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Estate Agent FAQs

What areas of Bristol do Bradley & Sadler cover?

We are based at our estate agency offices in Clifton, and we are happy to cover the whole of the Bristol area. We have decades of estate agency experience in Bristol, and can give you specialist advice and market knowledge about the city.


What property services can Bradley & Sadler offer?

We are a full service estate agency, covering lettings, property valuations and property sales & marketing in the Bristol area. We also offer a free property renovation service to our clients; we help you upgrade your property for sale using trusted contractors, so that you can get the best price for your home.


Do Bradley & Sadler have any property specialisms?

We are a friendly all-female team who are focused on helpful customer service and forming personal relationships with our clients. We particularly specialise in helping people looking to downsize (please read our downsizing guide), or people who are feeling nervous about venturing into the world of property. We promise to take you through the entire process so that you can feel at ease whether you are selling your home or buying a new one.


Selling my property

What’s included in my free property valuation?

For your property valuation, Bradley & Sadler will send an experienced estate agent to meet you at your property who will then conduct a thorough and professional property valuation. At the end of the valuation, you will have a good idea of your property’s market value and a suggested listing price. We provide free advice about renovating your home to help you get the most out of your sale. We will go through any improvement suggestions we have with you.


How much will it cost to sell my property?

The four main costs you will need to factor in are:

  • estate agent fees
  • conveyancing fees
  • EPC (Energy Performance Certificate)
  • any associated moving costs like removals, vans etc.
  • survey and/or mortgage valuation costs

The exact cost of a property sale depends on the value of your property and is proportional to what you will make from it. As estate agents, we take a percentage of the overall value of your property’s sale, which will be agreed with you up front. There will be no surprise costs. If you are buying a new house, don’t forget that you will also have to pay for some property buying costs such as surveys and stamp duty.


Do I need to redecorate before I put my property on the market?

Not necessarily. If redecoration is needed to sell your property, then we will advise you and help you make the necessary changes as part of our estate agency services. We always recommend that you keep your house as neat and tidy as possible and avoid clutter during property viewings.


How do property viewings work?

Viewings will be arranged at times to suit you and potential purchasers, and we will keep you informed of developments. We will meet prospective buyers at the property and give them a thorough overview of your property and the surrounding area.


Will I receive feedback following viewings?

We always listen to what buyers say during the viewings and we will try to address any questions they may have there and then. If any reservations are expressed, we can discuss this with you in more detail and explore a possible plan of action. Since we provide free renovation advice as part of our estate agency fees, we tend to find that property viewings go well because the property meets buyers’ expectations. It is up to you as to how involved you want to be in the viewings process, but we always recommend having a thoroughly cleaned and tidy house that has been decluttered to maximise viewing potential.


What are sole selling rights?

Sole selling rights stipulate who may sell the property on your behalf. They essentially grant exclusive access to selling your property on the market. Sole selling rights mean you will have to pay your estate agent even if you find the buyer.


What happens if someone makes an offer on my home?

All offers have to be made to us in writing. Once an offer has been received, we will discuss its implications with you and provide advice on whether the offer is a good one and whether the buyers are a good prospect. If you want to accept the offer, we will ask for evidence from the buyers regarding their financial situation and mortgage facility (if applicable), to make sure that their offer is viable. If everything is in good order, we will issue a sales memorandum and start the process of purchase, exchange and completion. This usually takes up to eight weeks, but can be negotiated between you and the seller if needed.


Will l still have to pay your fees if my property does not sell or I take it off the market?

You only have to pay estate agency fees to us after the sale of your property has gone through.


Marketing my property

What details do I need to provide before you can market my property?

We will ask you some questions about your property when we meet you to help us effectively sell it to our clients. We are experts at marketing any property, but we are grateful for any details you can give us about what it’s like to live in your property. Any planning permissions for future extensions or changes to the neighbourhood are especially useful to know. It’s also nice to know what your current neighbours are like as this is something prospective buyers sometimes wonder about. We will take professional photos of your property, for which we recommend that you keep your house clean and clutter-free.


How will you market my property?

We use a variety of ways to market your property to make sure we are getting it as much visibility as possible.

  • We will advertise your property on large online property portals like Rightmove, as well through our own website and social media channels.
  • We will make sure that we display some professional photos and that we write good sales copy about your home, so that it appeals to potential buyers.
  • We also put out local advertisements and conduct locally targeted direct mail campaigns.
  • We will put a branded Bradley & Sadler ‘For Sale’ sign outside your property to entice local buyers.

Where do Bradley & Sadler advertise?

We advertise your property in a variety of places, both online and offline. We will contact potential buyers on your behalf, as well as uploading attractive sales images and copy to online property portals and to our website. We will also use social media to raise awareness about your property. We’ll additionally do some local advertising in your area, to make sure that the local community knows about your property. This will include advertisements and ‘For Sale’ signage.


