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Good news this month, a total of 157 Members of The Guild of Property Professionals have passed the Associate Scheme in sales and lettings in July. 

The Associate Scheme covers fundamental knowledge for sales and lettings with 40 separate modules to pass.

On completion of the scheme, they have all become a Guild Associate. To mark their achievement, property professionals received a certificate, featuring the trading standards logo. They also received a  badge and a Guild Associate Reward card.

Iain McKenzie, CEO at The Guild of Property Professionals says, “Congratulations to all the Members who have passed the Associate Scheme in July. Trust and confidence is one of the four pillars of strength within The Guild. This not only applies to the relationship we have with our Members, but more importantly our Member’s relationships with their customers. We look forward to more people passing next month across our network of 800 of the best independent estate agents across the UK.”


Here our agents have talked about how the Associate Scheme has helped them in their roles:

Zoe Kent, Marshalls Hayle: 

“We found it very informative, having been an agent for a long time it's great to refresh your memory and add to your knowledge. We made it into a competition and had lots of laughs along the way. We loved the confetti on passing. It's always positive to update and improve our understanding of what can be a difficult market. Many thanks to the team for putting it together.”

Spencer Mckay, Oasis Estate Agents: 

"I have found the course very helpful and it's certainly improved my knowledge. It's a really easy format to use and I'm excited to begin the next modules".


 Ellie Hudspith, Jan Forster Estates: 

“Since passing the Associates Scheme it has allowed me to find out things for myself and gain new information that will benefit me and my career. I now have a better understanding of things that I had little knowledge of before.”

Passes for the The Associate Scheme Sales:

First NameSurnameCompany NameOffice
AlexComptonEdwards Estate AgentsBournemouth
AliFletcherTaylor MilburnBraintree
AmandaBricePhilip Laney & JollyGreat Malvern
AndrewScoffinsSutherland Reay Estate & Letting AgentsNew Mills
AndyWallerRedwell EstatesBexhill-on-Sea
AnthonyKeaneDavies & DaviesBradford on Avon
ArwenSmithOliver Minton Estate AgentsPuckeridge
BenWigginsPhilip Laney & JollyGreat Malvern
BradleyMcelroy- ClarkeNewman Estate AgentsCoventry
CaroleRoweEmsleys Estate AgentsSherburn-in-Elmet
CharlieCarrollNigel Poole & PartnersPershore 
CharlieLaneClifton & Co Estate AgentsDartford
CharlotteReadEdwards Estate AgentsBournemouth
CharlotteGearyDavies & DaviesBradford on Avon
Charlotte FrenchMoss PropertiesDoncaster
ClareRichardsonJan Forster EstatesForest Hall
DanJonesDavies & DaviesBradford on Avon
DanSharpeConran EstatesGreenwich
DebbieSampsonJackson Green & PrestonGrimsby
DebraNetherwayMarshalls Estate AgentsHayle
DominiqueScottSawyer & CoHove
EddieO'MahonyJan Forster EstatesNewcastle
ElaineRobinsonEmsleys Estate AgentsGarforth
EliseDavenportTailor Made Estate AgentsPoole
EllieHudspithJan Forster EstatesNewcastle
EllisFisherJackson Green & PrestonGrimsby
EmmaMetcalfeFenwicks Estate AgentsLee-on-the-Solent
FrancescaPryceEdwards Estate AgentsBournemouth
GeorgiaLuptonThe Big Property ShopWarrington
HazelCampbellPhilip Laney & JollyGreat Malvern
HelenaScholfieldWilkinson Grant & CoExeter
HilaryPinheiroNigel Poole & PartnersPershore 
Holly GowlandJan Forster EstatesForest Hall
IanHounsellDavies & DaviesBradford on Avon
IsobelSmithCharnock BatesHalifax
JamesBirkettCastles Estate Agents & Mortgage Services LtdSwindon
JamesStanhopeJackson Green & PrestonGrimsby
JamesChalonerHeritage Estate AgentsPortishead
JamesBushRedwell Estates 
James FarranEdwards Estate AgentsBournemouth
JennyWrayJan Forster EstatesForest Hall
JoeBourneRedwell EstatesBexhill-on-Sea
JohnWilliamsJan Forster EstatesNewcastle
JoleneDoyleConran EstatesCharlton
JonathanGuyJackson Green & PrestonGrimsby
JordanDyeKent Estate AgenciesTankerton
KatierRoperHolroyd MillerWakefield
KennedyOvertonCentury Residential Sales & LettingsGillingham
KimAllenJackson Green & PrestonGrimsby
KimParkinsonMoss PropertiesDoncaster
LindseyHibbertThe Mather PartnershipHelston
LisaCoplestonStevens Property Sales & LettingsAshford
LisaHarrodRedwell EstatesBexhill-on-Sea
LizChetwoodPhilip Laney & JollyGreat Malvern
LorraineBrooksEdwards Estate AgentsBournemouth
MATTHEWCASEYOliver Minton Estate AgentsPuckeridge
MandyBarleyJackson Green & PrestonGrimsby
MarkBondTaylor MilburnBraintree
MattWheelerHeritage Estate AgentsPortishead
MatthewHigginsSawyer & CoBrighton
MelJamesPhilip Laney & JollyWorcester
MichelleNuttallMoss PropertiesDoncaster
NaomiGhafoorJames AndersonEast Sheen
NatashaAldridgeStevens Property Sales & LettingsAshford
NeilBalcombeKent Estate AgenciesTankerton
Nichola WallisHolroyd MillerWakefield
NicoleRandleNigel Poole & PartnersPershore 
OllieStaceyGuild StaffPark Lane
PaulCalcuttHeritage Estate AgentsWorle
PaulAndersonJan Forster EstatesNewcastle
PaulineClarkeNigel Poole & PartnersEvesham
RachaelMerrittKent Estate AgenciesWhitstable
RachelCunninghamMoss PropertiesDoncaster
RichardEvansMorris Marshall & PooleWelshpool
RobertoGhirardaniRochills LimitedWalton on Thames
RobynDyerRedwell Estates 
RogerLuntMorris Marshall & PooleWelshpool
RoisinCunninghamConran EstatesCharlton
RyanJefferyMarshalls Estate AgentsHayle
SandraRoweMarshalls Estate AgentsCarbis Bay
SarahWilsonThe Estate CompanySt Johns Wood
SarahTupperMarrion & CoWalsall
SerenParry-EdwardsMorris Marshall & PooleAberystwyth
ShannonWoodHeritage Estate AgentsPortishead
ShelleyBlagdenHeritage Estate AgentsYatton
SpencerMckayOasis Estate AgentsStaines Upon Thames
StevenDesirCastles Estate Agents & Mortgage Services LtdSwindon
SueWoodJackson Green & PrestonGrimsby
TaniaPortNigel Poole & PartnersPershore 
TomBarterPhilip Laney & JollyWorcester
TonySutherlandHarrison-Lavers & Potbury\'sSidmouth
VickyStovellWilkinson Grant & CoExeter
VictoriaAllen - ElbournMarshallsRoyston
WendyKirknext2buy LtdWallsend
ZoeKentMarshalls Estate AgentsHayle
davidMarshallMarshalls Estate AgentsPenzance


Passes for the Associate Scheme Lettings:

