many buyers they’ve helped purchase a home in your specific area.
You might also want to ask the agent who you can reach out to for a reference. They may provide you with a list of people they’ve recently sold homes for, or helped buy homes, along with contact information. Write down a few questions, then call or email some past clients.
Their Marketing Strategies for Sellers
If you’re planning to sell your home, ask any agents you talk to about how they typically market properties like yours. This should include details on professional photography, floorplans, virtual tours, advertising on major portals (Rightmove, Zoopla), and any social media or print campaigns. You’ll also want to find out how much they would list your home for, and their rationale for that asking price based on a comparative market analysis (CMA).
Their Approach to Finding Homes for Buyers
If you’re a buyer, you’ll want to learn about their process for finding and viewing homes, how they craft offers, and their negotiating style.
Ask about any recent experience they have finding homes for buyers like you. What did the process look like, and how long did it take for those clients to find and close on a home? What strategies did the agent use to help them get their offer accepted in the current market conditions?
Communication and Availability
The process of buying or selling a home will at times require you to move very quickly, particularly when a home in your price range comes onto the market, or if you’re making or responding to a purchase offer.
Does the estate agent communicate with their clients regularly, and are they generally able to make themselves available if something comes up on short notice?
You should also make sure you have compatible schedules, particularly if you’re a buyer. Whether you plan to conduct your home search during the week, on the weekends, or both, you’ll need to find an agent that can accommodate that.
Their Market Knowledge
Spend some time talking with prospective agents about the local property market and how it could impact your purchase or sale. You want to get an understanding of how knowledgeable they are about local market conditions, including recent price trends, demand, and typical time on market. Whether they’re helping you sell or buy, their strategy for you should account for those conditions.
How (and How Much) They’re Paid
In the UK, traditionally, the home seller pays the estate agent’s commission, which typically ranges from 1% to 3.5% (plus VAT) of the final sale price. This commission is usually paid to the listing agent, who then handles any internal split if a buyer’s agent is involved. For buying agents, the buyer usually pays their fee directly, often a percentage of the purchase price or a flat fee.
It’s important to understand the fee structure. Find out exactly how much the agent charges in commission, and if there are any additional fees their agency may charge (e.g., for premium marketing, EPCs if arranged through them). Always ensure the quoted fee is inclusive of VAT.
Making Your Decision
Evaluating Compatibility
Once you’ve narrowed down your decision to one or two agents who have the experience and expertise you’re looking for, take some time to think about how well you think you’ll work together. You want to pick an estate agent who you feel understands your goals and respects your decisions.
Reviewing Contract Terms
If you’re selling, you’ll sign a listing agreement (also known as an agency agreement) that outlines the details of the property sale and the agent’s compensation. Be sure you understand all the terms in the contract before signing, including the type of agency (sole, multi, etc.), the tie-in period, and the notice period.
Buyers, particularly if using a dedicated buying agent, will also have to sign an agreement outlining the obligations of both the buyer and their agent, including how the agent will be compensated.
Trusting Your Instinct
As long as you’ve properly vetted the agents you’re considering and ensured they have the necessary expertise and professional affiliations, it’s okay to go with your gut when making your final decision on which estate agent you want to work with.
Maybe you have a better rapport with one of the agents you’re considering, or you just feel like they’re easier to approach. You’re going to be working closely with this person, so it’s important to choose an agent you’re comfortable with and who makes you feel confident in their ability to guide you.