Llanelli · Carmarthenshire
The weeks before completion
Completion day is calm only when the weeks before it were done in order. This is that order, stage by stage, with the rule behind each step where there is one.
Before the market
We come to your home and walk it the way a buyer will.
Nothing starts until you have our terms of business in writing.
An Energy Performance Certificate is commissioned before any marketing begins, and the material information is gathered.
Every room is measured at its widest point, in metres and in feet and inches, and a floor plan is drawn.
On the market
The particulars go out with the EPC rating and the material information one click away: on our own site and on the usual property portals.
Someone from the agency is at every viewing, evenings and Saturdays included, and you get written feedback after each one.
Every offer is passed to you promptly and in writing, unless you have told us in writing not to pass on a particular kind. We disclose any personal interest, and we treat every buyer alike.
Agreed, not yet bound
Once you accept an offer, we send a memorandum of sale to both conveyancers and carry out identity checks on the buyer, because the money laundering rules treat an agent as dealing with the buyer as well as the seller.
Then come the weeks that most decide the day. The buyer's conveyancer orders searches and asks questions; you answer the property information form (TA6) and the fittings and contents form (TA10). A survey is booked. Further up and down the chain, other households are doing the same.
We chase each link, and when a step stalls we tell you which one and why, rather than reporting that things are “progressing”.
The rules behind the stages
| Estate Agents Act 1979 | Defines estate agency work and an agent's duties to the client. |
|---|---|
| Provision of Information Regulations 1991 | Written terms before you are committed, with the set explanations of sole agency and sole selling rights. |
| Undesirable Practices Order 1991 | Offers passed on promptly and in writing; personal interests disclosed; no discrimination between buyers. |
| Money Laundering Regulations 2017 | Identity checks on the seller and, once a sale is agreed, on the buyer. |
| EPC regulations | A certificate commissioned before marketing, and its rating shown in every advert. |
| Digital Markets, Competition and Consumers Act 2024 | Material information given clearly, so a buyer can decide whether to view. |
Bound
At exchange of contracts the sale becomes binding and the completion date is fixed, often a week or two ahead. From then on the work is the move itself.