First NameSurnameCompany NameOffice
AmberRichertEmsleys Estate AgentsGarforth
AndrewScoffinsSutherland Reay Estate & Letting AgentsNew Mills
AndyWallerRedwell EstatesBexhill-on-Sea
AnnaStoreyJan Forster EstatesNewcastle
Anna Irving Jan Forster EstatesNewcastle
AnnieWrightJan Forster EstatesNewcastle
CaroleRoweEmsleys Estate AgentsSherburn-in-Elmet
Caroline EdwardsBassetsSalisbury
CathlynnHornofJames AndersonPutney Hill
CharlieLaneClifton & Co Estate AgentsDartford
CraigKirkRochills LimitedWalton on Thames
DanJonesDavies & DaviesBradford on Avon
EmmaRodmannext2buy LtdWallsend
GeorgiaLuptonThe Big Property ShopWarrington
HannahWhiteTown & Country MoldMold
HeatherNewsomeJackson Green & PrestonGrimsby
JOManceraFAC GroupPar
JamesBushRedwell Estates
JaneHoldenJackson Green & PrestonGrimsby
JanetteOatesJackson Green & PrestonGrimsby
JohnWilliamsJan Forster EstatesNewcastle
JoleneDoyleConran EstatesCharlton
KirbyNaisbittKimmitt LettingsHoughton le Spring
LaurenNewshamJan Forster EstatesNewcastle
LisaHarrodRedwell EstatesBexhill-on-Sea
LisaPalmerJackson Green & PrestonGrimsby
LisaCoplestonStevens Property Sales & LettingsAshford
LucySinhaJan Forster EstatesNewcastle
LukeKenchington The Mather PartnershipHelston
MelanieCadeyJackson Green & PrestonGrimsby
MichelleNuttallMoss PropertiesDoncaster
NatashaAldridgeStevens Property Sales & LettingsAshford
PaulAndersonJan Forster EstatesNewcastle
RachelCunninghamMoss PropertiesDoncaster
RichardEvansMorris Marshall & PooleWelshpool
RobynDyerRedwell Estates
RoisinCunninghamConran EstatesCharlton
RyanFreemanJan Forster EstatesNewcastle
SarahTupperMarrion & CoWalsall
SarahKeenannext2buy LtdWallsend
SarahWilsonThe Estate CompanySt Johns Wood
SerenParry-EdwardsMorris Marshall & PooleAberystwyth
SheilaFieldAbode Property AgentsTavistock
SuzanneBellameyJackson Green & PrestonGrimsby
TaraMorrisAdams Estate AgentsStockton Heath
TomLewisMorris Marshall & PooleNewtown 
TomBarterPhilip Laney & JollyWorcester
TracyHammondJackson Green & PrestonGrimsby


Selling your property is a big decision, and agreeing on an asking price is key. But how much is your house worth, and how do estate agents come to a final figure? 

This quick video tells you how to get a rough idea of the value of your home. It explains how an estate agent will take these figures and turn them into an asking price, so you can feel in control during the process. 

1. Research similar properties

Make sure before you put your property on the market, you do your research. Take a look at other properties in your area which are either on the market or have recently been sold. Take a look at how much similar properties have been sold for and how much they on the market for.

2. Use our online valuation tool

If you are looking to sell your property, then use our online valuation tool. It will give you the most accurate quote possible, by using all the information you supply and information based on the public land registry data. Simply fill out the form to the best of your ability and you should receive an online valuation.

3. Invite an estate agent to visit

After you have conducted your online research, it is always best to get an estate agent to come and value your house. Your local estate agent will understand the local market and the surrounding areas. They will have the best and most accurate information possible about the surrounding areas. Knowing any new developments in the area which could increase/decrease the value of your property. They will be able to take everything into consideration, including the condition of your property. So invite one of our local guild members to evaluate your property.

4. Go for an agent you can trust

After you have agreed the asking price for your property, it is essential that you instruct an estate agent which you trust. After all, they will be marketing your property, trying to sell it to potential buyers, so you need to be sure they are the best agents for you.

It is essential that you are realistic about your price. Most of the time you will go below the asking price and so it may be an option to put it on the market a little higher than what you were expecting. However, don’t worry, all of our members will be happy to assist you to make the right decision about your property.

For more information on what has just been explained, take a look at this quick video. It gives a rough idea of how to get an accurate valuation of your home. It explains how an estate agent will take these figures and turn them into an asking price, so you can feel in control during the process. Take a look at it here.

So if you are thinking of selling your home, and are wanting us to represent you. Then click here to contact your local Guild agent, we will be happy to assist you.


Viewing a property is exciting as you judge if it could be a suitable home. It is easy to get caught in a whirlwind as you walk from room to room, without taking it all in properly. It might tick some of your boxes, but does that make it the perfect home for you? Guild agents share their tips to get the most out of a property viewing. 

Assess the building condition 

Even if there are enough bedrooms and the layout works for you, there are other signs to consider first. Is the building safe and are there warning signs? 

“When considering the building, it's a good idea to find out how old the building is, whether there has been any maintenance done recently and whether there are any associated charges that you need to be aware of,” said Josh Smith from Jan Forster Estates. “You should also look out for any potential costs such as old boilers, leaky roofs, and possible damp. Don't let these things put you off, but be sure to bear them in mind during your negotiations.”

Steve Barron from Drivers & Norris says: “Watch out for diagonal cracks. They suggest some movement or structural issue. Whilst that doesn’t necessarily mean you should dismiss the property, it is definitely worth having it checked out early on. Generally speaking, horizontal or straight vertical cracks are not as much of an issue but it’s always wise to have the property properly surveyed.”

Don’t forget to check for damp, too. “Always make sure that the property has adequate ventilation in the kitchen and bathroom. Potential damp issues can arise if it is not well ventilated.” 

Laura Scott from Cooke & Co agrees and warns of the dangers of not looking in certain rooms. “If for any reason while on a viewing you are unable to view inside a room or a space of interest, make sure you ask as to why it is off limits for your viewing. If you see areas of concern, ask about any investigations which might have taken place already so you can be confident in proceeding. For instance, if you spot an area which appears to be damp, ask if they have had work carried out with guarantees available or if a report with the cost of repair is available to be seen in advance of any offers being made.”

Remember to look at the exterior condition of the property as well. Gina Burbidge from Royston & Lund says: “Particularly in an older property, try and have a good walk around the outside looking at the brickwork for any cracking and if possible, the roof for any slipped tiles.”

Structural integrity is always a key consideration, but it could be worth getting a professional survey before coming to any conclusions of your own. 

“Structural movement can cause problems but can also be difficult to spot. There is a big difference between settlement (long standing movement) and progressive movement, however good agents can always offer sensible advice on this or provide details of RICS surveyors.

“Don’t necessarily be put off by minor issues on a survey. Problems are rarely insurmountable and sometimes the reality is never as bad as first feared.” 

Spend time looking at the local area 

It’s tempting to drive to the property, look around, and leave again, but our agents suggest that you should spend more time in the area. 

Josh Smith from Jan Forster Estates says: “I always like to take a wander around the local area before viewing a property; sometimes it's worth doing this before booking the viewing. Look out for things like supermarkets, parks and green areas, and local schools (even if you don't have children), as all of these things can affect the property price.”

Steve Thompson from Thomas Morris advises his clients to do the same. “On a viewing, potential buyers should take the time to look around outside the property. This provides the opportunity to get a ‘feel’ for the neighbourhood. Are neighbouring properties well-kept or uncared for? This will help them decide whether this is an area in which they feel they can live.”

Multiple visits

As well as looking at the area, it is worth visiting multiple times. 

Jared Thomas from Emsleys Estate Agents recommends a drive-by viewing beforehand. “You may also wish to consider driving past the property you are interested in before booking a viewing if you live within a reasonable distance. This will help to quickly eliminate any unsuitable properties from your search. To find out more about an area, it is worth visiting at different times throughout the week – you may get a different impression on a Saturday evening compared with a Wednesday afternoon.”

Gina Burbidge from Royston & Lund says: “Make sure you view the property more than once and ideally at different times of the day. As well as viewing the property itself, make sure you have a good walk around the general area to get an understanding of traffic and parking. Try and take someone with you; it’s always great to have someone to bounce ideas off and ask for a second opinion.”

Make a wish list to check off

Are you willing to compromise? Taking a checklist to a viewing can help to decide if the property is for you. 

Zoe Hayle from Marshalls says: “When you start your search for your perfect home, you usually have a wishlist. Invariably something has to give as budget and wishes collide and a compromise has to be made.”

Having a clear idea of what your needs are will making finding a property a lot easier, says Steve Thompson from Thomas Morris. “It is important for each buyer to have a clear understanding of their requirements so that they can look at how well the property satisfies these requirements. A checklist can be a useful tool to help with this and will also help with comparing the merits of different properties after multiple viewings when the memory can blur.” 

As well as a wish list, include a checklist of questions to ask the estate agent who is showing the property. Josh Smith from Jan Forster says: “When viewing a property, it's a good idea to prepare yourself with a list of questions for the agent and owner. Make sure to write your questions down as it's very easy to get caught up in the viewing and forget them. I would say there are three main categories to consider when viewing; the building itself, the services to the building, and the local area and amenities.”

Lynda Lewis Davies from Town & Country has some ideas for the best questions to ask. “The first question a viewer should be asking is; how will I commute to work, are there good road links, and is public transport frequent? 

Will my furniture fit?

Do I need new window dressings?

Can I live with the colour scheme?

Is the garden big enough, or small enough?

What are the running costs?

Are the electrics up to date including the fuse board?

Has the central heating system been serviced regularly and are there certificates to show this?