Are there any additional marketing costs?

All our property marketing services are included in our estate agent fees.


Buying property

How should I set out my property budget?

Budgeting is very important when planning to buy a property. You need to make sure that you can afford to live comfortably after the property sale has gone through, and that you will be able to make monthly mortgage payments. Calculate your monthly loan and mortgage costs, and factor in any further investments that you will need to make in order to renovate or upgrade your new property. Don’t forget to include the cost of selling your current home too. We can help you set out and stick to an appropriate property budget.


How much does it cost to buy a house?

Property buying costs will depend on what type of mortgage you have and how much you need to put down as a deposit to secure the mortgage. But buying a house is about more than just finding a mortgage: remember to factor in stamp duty, estate agent fees, conveyancing fees and survey costs. How much you spend on buying a house will be proportional to the value of the property that you are buying.


How long will it take me to get a mortgage?

How long it will take you to get a mortgage depends on your financial situation and the terms on which you are seeking to borrow. Having more money up front may speed up the process. Having all the correct paperwork ready and to hand can also help expedite matters. There are specialist mortgage brokers who can help you find a good mortgage with a reasonable interest rate. If you need mortgage advice, we can put you in touch with an independent mortgage adviser to find you the best deal to suit your requirements.


What’s the difference between a freehold and leasehold property?

A freehold property is a property that you own outright. A leasehold property is one that you are ‘leasing’ (borrowing for an extended period of predetermined fixed duration) from the landowner. When you acquire a leasehold property, you are paying either the landowner or the previous leaseholder for the right to take over the lease, but you do not legally own the land itself. Some leaseholds span hundreds of years, and are thus virtually as permanent as a freehold. Leaseholds that are significantly shorter than 100 years may decline in relative market value over time in line with the fraction of the lease that remains, and should therefore be approached with caution. A leasehold might still be a great, cost-effective option for you, but just be clear on what the rules and regulations are.


What if my offer gets rejected?

All offers can be put verbally and then followed up in writing with confirmation of your funding and buying position to Bradley & Sadler. We will then pass them on to the vendor, who will make a decision on whether they want to accept the offer. Sometimes offers on houses do get rejected. This can be for a number of reasons. If it was a question of you not matching the asking price or making a high enough offer, we can help negotiate sales and see whether we can find a mutually agreeable solution. But remember that sellers’ evaluations of property offers are not based solely on money - they can also be impacted by considerations such as the vendor’s timeline and ideal buyer profile.


What if my offer gets accepted?

All offers can be put verbally and then followed up in writing with confirmation of your funding and buying position to Bradley & Sadler. We will then pass them on to the vendor. Once your offer has been accepted, we will ask you to provide proof of your funding. For example, an agreement in principle from your lender if you are obtaining a mortgage, or evidence of your funds if you’re a cash buyer. We will also request to see evidence of your deposit monies, and may ask to speak with your financial adviser to clarify the above.

Once your funds have been approved and solicitors instructed, we will issue a sales memorandum to all interested parties and start progressing your property purchase.


What is property conveyancing and how much will it cost me?

Property conveyancing is a broad term for the legal transfer of property ownership from one party to another. As a process, conveyancing covers the whole property transaction from accepted offer to transfer of keys. Conveyancing can be done by solicitors or professional property conveyors. The costs of conveyancing vary depending on the size of the property and the terms of the conveyancing provider. We can help you by recommending a trusted local conveyor.


What is stamp duty?

You will have to pay stamp duty if you are buying a property over a certain price. More details on stamp duty can be found from the UK government here. The current threshold is £125,000. Your solicitor will take care of paying the stamp duty for you and any associated costs.


Do I have to get a survey on the property I am purchasing?

A survey is different than a survey for mortgage valuation purposes. Mortgage providers will conduct a mortgage valuation of the property you are buying to see whether they agree with its market value, whereas a survey is conducted by a building surveyor to check on the condition of the fabric of the building. It can be a good idea to have a professional survey of a property, especially an older property or any that appears likely to have problems with its condition or foundations (though currently only 20% of buyers in the UK conduct professional surveys before buying a house). A professional property survey can save you a lot of trouble and money in the long run. We can recommend trusted building surveyors in the area if you opt for a property survey.


How long will it take to complete my property purchase?

This depends on circumstances, but normally completion happens about six to eight weeks after an agreement on purchase has been reached. If you are buying leasehold, this may take slightly longer because there will be some points that your solicitor will want to clarify. Normally, sellers and buyers like to allow a couple of weeks between exchange of contracts and completion in order to get everything organised. On exchange, you’ll be asked by your solicitor to provide a 10% deposit; and once you’ve done this, the contract is legally binding and a completion date will be set and agreed by all parties. Usually from about midday on completion day, we will hand over the keys to your property, and you will be ready to move into your new home!

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