How to choose an estate agent (without being dazzled by a high valuation)

Picking an agent is the biggest single decision in selling your home. A good one sells for close to asking, keeps the chain together and earns their fee. A poor one wins you over with a big number, then asks for a price cut six weeks later.

1. Don't pick the highest valuation

Agents know sellers like big numbers, so some "buy" instructions by over-valuing. An over-priced home sits on the portals, goes stale and often sells for less than if it had been priced right on day one.

Ask every agent to back their figure with sold prices (not asking prices) for similar homes nearby. You can check those yourself with our free house price check, which uses HM Land Registry sold data.

2. Look at their local record

Ask each agent:

• How many homes like mine have you sold in this area in the last year?
• What was the average time to sell, and how close to asking did they go?
• How many of your sales fell through before completion?

On HomePitch, agents' pitches show their track record and reviews from sellers who used them, so you can compare like for like.

3. Compare what you'll actually take home

A 1% fee and a 1.5% fee look close, but on a £300,000 home that's £1,500 plus VAT. Always compare fees including VAT, and check whether a fixed fee is paid upfront or only on completion. Our fee calculator does the sums.

4. Read the contract before you sign

The contract matters as much as the fee. Watch for:

• Long tie-in periods – you can't switch agents until it ends.
• Long notice periods on top of the tie-in.
• "Sole selling rights" – you'd owe a fee even if you found the buyer yourself.
• "Ready, willing and able purchaser" – you could owe a fee if you turn down a buyer who meets your asking price.

Paste any contract into our free contract checker and it'll flag the clauses worth questioning. See also tie-in clauses explained.

5. Ask how they'll market it

Which portals will it go on? Professional photos and a floorplan? Who does the viewings – you, a junior negotiator or the branch manager? How often will they update you?

6. Trust the person, not the brand

You'll speak to your agent several times a week once you have an offer. Pick someone who answers the phone, tells you uncomfortable truths and has a plan for keeping your chain moving.

The short version

Get three or more agents to pitch, compare their evidence, fees and contract terms side by side, then pick. That's exactly what listing on HomePitch does for you, free.