The other two will talk about themselves — their brochures, their database, their fee. Nobody has ever chosen an agent because of a brochure.
Thursday evening. A market appraisal on a three-bed semi. You're the second of three agents booked that week, which you know because the vendor mentioned it, slightly apologetically, on the phone.
You pull some comparables that morning. So do the other two — from the same portal, on the same street, showing roughly the same houses. You print a brochure. So do they.
You sit at the kitchen table and talk about your marketing, your database, your window display. So do they. Then everyone says a number, and the vendor picks between three near-identical pitches, which usually means they pick on price or on who they liked.
Picking on price is how overvaluing became an industry habit. You know exactly how that ends: eight weeks, no offers, an awkward reduction conversation, and a vendor who now blames you for a number they chose.
Three agents said what they'd do. None of them showed they'd done anything yet.
Type the address before you leave the office. Out comes a report on that house, with your logo on it — what it last sold for and when, its tenure, its EPC and floor area, whether it's in a flood zone, whether it's over a former coalfield, whether it's listed or in a conservation area.
You didn't spend two hours on it. You spent about ninety seconds, and it's free.
Now the conversation is different. You're not saying you're thorough — you're being thorough, on their kitchen table, about their house, before you've been paid a penny. And when you get to the number, it's attached to evidence rather than optimism.
The vendor keeps it. It's the only thing on the table with a name on it that isn't a brochure.
Roughly a third of agreed sales in England and Wales fall through, and it's rarely a whim — it's something surfacing during conveyancing that nobody knew at the offer stage. A flood designation. A short lease. Cladding.
Every one of those facts existed on the day you took the instruction. The only variable is whether you found it in week one or the buyer's solicitor found it in week nine. Week one, you re-price or re-position. Week nine, you've lost the buyer, the chain, and ten weeks.
It isn't a survey and it isn't a valuation. It's the public record on one house, gathered in one place, with every fact labelled where it came from — and where the registers can't answer, it says so rather than guessing. It won't win you an instruction you were never getting. It just stops you being the third identical pitch.
Free account, no card, no sales call. Ten minutes is enough to know whether it's any use to you.
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