Your home goes online. Then the letters start arriving.

You’ve chosen your estate agent.

The photographs have been taken, the particulars approved and your home finally appears on Rightmove and the other property portals.

Then something slightly strange happens.

Within days, letters from other estate agents start appearing through the door.

One says they have buyers desperate for a home in your area.

Another suggests your property could be worth more.

Someone might even knock on the door because they were “just passing” or “valuing another property nearby”.

If nobody warned you this would happen, it’s understandable if you start wondering what it means.

Has something gone wrong with your sale already?

Usually, no.

In fact, the explanation is much simpler.

Why do other estate agents contact you as soon as your house is listed?

Before your property went onto the market, other estate agents probably didn’t know you were thinking about selling.

Now they do.

A live property listing identifies three valuable pieces of information immediately:

You own the property. You want to sell it. And you’ve decided to do so now.

For an estate agent trying to win new instructions, that’s considerably easier than trying to identify which of thousands of other homeowners in Thetford might be thinking about moving.

So newly listed properties are frequently targeted with prospecting letters, leaflets and other marketing.

The important thing for sellers to understand is that receiving them isn’t evidence that your current estate agent is doing something wrong.

You can receive exactly the same letters whether you’ve had ten viewing requests in the first few days or none at all.

They’re usually triggered by the fact that you’ve listed, not by how your sale is performing.

What are you likely to receive?

The approach varies, but there are a few familiar versions.

You might receive a letter saying:

“We have a buyer looking for a property just like yours.”

Or:

“We’ve recently sold a property nearby and have disappointed buyers waiting.”

Another might suggest:

“We believe your property could achieve more.”

Some are printed to resemble handwritten notes. Others might be followed by a telephone call, leaflet or knock at the door.

None of that necessarily makes the agent dishonest.

Estate agents market their businesses just as companies in other industries do.

What matters is understanding the difference between marketing designed to start a conversation and something that should genuinely influence your selling strategy.

What if another estate agent says they have a buyer for your house?

This one deserves a little scrutiny.

There absolutely can be genuine buyers.

An agent may have recently missed out on a similar property in Thetford, have applicants specifically searching in your part of IP24 or know someone whose requirements closely match your home.

If that’s the case, we’d want them to see it too.

After all, the objective is to find the best buyer for your property, not prevent someone from viewing because they originally registered elsewhere.

But there’s an important distinction between:

“We have buyers looking in Thetford.”

and

“We have a proceedable buyer whose requirements genuinely match your particular home.”

If you receive a letter making a specific buyer claim, pass it to your selling agent.

A genuine opportunity can be followed up.

If somebody really does have the perfect buyer for your property, there should be a straightforward route to getting that person through the door.

Another agent says your house is worth more. Should you listen?

This is probably the approach most likely to make sellers question themselves.

Your home is on the market for £300,000.

A letter arrives suggesting it could be worth £325,000.

It’s difficult not to wonder whether you’ve made a £25,000 mistake.

But there’s a fundamental difference between a suggested asking price and an achievable selling price.

Nobody can pay you a valuation.

The market ultimately determines what a property will sell for through the strength of buyer interest and the offers buyers are prepared and able to make.

And somebody who hasn’t inspected your home is missing quite a lot of information.

They haven’t seen the condition.

They don’t know about the improvements.

They haven’t experienced the plot, outlook or position.

They may not understand the less obvious things that make your particular home more or less desirable.

So don’t change your selling strategy because of a figure printed on an unsolicited letter.

If you’re concerned, talk to your agent and look at the evidence.

How do you know whether your asking price is working?

This is where the first few weeks of marketing become useful.

Rather than concentrating on what another estate agent thinks your home might be worth, look at how actual buyers are responding to it.

Are people clicking through to the listing?

Are enquiries being generated?

Are buyers booking viewings?

What feedback are viewers giving?

Have offers been made?

What similar properties have recently agreed sales in Thetford?

What new competition has appeared since you launched?

A good estate agent should be discussing these things with you.

Sometimes the conclusion will be that everything is progressing exactly as expected.

Sometimes the marketing needs changing.

And sometimes the evidence suggests the asking price needs reviewing.