Do all the doors and windows operate correctly and have appropriate locking mechanisms?

If the property has solar panels, has the roof been leased?”

Spend a lot of time looking around the property

It’s a good idea to take a slower pace and even have a sit-down. “One thing that very few people seem to do when viewing a property (whether for sale or rent), but everybody should try to do, is to take a moment to sit down,” says Martin Haigh of Haigh & Sons Estate Agents

“How else are you going to find out what the place would really be like to live in? Few people spend their entire lives at home walking around the property but we do tend to spend a lot of time sitting down: watching TV, reading a book, eating or just plain relaxing. Rather than admiring the view out of the window from a standing position, what can you see when you're seated? Is the window sill so high that all you can see is sky? Would you be happy with that?

“Once you're sitting quietly, what can you hear? Traffic, trains, the neighbours, or birds tweeting and a babbling brook?”

Are you thinking of moving house? Contact your local Guild agent to start your property search. 


Are you looking for a home, but are not convinced about purchasing an older property? Buying a new build or off-plan property may be the right choice for you. New build homes, or properties that have been built recently, have been gaining popularity over the past few years for the ease of lifestyle they provide. 

Off-plan homes, or properties that you purchase from an architect’s plan and are then built, have also seen an increase in popularity because of the ease in making the property your own. Our agents break down the considerations that should be taken into account when purchasing a new build or off-plan property. Read on for the best tips to find your dream home.


Our agents comment on the some of the best aspects of buying a new build or off-plan property, citing things from choosing your own fixtures to knowing the property has been built to the most modern standards. 

1. It’s easy to start living your life

“We live busy lives these days and don’t necessarily have the time or inclination to spend weekends redecorating or refurbishing a second-hand home. New builds are like new cars, you decide on the specification, what colour you want, the engine, optional extras, then wait for the delivery day. You can even have a test drive equivalent by visiting the show home.” Simon Powley, Rickman Properties

2. You can add your own personal touches

“When buying off-plan, purchasers are usually offered a choice of finishes included within the price as well as a range of chargeable upgrades. This essentially enables them to personalise and customise the property to their own specific tastes and requirements.” Steve Thompson, Thomas Morris

3. You’ll pay a lower fee 

“You can very often pay slightly less for a property if you are buying off-plan, sometimes developers will increase the price once the home is completed, but offer a discount for an off-plan home which gives them guaranteed revenue.” - Marc Blackmore, Simmons & Sons

4.  10-year guarantee 

“One of the big attractions of buying a new-build home is the peace of mind that comes with the warranty associated with the purchase. Most new-build homes have a 10-year warranty for building properties." Gina Burbidge, Royston-Lund

5. You can secure the price before the home is built

“One of the greatest advantages to buying off-plan is knowing that the price can be set up to two years in advance of completion, giving the possibility of capital increase.” - Margaret Towey, Lumley Estates Ltd.


With all the advantages of new build homes, there are certainly things you should be aware of before you sign on the dotted line. 

1. Homes can be hard to visualise

“Garden and home sizes on plans can be difficult to judge, and buyers may be disappointed if they are smaller than anticipated or the sun isn’t quite in the position hoped for.” - Andy Goundry, Goundry’s

2. The timescale is uncertain

“In my opinion, the biggest disadvantage with buying off-plan is getting the timing right. If you are in a chain you have to rely on either your purchaser being patient and prepared to wait for the house to be finished, or you need to go into temporary accommodation. Bear in in mind most larger housebuilders will not give you a fixed completion date, so you will be working to 10 working days’ notice or less.” - Marc Blackmore, Simmons & Sons

3. There could be extra fees 

“Be careful before you sign on the dotted line. Some new-build and off-plan companies don’t include the price of flooring, which could affect your mortgage when the home requires more than £5,000 of additions.” - Margaret Towey, Lumley Estates Ltd

4. Your new home might not look like the show home

“Be sure you study the floorplan, and check that the measurements and layout work for you. Always check the show home, and ensure you are happy with the quality of the finish. Remember the show home may not necessarily be the same size, style and layout as the plot you are considering.” – Vicki Field, Cooke & Co

5. You’ll have to exchange quickly, but wait for your home

“One of the main pitfalls of buying a new build property is that you’re required to exchange contracts very quickly and part with your deposit, but still wait for the property to be completed.” - Jonathan Keegan, Bryan and Keegan

Top Tips:

Convinced that a new build or off-plan home is right for you? Here Guild members guide you through the process and make it as easy as possible. These tips will help you navigate this process with ease. 

1. Sums up front 

“Generally, you should be wary of paying sums up-front, it is normal for developers to request a reservation fee (typically £1,000) and you will be asked for a 10% deposit on exchange. If you are asked for any further payments before completion, check the situation very carefully with your solicitor to make sure you are protected. Do not allow legal completion and make full payment until you have inspected the house yourself and are sure it is finished to the standard and specification agreed.” - Martin Moore, Morris Marshall & Poole, Powys

2. Ask about future building plans 

“Be especially aware of hammer heads and dead-end roads, you might think the plot has a nice view, but it’s almost certain that the nice view will turn into another development or become a shopping complex.” - Jayne and Nick Tart, Nick Tart. 

3. Research your builders and developers

“If you’re thinking of buying off-plan, do your research on the development, builders, and the surrounding areas. Make sure the builder is reputable and visit other completed sites if possible.  Look into whether there are any other potential developments or building works in the surrounding area.” – Gina Burbidge, Royston Lund

4. Ask questions about the property and negotiate

“It’s always worth asking the questions about finishes, as it is a really good way to negotiate the home you want. Most developers are always happy to talk about a deal.” – Will Smith, Complete Property

5. Make sure you sort out your mortgage before looking at new build or off-plan property

“Uncertain timescales can create problems with mortgages, so this should be looked at very carefully with an expert advisor.  Though there are exceptions, mortgage offers generally have a lifetime of between three and six months, and must be in place before contracts can be exchanged. If the time between the exchange of contracts and eventual completion of the build and the purchase is longer than the lifetime of the mortgage offer, then a buyer could find themselves without the funds to complete the purchase and effectively in breach of contract.” – Steve Thompson, Thomas Morris

Get in touch with a Guild Member to find out more about new build and off-plan homes in your area today. 


Being involved in the community can bring a sense of belonging, fill your social calendar, and make it easy to find friends. When moving to a new house, it’s important to consider what the community spirit will be like in the new town, village, or borough. How can you find out about the community before you move there? Guild agents share their top tips. 

Check social media 

“We have recently opened a new office in Ingleby Barwick, Stockton on Tees where community spirit is certainly alive and well,” says John Newhouse, Managing Director at Roseberry Newhouse

“We have interacted with the community through social media where the page ‘Ingleby Barwick Noticeboard’ on Facebook is widely used on a daily basis for people to share events, tradesman’s recommendations, sales and community events.” 

In John’s experience, community spirit is alive and well in his area. 

“We recently sponsored and attended the Ingleby Barwick Community Event which was well supported by a variety of stalls and activities and brought the community together. My advice to buyers looking to integrate into a community would be to search Facebook for the town or village and see what community pages are available to join.” 

Mike Coles at Debbie Fortune Estate Agents agrees that social media is a great way to keep up-to-date with local events. “We keep in touch with the local community by following local organisations on Twitter and Facebook. We promote them within our networks by placing links to their events on both our website and by retweeting them on our page.”

Steve Thompson from Thomas Morris says: “Facebook and Twitter are fantastic sources of information about a community. Search the name of the village, town or area and you will find numerous community groups operating locally. 

“Checking the group’s feed and events to see how active and how well supported the group is, what events are happening and how you can get involved. All of this information will help provide a feel for the community spirit in the area.”

Look for a local magazine 

The existence of a local magazine run by local people is a sign that there is a lot going on in the area, that people are so proud of where they live, and that they want to shout about it. 

“In our area, there is a brilliant online magazine and news page which keeps our community up-to-date with any upcoming events,” says Gina Burbidge from Royston Lund. “If you are looking to buy in an area with good community spirit, our recommendation would be to look for a local online magazine stating information and events within the community.

“West Bridgford is a perfect example of great community spirit. We are a small town, three miles away from Nottingham City Centre. There is a huge amount to offer including both primary and secondary schooling and a great variety of shops, restaurants and cafés.”

Check the local newspaper

“These are great sources of community information, as newspapers include adverts for upcoming events and stories on recent events,” says Steve Thompson from Thomas Morris. “Papers and magazines can often be obtained at local shops, community centres or the local library.”

