Site Q & A When I receive e-mail from you I click on the hyperlink and a page is displayed stating that the Property is not yet on the Market ? This is probably due to a fault in the transmission of data, If this does happen please e-mail technical support on the e-mail option above stating which property is not displaying. The property can still be viewed on our web site. Why isn't my property on the visual search pages ? There could be 3 reasons why your property does not display. 1 is
that the property postcode is incorrect If you still think that the property should be shown please e-mail ma using the mail option which can be found on the top of this screen. Why doesn't the Drop Down Menu work in my Opera Browser? The Site uses web standards-compliant code for it's Menus. Unfortunately this browser does not support this standard code. Note that the latest versions of Netscape (6.2) and Mozilla do support these Menus as do Internet Explorer versions 5 and 6. Why does my E-Mail letter appear corrupted or attachments not shown? When e-mail is sent to you it goes through your ISP's Mail Server and some servers not operating MS Exchange Server can corrupt the e-mail, It can also be down to the fact you have a Virus Program which is filtering attachments. Our advise is to open a "hotmail" account at www.hotmail.com it's free and has been tested with our mailings. What does Potential Buyers Online Mean? These are currently the number of users that are browsing the web site at this moment in time. I am looking for houses in Aberystwyth area. Is there any way I can specify this ? Yes, If you select "all areas" from the left panel you will be given a choice of Residential, Smallholding's or Commercial, Choose Residential and then complete the form making sure to tick Aberystwyth. This will return to you all the properties in that area and within your price range.
We have now added special section that will allow you to filter out the SOLD STC Properties. We are obliged by law to display all SOLD STC Until Exchange of Contracts. Legal Information Q&A: Dealing with estate agents
If you put in an offer to buy a house which is accepted by the seller, but then the seller decides to go back on the agreement and accept a higher offer from a different bidder, then you have been gazumped. Despite being a frustrating, and potentially expensive, experience the practice is perfectly legal in England, Wales and Northern Ireland. Even when your offer has been accepted, the estate agent has a legal duty to pass on any other offers received unless specifically told not to by the seller. In Scotland a sale is considered legally binding from the moment an offer is accepted. I've been told the seller has received a higher offer. Should I believe that? Badly handled offers are one of the top complaints at the estate agents' ombudsman. People who try to increase the price of a property after accepting an offer can cause heartbreak for a buyer. But even if it is questionable ethically, if you are the vendor and are offered an extra £20,000, then you are likely to accept. But could a higher offer simply be a ruse to get you to part with more money? It can be difficult for the buyer to know. According to the Office of Fair Trading (OFT), an agent must not invent a bid or claim to have a cash or first-time buyer unless this is true. Nor can they state that they have a potential buyer unless this is true. The OFT suggests people should demand to see evidence if they have suspicions. This can be difficult in practice, though, particularly if you want to keep on good terms with the agent. Is the Estate Agent obliged to pass on my offer? When an offer is made for a property, the estate agent must pass it to the seller promptly and in writing, except those which the seller has told the estate agent not to be passed on, for example, all those below a certain price. The estate agent does not have to give you details of other offers they have received. Can I force the estate agent or seller to take the house off the market, or stop advertising, after I have had my offer accepted? You can not force an estate agent or seller to take the property off the market, or stop advertising - just because you don't want to lose your "dream home". The agent is working to get the best price for the seller, and is employed by him - not you. However, some will offer to do so out of goodwill, or if you are seen as a good buyer, for example, because you are not in a chain. Can an estate agent demand a deposit?
And all money must be held in a separate client bank or building society account or accounts, as set out in the Estate Agents (Accounts) Regulations. Receipts for deposits must be provided. Estate agents can be known for using rather "creative" language to describe properties. Is this allowed? One of the most common gripes handled by the Ombudsman for Estate Agents are "inaccurate sales particulars". While some artistic licence may be acceptable, it is an offence for an estate agent to make certain statements about a property which are false or misleading. Can estate agents put for sale or sold signs outside empty homes? This is generally seen as an "undesirable practice" by the authorities, and estate agents can be prosecuted. Can the agent hit me with extra charges - and misleading contracts? Estate agents must state either the exact amount you will be charged, or when this is not possible, provide details about how the costs will be worked out or give an estimate.
Source: Office of Fair Trading It warns people to watch out for terms, which could catch them out. For example, if you opt for sole selling rights, and then find a buyer yourself, you will still have to pay the estate agent. Another one to watch out for, if you are a seller, is a "ready, willing and able purchaser contract". You will have to pay once a buyer, who is able to exchange unconditional contracts, is found. This still applies if you withdraw your property before the sale is completed. In this scenario, you may also be charged for the cost of 'For Sale' boards and advertising. Can my estate agent discriminate against me, because I don't want its financial advice services? No. Estate agents must treat all buyers "fairly", under the terms of the Estate Agents Act 1979. So-called "preferential listing" is also not permitted. This is when buyers are told they will be put on an open and fast-track priority or preferential service list if they take financial services, such as insurance or a mortgage, offered by the estate agent. However, with limited sanctions in place, the Consumers' Association believes it can be very difficult for consumers to challenge these sorts of practices when they occur. What about conflicts of interests an agent may have? If you are selling or buying a property that your estate agent or his/her close associates wants to buy, you must be told promptly and in writing. How to protect yourself - and complain if it all goes wrong? The main problem for consumers is that estate agents are not required to sign up to a membership body - and the area is barely regulated.
The Ombudsman for Estate Agents offers a complaints service for its member agencies. But the current voluntary scheme covers only one third of agents. The ombudsman can award compensation of up to £25,000 for breaches of its codes, although many awards are for much less. The ombudsman publishes a list of members on its website. Who else can I complain to? If a buyer or seller believes that an agency has failed to meet its obligations they could complain to their local trading standards department. The OFT can also issue warnings and banning orders if it has sufficient evidence of a breach, of law. Further information: The OFT has a free booklet, called "Using an estate agent", which is available from its website or by calling 0870 6060321. The guidance covers England, Wales and Northern Ireland.
Published: 2003/05/29 14:11:35 GMT © BBC MMIV |