Go to libraries and community centres

“Visiting local community centres, council offices, sports clubs, church halls, cafés, and local shops will help provide a sense of the community,” says Steve Thompson from Thomas Morris. “Many of these will have notice boards giving information on local community groups and events. They may have staff who know the area, and even live in it, who will often be happy to provide information.”

This is a great way to find out about the area before making an offer on a property. It’s even something to do after going to a viewing. 

“Here in Buckingham, The Old Gaol, community centre, and the library all offer information on what is on and when. There is also a weekly community lunch on a ‘free to all’ basis, knit and natter, children’s activities and online courses are available at Buckingham Library,” says Chris Barrell from Apple Homes

Josh Smith from Jan Forster Estates said: “It is worth popping into local libraries or community centres. These will often have notice boards outlining any upcoming events in the area. If you have time, it's a good idea to try to go to one of the events before moving. This will give you an idea of how the community interacts and will provide an opportunity to get to know your potential new neighbours.”

Talk to people who live nearby 

It may sound obvious, but it’s important to get out in the area and talk to the locals. If they are happy to stop and help a stranger, it’s a sign that the community is open, friendly and trusting. 

“When you visit the area, meet the people. Whether you are visiting an area for viewings, or simply to get to know it, take the time to speak to the locals. Ultimately, they are the people that make up the local community and could be your neighbours one day,” says Steve Thompson from Thomas Morris

Fancy a stroll? “Local parks are a must,” advises Josh Smith from Jan Forster Estates. “Wandering around a park, you are likely to bump into a wide range of local people. From dog walkers to joggers to mums with prams, this is a great place to feel out the community spirit of an area.”

Get in touch with your local estate agent

Debbie Fortune Estate Agents are sure to keep their customers up-to-date with local goings on. “We keep buyers in touch with what’s going on by sending out a newsletter to them via email, complete with a diary of events that we will be attending to do fundraising for the local community,” said Mike. 

Chris Barrell from Apple Homes suggests asking questions of your local agent when looking at properties to buy. 

“Once you have finished your viewings, or maybe even before you have booked a viewing, call into our office and speak to me or one of the team. As an independent estate agent, we have all lived and worked in the area for a good number of years. We love our town and all that it has to offer, we know the area well and we love being involved with our local community”.  

Josh Smith from Jan Forster Estates agrees. “As a starting point, we would always recommend speaking to your local Guild agent. We are all local people who know and love our areas, so we will be able to guide you throughout the buying process.”

Are you looking to move to a new area? A Guild agent can help with your search. Click here to find your closest agent. 


Choosing the right estate agent to sell your home can be difficult. You need to trust your agent, and choose a company with knowledge and integrity, who can get the best result for you. 

The Guild is a network of the best 800 independent estate agents around the country. Find out why you should choose them to sell your home. 

Click here to find your closest Guild Member. 


If you’re interested in renting a property, you’re not alone. More people than ever have chosen to rent homes or flats rather than buy them. Over the past few years, the letting market has been changing constantly. In a changing market, staying ahead of the trends is the secret to success. Our agents weigh in on the trends they’ve seen in the rental market over the past few months. 

1. Well-presented properties are letting faster than budget options

If you’re a landlord, it may be time to consider updating your rental property. According to Sawyer & Co. Lettings Negotiator Kerry-Anne Holland, “the rental prices in properties in Brighton and Hove have dropped slightly this year. However, quality well-presented properties tend to be let a lot quicker than something than is cheaper and less desirable (i.e. dated properties).” While an update will require a financial investment at the outset, letting property that is highly desirable means that you’ll have more potential tenants, and could potentially raise the letting price. 

2. Smaller properties are more popular

Smaller properties for single-occupants are becoming very popular, and for good reason. A one-bedroom or studio means fewer tenants, making rental agreements easier for landlords and tenants alike. Phillip Jackson, the Director of Maguire Jackson in Birmingham, has noticed this trend, saying that “recently, there has been an increase in demand for smaller properties, like one beds and studios.” Kerry-Anne of Sawyer & Co. agrees, noting that “one-bedroom flats in the city always tend to be let very quickly, more so than the two bed or studio properties.”

3. More tenants are renting properties while they search for homes to buy

This year, more tenants are looking for places to rent while they search for a home to buy. Many people look for contracts with six-month breaks, but find permanent homes sooner. Nick Goodwin of estate agency John Goodwin weighs in, saying “this year, we’ve had experiences with people wanting to ‘buy’ themselves out of a tenancy agreement. When they sign up for a tenancy, it is explained this is a six-month fixed term let. However, when they find a property to purchase they no longer require the property and so want to get out as quickly as possible. Same when people fall out during the fixed term, they no longer want to stay. Some find they don’t like the accommodation as much as they thought, so we sometimes find that six-month tenancies turn into just a few months.”

4. Tenants are paying more for access to prime locations 

While prime locations have always had a hefty price tag, tenants have started paying more for areas with easy access to prime locations. Robert Leight, Lettings Director at Victorstone, attributes this new trend to shifts in employment. According to Robert, “tenants are willing to pay more for a location that offers easy access to both London’s Docklands, City and the West End. This is largely down employment changes. Whether it be a career change or job security, accessibility to prime locations is paramount. When tenants are unable to plan ahead regarding their employment with long term tenancies, at least their worry of rent increases, protracted negotiations, admin fees and of cost the cost of moving is all but diminished.”

Demand for high-end flats has decreased

While quality, well-presented flats are seeing increase popularity, the demand for luxury lets is decreasing. Phillip of Maguire Jackson defines a high-end let as one that “costs more than £2,000 per month. We really haven’t had a high demand for high end rental properties in Birmingham recently.”

6. Unfurnished properties remain more popular than furnished ones

There’s a great debate about furnished properties versus unfurnished ones. Furnished properties allow tenants to move in quickly, and can cost a bit more than their unfurnished counterparts. However, unfurnished properties give tenants free reign to make the property their own. Kerry-Anne of Sawyer & Co. says, “when it comes to the furnished/unfurnished debate, unfurnished properties still tend to be more popular than those that are furnished, with furnished properties not being of any more value than those that are not.”

7. More quality housing is becoming available

James Kimmitt, Director of Kimmitt Lettings, has noticed that homes of high quality are coming on to the market. James says, “better accommodation is becoming available as sellers opt to rent out their homes rather than sell, so above average accommodation becomes available but on a reduced timescale. Stamp duty increases are causing evictions for good tenants who want longer than 3-year tenancies.” If you’re viewing a high-quality property in pursuit of a long-term tenancy, check with the landlord to see if they are considering selling the property. 

8. ‘Accidental landlords’ are becoming a thing of the past 

Robert Leight of Victorstone has noticed plenty of change in the lettings landscape, particularly with landlords. According to Robert, “today’s current market sees the return of large investors’ interest in the market with a view to expand their portfolios. Whilst smaller ‘accidental Landlords’ appear to be looking to off load their properties. The number of “new” properties coming the market for let appears to be low at this stage, however demand is steady and increasing. The result of this will inevitably be an increase in rent prices as more people want less property.” James agrees, saying that “many self-maintained landlords have now come to us asking us to manage their properties for them.”

9. Long-term tenancies are becoming more common
While many people rent for the short term to keep their living situation flexible, long-term tenancies are becoming more popular. Robert of Victorstone has noticed that “students, whether they are under- or post-graduates, are quite keen to let long-term as long as there’s a possibility to re assign the tenancy should one their flat mates wish to vacate early.” Many professionals with stable jobs are also willing to enter long-term letting agreements. “I personally think it is win-win for both the tenants and landlords as the Private Rental market has become very competitive, especially with increasing number of properties remaining on the market for sale that are now being offered for rent. Long term tenancies offer landlords security of regular income without the need to source new tenants and the costs that are associated with it.”

10. Most tenants are offering six months’ worth of rent in advance

If you’re trying to gain a competitive edge in the lettings market, you’re not alone. Many tenants are offering six months’ worth of rent to landlords before the tenancy begins. Nick of Jon Goodwin comments on this trend, saying “there are a great many tenants opting to offer six months’ rent in advance, (still subject to satisfactory references) but feel they can make this offer to be ahead of other suitable applicants. This is mostly made up of people selling and requiring a property to live in while they look around for another property to purchase as it gives them bargaining power for a purchase. Other cases are people relocating from abroad where they have no credit history here, or older people selling to enjoy their capital.” 

Are you thinking of letting or renting a property? Take a look at our guides. 


How do you find an up-and-coming hot spot? Maybe it is an electrification of a train line, good schools or perhaps it is just a natural expansion of a town, city or village.

In reality, it is probably a combination of all these factors. We asked Guild Members to identify hot spots to watch across the UK. Here you will find everything from St Neots to St Albans.

1)  Elaine Hanrahan, Martin Pendered & Co 


“Wellingborough and the surrounding countryside may seem an unusual place to nominate as an “up- and-coming area” but it has a number of impressive features.

“The main factor is its exceptional commute to property price ratio. Wellingborough station to St Pancras International is a 50 minute journey with an excellent service. Prices in Wellingborough and the locality are low compared to all the surrounding areas, particularly Bedford which is only 15 minutes closer by rail, where prices are probably double ours. Last autumn Lloyds Bank put Wellingborough as the number one location for the best commute to property prices.

“Northamptonshire is undergoing major changes. The new shopping development at The Lakes at Rushden (5 miles) will open in July.  There is extensive new residential development planned in Wellingborough and Kettering with 20-30,000 new dwellings coming online over the next 10 years or so.  Wellingborough station will be extended and upgraded and the railway line is due for electrification.

“Unemployment rates in Northamptonshire are among the lowest in the country.  Northamptonshire’s road connections are second to none with the A14 across the north of the county, the M1 on the west and the A1 close to the eastern boundary of the county.  Cambridge is about a 45 minute drive and Milton Keynes about half an hour.

“Finally, people have begun to identify Wellingborough and Northamptonshire generally as an area they would like to live in.”

2) Sarah Green, Mundys


“Lincoln is a Cathedral City and the county town of Lincolnshire. It is Britain’s hidden gem. Having recently received great media acclaim as a result of the City’s Football Team and award winning Castle.  The University City is steeped in local history, which can be traced back as far as 300BC - links to the city's past heritage can be seen in abundance, even today. 

Lincolnshire is one of the UK's largest counties. Part of the East Midlands, it sits on the East coast of England, to the north of Norfolk and the south of Yorkshire between the Humber and the Wash.

“Access to Lincoln is also easier than you may imagine. The A1 and recently dueled A46 make the journey from the South and the Midlands much quicker now.  And from the North and North West, the M180 connecting to the A15 make for a straightforward journey. There are also train services into the city, and three airports within a 50 mile radius.

3) Scott parry, Atwell Martin Estate Agents

South East Cornwall:

“The stretch of coastline between Rame Head and Polruan has long been overlooked as a destination for those seeking to make that coastal lifestyle home purchase.  Not anymore, buyers who traditionally orientated towards the notable hotspots on the North coast have turned their attention to South East Cornwall. Affordability and accessibility are major factors, many of the buyers are immediately employing local building companies and architects to refurbish or rebuild/reconfigure the houses that embrace the maritime location.  Evidence of this can be observed by just driving through our coastal villages and seeing the amount of construction work being carried out.

“We recognise that lifestyle is a driving force behind many people’s home purchase. Employment and schooling as well as improved transport links and more people working from home. There is no doubt that capital appreciation in coastal locations is more robust than the rural counterparts and market turnover remained healthy even during the recessionary years.  Looking forward we predict that coastal properties particularly in south east Cornwall will retain their value and indeed in some cases see strong appreciation as more and more buyers seek to indulge their passion for the coastal lifestyle. Constrained by geography there is less opportunity for large scale development, so there is no doubt that buyers will seek opportunities to stamp their own identity on the second hand housing stock. 

“The waters of Whitsand and Looe Bay provide a sheltered playground, set against the beautiful cliffs and hinterland, parts of which is in the ownership of the National Trust, it’s easy to see why savvy buyers are already identifying the area as the next property hotspot,” concludes Scott.

4) Zoe Kent,Marshall’s Estate Agents


"For those looking to move in to the county of Cornwall most people have heard of, or visited St Ives. A busy thriving harbour town with glorious beaches, the Tate Modern and the fantastic atmosphere that has been a muse over many years for artists. So the search for a home or holiday let begins here. Prices will range from £165,000 for a flat at the top of the town to in excess of £1,000,000 for something truly special with the all-important view of the harbour, sea and coast. Traditional fisherman’s cottages are now highly sought-after holiday lets which enjoy year round letting.

“If you need parking and some outside space it is soon apparent that by moving away from the town towards Carbis Bay and beyond your budget will stretch further. Carbis bay has a beautiful beach and Hayle has 3 miles of golden sands. With excellent bus and train connections you can visit St Ives easily and return to a quieter lifestyle.

“For those looking for their new home, investment or second home there is no better place to visit and decide to stay.”

5) Josh Hurford, Hurfords


 “Peterborough is one of the fastest growing cities from an employment point of view. By 2019 the train time to London Kings Cross will be 38 minutes.

 “We’re perfectly placed with some of the best physical and digital connections in the country. Peterborough is 45 minutes from London Kings Cross and direct trains connect us with Leeds, Newcastle, Cambridge, Leicester and Birmingham. The A1M, A47 and A14 are on our doorstep, providing direct connections to nearby Stansted Airport and quick access to Eurostar and Felixstowe ports.

“We’re adopting innovative approaches like the Circular Economy at a city level – the first in the country. In 2015, we were awarded Global Smart City of the Year, consolidating our position as thought leaders in smart city thinking.

“Peterborough is one of the UK’s number one cities for housing stock growth. New developments include a 5,000 home urban extension and a trailblazing sustainable city homes development featuring 295 eco-houses. An excellent house price to earnings ratio makes Peterborough attractive and affordable for employees.”

6) Nick Parker, Aubrey & Finn

St Albans:

“St Albans has always been popular but with a growing 30-something population and rapid growth St Albans should be on your radar. The price growth prediction for the area in the next 5 years at 38%, this makes it one of the top areas for capital growth.”


Top 5 reasons to live in St Albans:

·     1) 17 minutes from London St Pancras, 14 from West Hampstead, both offering speedy onward links.

·     2) Schools: state schools rate more highly than the vast majority of the country’s private schools, and people cross the world to take advantage of that. 

·     3) People, culture, food

·     4) Country: Hertfordshire is almost the defining county. From St Albans city centre it is only a short walk to rolling scenery at the Gorhambury Estate. 

5) Range of property and investment.

7)  Diana Solden – Victor Michael

Leytonstone – 'the new Hackney':

“Leytonstone has seen an influx in purchasers having sold their apartments in areas such as Hackney, Stoke Newington and Shoreditch.

“Leytonstone, Leyton and Walthamstow areas seem to have been targeted for its recommended OFSTED schools, excellent transport links in to the city whilst also offering better value for money.

"The new wave of young families purchasing in Leytonstone have the best of worlds enjoying city life as well as the peace and tranquillity of open spaces such as “Hollow Ponds Boating Lake” or “Wanstead Flats”. 


8) Simon Miller, Holroyd Miller


“The suburbs North of Wakefield and South of Leeds such as Wrenthorpe and Lofthouse are up-and-coming currently seeing a surge in refurbishment and new build developments.

 “These areas are a good buy, with a good choice of properties available under 100,000 and a good standard of family friendly properties offered at around 200,000 or less. The new builds in the area offer high-spec living with financial incentives such as Help to Buy, Sales Assist Scheme, and Stamp Duty paid, not to mention other offers such as part exchange, furnished kitchens, carpets etc.

 “The popularity comes largely from their proximity to excellent schools and availability of family homes,  which also makes these suburbs extremely attractive to buyers looking for a good quality of life with easy access to the city but the convenience of being near a town.

 “Wakefield is a more affordable choice and with good transport links, schools, leisure and shopping.”

9)Steve Thompson, Thomas Morris


 “The town of Biggleswade and its surrounding area are hugely up-and-coming. Steep rise in house prices over recent years bear testament to increasing demand. This demand that has led to rapid growth, and with the borough council proposing the building of 10,000 more houses in the town and surrounding area, this growth is set to continue.

 “The reasons for the popularity? It is genuinely a nice place to live with a lot to offer its residents. Leisure facilities are abundant, it has a busy yet charming traditional town centre with a regular market, a good mix of shops and a growing “café culture” all complimented with the opening last year, of a large retail park on the outskirts of the town.

"On top of all this, the town offers excellent schooling and access to good transport routes. It is located on the A1 trunk road  33 miles north of the M25, 25 miles from Luton airport and less than 60 miles from Heathrow. It is also less than an hour from central London by train." 

10) Gina Burbidge, Royston & Lund


“The Meadows is approximately one mile from Nottingham City centre as well as being in close proximity to the popular suburb of West Bridgford. With the fantastic amenities within West Bridgford along with the bustling city of Nottingham, it is easy to see why The Meadows is one of the most up-and-coming areas locally.”

To find out more, contact your local Guild agent to help


Navigating the property market can be difficult for anyone, but it is particularly daunting for first-time buyers. There are lots of hoops to jump through, paperwork to be completed, and tense waiting to hear if your deal is going to go through. We asked Guild agents to share their top tips for anyone looking to get onto the property ladder. What should you look out for?

1. Talk to a mortgage advisor and get a mortgage in principle

Mortgage advisors can give independent advice on the property that you can afford. 

“First-time buyers need to ensure they do their research and have a plan right from the start,” guides Vicki Field from Cooke & Co. “We would always advise seeing a mortgage advisor in the first instance to establish your borrowing ability, this will give a more realistic idea of what types of property will be affordable.”

A mortgage advisor can also assess your finances and offer a mortgage in principle. This will be a huge help further through the buying process. 

“Having a mortgage agreed in principle will speed up the timescales of the transaction,” said Mark Noble, Castles Estate Agents

Gina Burbidge from Royston & Lund said: “Make sure you have spoken to a mortgage advisor and have an Agreement in Principle before arranging viewings, so when you find a property you are interested in, you are ready to make an offer. This proves to the agent and the seller that you are serious and able to proceed.”

2. Be aware of all the fees involved in moving

Now that you are aware of the mortgage that you can afford, it’s time to think about the other savings that you will need. Some are more obvious, but others may have gone under your radar. 

Gina Burbidge from Royston & Lund rounds up some of the key costs to consider: 

Mortgage Fee: Many mortgages come with arrangement fees. Once your offer has been accepted, your lender will carry out a valuation to check the property is worth what you're planning to pay for it. The lender will usually arrange this for you, but in most cases, you will be expected to cover the cost – typically between £200 and £600. The valuation survey is a brief report on the property's condition and its market value based on an inspection of the property. 

Survey Fee: There are two main kinds of survey; a RICS Homebuyer’s Report and a building survey (also known as a structural survey). A Homebuyer’s Report examines the general condition of the property and usually costs between £350 and £1,000. A building survey provides a more in-depth analysis of the condition of the property, including the structure, and will typically cost between £500 and £1,300.

Conveyancing Fee: Your legal adviser will either charge a flat fee or a percentage of the value of the property. You can expect to pay between £500 and £1,500 depending on the type of property, its location and complexity of the transaction.

Land Registry fee: When you buy a property, the Land Registry charges a fee to transfer the register entry into your name. This fee is dependent on how much your property is worth but usually varies between £200 and £300.

Stamp Duty: This is the tax you pay to the Government when you buy a property. From November 2017, you don't need to pay Stamp Duty on your first home under £300,000. For homes up to £500,000, you only need to pay on the amount above £300,000. You will need to pay your stamp duty to your solicitor, who will then pay it to HM Revenue & Customs when your property purchase completes. Click here to use the Guild's stamp duty calculator

Removals: Employing a removal company can help to take the stress out of moving, but of course there will be an additional cost involved. If you decide to do it yourself, you may well need to hire a van to transport larger items such as your furniture. You should, therefore, budget at least a couple of hundred pounds for the move itself.

3. Use your estate agent

Your property search shouldn’t be restricted to looking through properties online. Contacting your local independent estate agent will mean hearing about properties as soon as they come onto the market – sometimes even before that. 

“In the current market conditions, it is best to stay in touch with the estate agents as there are generally more buyers than properties and we are still selling property before they actually reach the internet,” said Mark Noble, Castles Estate Agents

Steve Thompson, Thomas Morris, said: “Buyers should get to know the estate agents in the area they are looking at and make sure that the estate agents know them, what they are looking for and want to help them find it. As an agent, I take the most pleasure in handing over the keys to a first home to people who I have built a relationship during the time they are searching for and buying a property.”

Nick Cragg from Country Property agrees. “Speak to estate agents, share your ideals, make them aware of your minimum requirements and how much you can spend. Show that you are serious about buying with a mortgage arranged in principle and cash saved for your deposit.”

4. Viewing a property

Once you have everything in order, it’s time to start finding properties and booking viewings. What should you be aware of at this stage? 

“First-time buyers should spend some time discussing their property needs and wants so that they know what they are looking for. This will help them to focus efforts on finding a property that matches their needs and to ensure that any compromises that they make are ones that they can live with. Buying a property that does not fit necessary requirements could be an expensive mistake,” cautions Steve Thompson from Thomas Morris

Don’t feel like you have to view every property that you’re told about. “Before viewing, ask yourself if the property is the situation, location and accommodation that you want, or if it could be adapted to what you require? If not, don’t waste your time and energy,” advises Nick Cragg from Country Property

5. Freehold of leasehold?

When buying a flat, there are other things to consider. 

“If buying a leasehold property, ask about the length of the lease, the ground rent and any service charges,” said Simon Powley of Rickman Properties. “What do the service charges cover? Ask to have a look at previous years’ service charges. If buying a lease, be broadly aware of the provisions of the Leasehold Reform and Urban Development Act 1993.”

Click here to find out what you should do before going to a property viewing. 

6. Making an offer 

Once your dream home has been found, it’s time to make an offer on the property. 

“With the low levels of stock in the marketplace now, first-time buyers need to put themselves in the strongest possible position,” said Mark Noble, Castles Estate Agents. “Once you have viewed a property that you like and decide is of interest to you, don’t delay. Move quickly to make an offer. Offer what you are prepared to pay for it at the earliest point. We regularly have disappointed buyers who made an offer that was too low, and then the property is snapped up by a buyer with a higher offer. 

Nick Cragg of Country Property said: “Property is worth only what someone is prepared to pay for it. Having selected the property of your choice, you will by now have been able to assess local market prices for the sector of property you have considered. 

“Be prepared to pay the full asking price if it seems reasonable to you, otherwise try an offer at a price you think appropriate (such as if work needs to be done on the kitchen or structurally). Always add ‘to include carpets, curtains and light fittings’ to your offer – these are costs you can do without when buying your first home and they are unlikely to be of use to the seller as they move on to another home.”

7. Conveyancing – how to pick the right solicitor

Conveyancing is the transfer of legal title of property from one person to another, and it requires a solicitor to make sure everything transfers as it should. Pick the right solicitor, and the process should go smoothly. 

Gina Burbidge, Royston & Lund said: “Once your offer has been accepted, you will need to instruct a conveyancing solicitor. It is essential that you instruct someone you can trust to work with you to make the process as easy and stress-free as possible. Speak to the agent to see if they have recommendations. Quite often the agent will have well established working relationships with solicitors which can often help speed along the process.”

Mark Noble, Castles Estate Agents, says that his agency suggests their tried and tested local solicitors to buyers. “They are fantastic; the speed and efficiency of their service helps us to make the whole process smoother for our clients, and our fall through rate is much lower than the industry average. 

“Like everything in life, you get what you pay for and saving money on you conveyancer can slow your purchase down and, in the worst cases, can cost you your purchase.”


Buying a new home is one of the most exciting things you can do. Between looking through beautiful new houses and choosing the perfect area, it’s easy to get caught up in the thrill of new-home ownership. However, ignoring the details could end up costing you. Our estate agents have seen it all, and have identified the top mistakes that people make when purchasing a new home.

1. Looking at property without setting a budget 

“Taking a hard look at your finances is critical before you begin to look at property”, says Guild of Property Professionals CEO Iain McKenzie. “I can’t tell you how many people I’ve seen fall in love with a property to realise that it’s out of their price range.” After you look at your finances, consider seeking professional advice, especially when it comes to mortgages. 

According to Steve Thompson of Thomas Morris St Neot’s, “buyers should fully consider their property requirements and get the advice they need to organise their finances and solicitors before they find a property so that they do not miss out.” Do your research before viewing properties, and get a good idea of what you can afford to avoid heartbreak later. 

2. Understand their reasons for moving 
Buying a property is a huge emotional and financial decision, and certainly not one to take lightly. According to Siobhan Jordain of Boyce Brixham, it’s important to make sure that you’re running toward something better, rather than away from something unsuitable. Siobhan encourages serious thought before moving into a different area, saying that “a bit of self-reflection on what you think moving from one area to another will give you can save time and money – perhaps you just need a lifestyle change rather than a location change.” 

3. Buying too quickly
If your property purchase is the direct result of a relocation, Steve Barron of Drivers & Norris cautions against buying immediately. Steve encourages potential buyers to “rent first, and then figure out what you like. Then you know you’ll be buying in the best area for you, rather than simply having to make an educated guess.”

4. Having too many non-negotiables
When you view a property, it’s a good idea to know what you’re willing to be flexible on and where you’re not willing to negotiate. Stick to your convictions, but keep your list small. According to Steve Barron, “it’s best to prioritise what you want, as you’ll never get everything on your wishlist.” Mark Noble of Castle Estate Agents echoes this sentiment, saying “one of the biggest mistakes I see is buyers being too fussy about a property when a few simple alterations could make it perfect.”

5. Being closed off to alternative suggestions 
“One in three people end up buying something completely different than what they thought they wanted,” says McKenzie, “so be sure to broaden your horizons while you’re looking.” The perfect property for you might not be what you think you want, so being open to alternative suggestions is critical when buying a home. 

6. Not using an estate agent in addition to looking online
Steve Thompson cautions: “heavy reliance on the internet to find your home is a mistake. Although it is a fantastic source of information, simple to use and available round-the-clock, the internet will never be able to replicate the local knowledge and expertise of your local estate agent. Build a good relationship with your estate agent, and they will tell you about properties that fit your specifications before they hit the market, search for properties that might now have hit the market just yet, and think of all kinds of out-of-the-box solutions to help you find the perfect home.” 

7. Waiting too long to make an offer
Celeste Hamilton-Parker, Mark Noble, and Iain McKenzie all agree that waiting too long to make an offer on a house is one of the easiest ways for someone else to buy the house of your dreams. If you have a good feeling about a house and it ticks off your list of non-negotiables, then making an offer is the sensible choice. 

8. Negotiating poorly
Negotiating is an important part of the property buying process, and negotiating poorly (or not at all) is one of the most common mistakes estate agents see in buyers. According to Mark Noble, “offering a price that’s too low and then taking too long to make a more acceptable offer is the reason I see many people lose homes they really love.” Iain McKenzie has been in a similar situation. “I’ve have buyers offer the asking price on houses where the seller would have negotiated. Negotiating will almost always result in a better price, especially if you maintain an air of ambivalence at a viewing. Never gush when you view a house, as gushing will make the seller think you’re willing to pay more for the property.”

9. Appointing the wrong property professionals
“Choosing the wrong solicitor or mortgage broker can be a huge mistake for buyers” says Mark Noble. Celeste Hamilton-Parker of Hamilton Parkers agrees, arguing that “a solicitor that’s either online or unfamiliar with the area can delay the conveyancing process, and the whole process in general.” When you buy a property, be sure to choose mortgage brokers that are reputable and local to your area. Local professionals will have a much better idea of how the market in your area works than non-local brokers or solicitors. 

10. Not thinking ahead
“While it’s tempting to prioritise what you need now over what you’ll need in the future, but choosing a home is a relatively permanent decision,” warns Steve Barron. “Be sure you prioritise what you’ll need in the future, as well as what you’d like now.” Siobhan Jourdain agrees, adding that you should “consider a situation where you should have to return to your original home area, and make sure that you can afford to buy back in – this is particularly important if you are downsizing and using equity as pension funding or buying in a cheaper area.”

Are you thinking of moving? Click here to contact your local Guild agent.  


Alok Sharma was named the latest Housing Minister on the evening of 13 June 2017. 

The MP for Reading West is the 6th person in the role since 2010. 

But what will it mean for the housing market? The Guild's CEO, Iain McKenzie, shares his thoughts. 

“I welcome the news of the appointment of a new Housing Minister after waiting for five days after the General Election result. However, I am concerned by Alok Sharma’s lack of industry experience. There’s no doubt that his background in accountancy will help with the role, but the housing market is in crisis. We need a government representative who will stand up for the industry. I hope that Sharma can step up to the plate.

 “Perhaps more concerning is the lack of a cabinet position for the Housing Minister. Housing was a key concern during election campaigning, but now it looks set to take a back seat in policy making while Brexit dominates the agenda while the sector deals with yet another new housing minister. As CEO of The Guild, I am going to endeavour to raise the profile of the issues facing our industry during this government, no matter how long it lasts for.” 

A Guild Member will be up-to-date on compliance and other political concerns. To find your closest office, click here. 


The Guild's CEO, Iain McKenzie, weighs in on the election result - and what it could mean for the property market. 


The UK wakes up today to the shock news that there is a hung parliament with no party winning the required 326 seats to form a majority. Clearly the decision to call a snap general election has backfired with the original 15 percentage point margin between the two major parties in polls materialising as just a 3-percentage point margin.

There will be a period of uncertainty as the new government forms. We have a good idea of what a Conservative minority government may look like for the housing sector from analysing their manifesto and previous commitments. 

At a time when instructions are scarce, fees are at an all-time low, conveyancing is taking longer than ever, and tenant fees are to be banned, the housing sector needs a government that understands the housing crisis needs to be a priority. 

What should we expect from Teresa May and the Conservatives as the largest party in the House of Commons in the housing sector? 

In a recent report it was alleged that a higher percentage of homeowners thought that the Tories policies were more relevant and sympathetic to homeowners, but do sales and lettings agents working in that sector feel the same? 

Interestingly, I would be unsure how that debate would conclude, as recent changes to SDLT and proposed changes to lettings agents charging tenant fees, have been very unpopular. 

So what should we all expect in the next four years? 

It is very unlikely that the government will amend or reverse changes to Stamp Duty, why would they? It is raising extra income for the treasury. It is also cooling the UK housing market and reducing transactions levels enabling first-time buyers to get onto the property ladder. 

The proposed tenant fee ban concluded its consultation process on the 2nd June and the outcome will be delivered shortly. All industry experts I have spoken to don't expect any change in direction. The ban has already been implemented in Scotland and Wales and so it appears a foregone conclusion. 

But the real elephant in the room is the announcement within the Tory party manifesto that they intend to hold a full housing review, with particular emphasis on the cost of moving. They intend to make it cheaper for customers. Although in the short term this may be sidelined by other priorities, at some point this pledge will be delivered.

Is there a vendetta against the sector? Or will the Conservatives be considered a party that estate agencies can rely on to produce policies for growth? 

None of us know the answer to that. All I do know is that when the housing minister is appointed they need to get a holistic view of the challenges facing the UK housing market from the agent’s perspective.

This must take into consideration the thousands of independent agents and not just the corporates who try to influence policy for their own benefit.

I will be writing to the new minister offering my services as the CEO and representative of The Guild of Property Professionals members. 

To contact your local Member of the Guild of Property Professionals, click here. 


As part of our property spotlight series, we look at the South East Region considering average house prices, number of sales and the size of the market around the country.

Using figures from Land Registry House Price Index data to give an indication of the region’s housing markets, below are 20 top areas with statistics on the total value of all property transactions in the past year.

Market snapshot:

  • The district with the largest market is Brighton & Hove which saw £1,590m worth of transactions in the year to January 2017.
  • This was followed by Elmbridge with £1,304m worth of sales over the same period.
  • The district with the highest overall average house price were South Bucks where prices sit at £605,000, which is 164% above the national average.
  • The market with the highest number of transactions was Brighton & Hove with 4,503 sales occurring during the period.

Where have house prices increased the most? Here are five districts with the highest annual capital growth.

Find your nearest Guild Member agent and start your property search today.


Are you thinking of moving house soon? Property viewings can be a stressful situation as you need to assess the property and find out if it fits your requirements, all while trying to decide if this is 'the one'. We have made a handy video so you can be fully prepared with the right questions and equipment on your next home viewing. 


If you have any questions, let us know on twitter @GuildProperty

Start your property search with The Guild by clicking here. 


Workers on zero-hour contracts could soon have the right to ask their employers to move them onto fixed hours, potentially making it easier for them to get a mortgage.

Zero hours contracts don’t provide employees with a guaranteed regular income, as employers only offer work as and when they need help. As a result, lenders are often wary about offering mortgages to people on this type of contract, as they may be concerned that in some months, income may not be sufficient to cover mortgage payments.

A government-commissioned inquiry into zero hours contracts is expected to call for employees on this type of contract to be given the right to request a transfer to fixed hours, which would help them know exactly how much they will earn each month.

There are currently more than 900,000 people in the UK on zero hours contracts, according to the Office for National Statistics. Numbers are rising, with 110,000 more people on this type of contract in 2016 compared to the same period in 2015. In 2008, just 143,000 people were on zero hours contracts.

Even though it can be harder to get a mortgage if you are on a zero hours contract, some lenders are prepared to offer mortgages to temporary workers. They will treat applications on a case by case basis, but there are several things workers on zero hours contracts can do to improve their chances of getting a mortgage.


·         It’s important to show you have a track record of working on this basis and that it has provided you with a relatively stable income. Having records showing that you’ve been on a zero hours contract for at least 12 months should help prove your work is consistent.

·         You’re less likely to be offered a mortgage if there are big gaps in your employment record, perhaps because you work for a retailer and are only brought in during particularly busy periods, such as the summer sales or Christmas.

·         You should also get a copy of your credit history and see whether there is anything you can do to improve your credit score. Ways to do this include: making sure you’re on the electoral roll, closing any credit card accounts you no longer use, and paying off outstanding debts.



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Communication with an estate agent before buying a property is always key, and this is particularly important for buy-to-let investors. There are key questions that should be asked, and they can differ from the standard question that a house hunter would think of. We asked Guild agents to share their top tips to ensure that investors have all the information they need before making an offer.

Is the property freehold or leasehold? 

“I would always recommend buy-to-let investors to check whether the property is freehold or leasehold initially to factor in any service charges and ground rents which could impact yield,” said Joe Gervin from LPS in Liverpool

Philip Jackson from Maguire Jackson in Birmingham explains why this is crucial. “Find out if you are buying a leasehold apartment and what the annual service charge is, because you the landlord are liable for this annual cost. Also, what is the size of the managing agents Sinking Fund in the building regarding cover for future works planned?”

“For first time landlords, my advice is to be prepared,” says Helen Jolly of Emsleys Estate Agents, Leeds. “If looking to buy a leasehold property, ask what is the service charge, what does it cover, and how will large maintenance and repair works be paid? How long is the lease?”

Has the property been rented before? What is the demand like? 

“I would want to see a copy of the current tenancy and deposit protection, together with a schedule of rent history. Having a good feel for the kind of tenant in the area is important for future lets,” said Joe Gervin from LPS in Liverpool.

An agent can advise you on the quantities of people looking to rent this style of property. “Consider the competition. Find out from local agents whether there is there good rental demand for your proposed purchase plus if this might be effected in the near future,” said Philip Jackson from Maguire Jackson

“Investigate the rental demand for that area and ascertain the rental level from agents in the area to do their homework to see how quickly similar properties are let,” advises Stephanie Caine from Royston Lund in West Bridgford

Is the area safe and desirable? 

Joe Gervin from LPS in Liverpool said; “Looking at local amenities such as train stations, schools, and local amenities such as sports centres all helps. The shops can suggest something about the local area as well. Lots of boutique coffee houses and trendy bars suggests professionals with a higher disposable income – these are often the dearer properties though which could impact yield.”

“Location is key in lettings, as much as it is in selling,” says Helen Jolly from Emsleys Estate Agents in Leeds. “Choose a property that suites the market, so if you’re looking in a family area, buy a family house.” 

There is more to consider about the area, too. “Is it a good area?” asks Nichola Wallis from Holroyd Miller, Wakefield. “Are there signs of regeneration, and is it on the up if it hasn’t already been regenerated. Look at the demographics of area to decide.” 

What is most important for you? 

Tim Goodwin from Williams and Goodwin, Gwynedd, recommends a more bespoke approach, which requires some thought from the landlord beforehand. 

“I ask buy-to-let buyers what is most important to them - is it yield, potential void periods, hassle factor, capital growth or ease to let now and in the future? 

“For example, a buy-to-let purchaser of a five-bedroom property in the University City of Bangor could obtain a yield between 12% and 15%, which on the face of things may appear very attractive, but the stress of finding five sharers, dealing with the fact that they may fall out with each other and the additional wear and tear may put off certain purchasers. 

“If maximising yield is not the main driving force, the ease of letting the unit and minimising maintenance may appeal, for instance we have clients who are just looking for a greater yield than can be currently obtained from more traditional investments where a return above 5% would suffice.”

Paul Spencer from Victor Michael Estate Agents in London and Essex agrees that it is important to decide which type of let is preferred before starting a property search. 

“Is your investment long term?,” he asks. “Natural growth is often underrated. For some people, if costs are covered, the yield the property can generate is not as important. If you are looking to cover costs in the long term, there can be no greater asset than having the right tenant in your investment for as long as possible. Most new investors, however, turn to short term investments.”

What is the energy efficiency like? 

“Be mindful of energy performance ratings,” advises Lawrence Williams of Webbers Property Services in Devon, Cornwall and Somerset. “The Law is changing from April 2018 and properties which have a poor energy efficiency rating will be required to upgrade. Tenants expectations rise year after year and a low cost energy-efficient property is more important than ever, and will ensure you don’t have any surprises next year.” 

Are you looking to invest in property? Start your search with the Guild, and click here to find your local Guild agent.


As part of a series of property spotlights, we take a closer look at London. In the series, we consider the average house prices, number of sales and the size of the market around the country.

There is no one measure which provides a complete picture of the UK market, however using figures from Land Registry House Price Index data which provide an indication of the region’s housing markets, here are 20 top areas with statistics on the total value of all property transactions in the past year.

Market snapshot:

  • The district with the largest market is Wandsworth which saw £2,568m worth of transactions in the year to January 2017.
  • This was followed by Kensington and Chelsea with £2,190m worth of sales over the same period.
  • The districts with the highest overall average house price were Kensington and Chelsea where prices sit at £1,342,600, which is six times higher than national average.
  • The market with the highest number of transactions was Bromley with 4,917 sales occurring during the period.

Where have house prices increased the most? Here are five districts with the highest annual capital growth.

Find your nearest Guild Member agent and start your property search today.


The Guild take a look at the West Midlands region as part of a series of property spotlights. In the series, we touch on the average house prices, number of sales and the size of the market around the country.

There is not a single measure which provides a complete picture of the UK market, however with figures from Land Registry House Price Index data to give an indication of the region’s housing markets, here are 20 top areas with statistics on the total value of all property transactions in the past year.

Market snapshot:

  • The district with the largest market is Bedfordshire which saw £1,511m worth of transactions in the year to January 2017.
  • This was followed by St Albans with £1,132m worth of sales over the same period.
  • The district with the highest overall average house price was Three Rivers where prices sit at £514,5000, which is 124% above the national average.
  • The market with the highest number of transactions was Central Bedfordshire with 5,050 sales occurring during the period.

Where have house prices increased the most? Here are five districts with the highest annual capital growth.

Find your nearest Guild Member agent and start your property search today.


Today, we look at the West Midlands region in our series of property spotlights touching on the average house prices, number of sales and the size of the market around the country.

The figures use Land Registry House Price Index data which gives an indication of the region’s housing markets. There is not a single measure which provides a complete picture the UK market, but below are 20 areas with statistics on the total value of all property transactions in the past year.

Market snapshot:

  • The district with the largest market is Birmingham which saw £2.1bn worth of transactions in the year to January 2017.
  • This was followed by Shropshire with £923m worth of sales over the same period.
  • The district with the highest overall average house price was Stratford-upn-Avon where prices sit at £305,900, which is 40% above the national average.
  • The market with the highest number of transactions was Birmingham with 12,477 sales occurring during the period.

Where have house prices increased the most? Here are five districts with the highest annual capital growth.

Find your nearest Guild Member agent and start your property search today.


We take a closer look at the East Midlands region as part of our series of property spotlights, focusing on average house prices, the total number of sales and the size of the market around the country.

The figures are based on the latest data from the Land Registry House Price Index which helps to form a picture of the region’s housing markets. While there is no single measure which provides a complete picture of the market, below are 20 areas with statistics on the total value of all property transactions in the past year. This has been calculated by multiplying the average value of homes by the number of sales.

Market snapshot:

  • The district with the largest market is Northampton which saw £843m worth of transactions in the year to January 2017.
  • This was followed by Charnwood with £535m worth of sales over the same period.
  • The district with the highest overall average house price was South Northamptonshire where prices sit at £301,600, which is 31% above the national average.
  • The market with the highest number of transactions was Northampton with 4,351 sales occurring during the period.

Where have house prices increased the most? Here are five districts with the highest annual capital growth.

Find your nearest Guild Member agent and start your property search today.

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