The important thing is that the decision comes from market evidence rather than an unsolicited promise.

Is changing estate agents ever the right thing to do?

Yes.

There are perfectly legitimate reasons to change estate agents.

If you’ve been on the market for a meaningful period and can’t get anyone to explain why viewings aren’t happening, that’s a problem.

If calls aren’t returned, feedback isn’t provided or you’ve repeatedly raised concerns about the marketing without anything changing, those are service issues worth taking seriously.

But first identify what problem you’re actually trying to solve.

If the presentation and service are poor, changing agent may make sense.

If buyers consistently like the property but say it represents poor value compared with alternatives, changing the board outside won’t necessarily change their opinion.

Putting the same home back onto the market with another estate agent at exactly the same price can simply restart the clock without addressing the reason buyers weren’t acting.

What should you check before switching estate agents?

Before signing anything with another agent, read your existing agency agreement.

In particular, check:

• the minimum agency period
• the notice required to terminate the agreement
• whether you have a sole agency or another type of agreement
• what happens with buyers previously introduced to the property
• when a fee could still become payable after the agreement ends

This last point is particularly important.

If a buyer was originally introduced while your first agent was instructed and later purchases the property, there can be circumstances where fee liability needs careful consideration.

Don’t assume changing agents automatically wipes the slate clean.

Ask both agents to explain the position clearly before signing a new agreement.

Should you let another estate agent into your home unexpectedly?

You don’t have to.

If somebody knocks on your door offering an impromptu valuation or saying they’re working nearby, you’re perfectly entitled to decline.

If you’re genuinely interested in speaking to them, make an appointment for another time.

Selling a home already involves allowing plenty of people through your front door.

There’s no reason to make decisions about who else enters it because you’ve been put on the spot.

What should Thetford sellers do with all those letters?

Our advice is simple.

Keep them if you want to, but don’t feel you need to react to every one.

If someone claims to have a specific buyer, send the details to your current agent and ask them to investigate.

If another agent suggests a dramatically different value, ask what evidence supports it rather than focusing solely on the figure.

Most importantly, if the letters are beginning to resonate because you’re genuinely unhappy with your sale, talk to your current agent.

A good relationship between seller and estate agent shouldn’t depend on pretending everything is going perfectly.

If viewings have slowed, say so.

If you’re worried about feedback, ask.

If you’re wondering whether the price is right, have the conversation.

Sometimes the answer is a change of strategy.

Occasionally, changing agent really is the right decision.

But either way, it should be based on evidence rather than the number of letters that landed on the doormat that week.

Selling your home in Thetford?

If you’re preparing to put a property on the market in Thetford or the surrounding Breckland area, we’ll talk you through what happens after your home launches as well as what happens beforehand.

That includes the exciting parts, the quieter weeks and, yes, the inevitable letters from other estate agents.

Because knowing what to expect makes the whole process considerably easier to navigate.

Frequently Asked Questions

Why am I getting letters from estate agents after listing my house?

Once your property is advertised, other estate agents can see that you’re an active seller at a known address. Newly listed homes are therefore commonly targeted with prospecting letters and marketing. Receiving them does not mean there’s anything wrong with your existing sale.

Why do estate agents say they have a buyer for my house?

Sometimes they genuinely do have a buyer whose requirements match your property. Other letters may refer more generally to applicants searching in the area. If you’re already on the market, give the letter to your selling agent so any genuine buyer opportunity can be followed up.

Can another estate agent bring a buyer to my property while it is already listed?

Potentially, but the arrangements should be handled carefully through your existing agent and in accordance with your agency agreement. Don’t independently agree to anything that could create confusion over introductions or fees.

Another estate agent says my Thetford home is worth more. Should I change agents?

Not on that information alone. Ask what recent comparable sales support the figure and how the agent arrived at it. An estimated valuation is not the same as an offer from a proceedable buyer.

How long should I give an estate agent before considering switching?

There isn’t a universal number of weeks. Look instead at the evidence. Consider the quality of the marketing, buyer enquiries, viewing levels, feedback, communication and how your asking price compares with competing homes. Your agent should be able to explain what is happening and recommend a strategy.

When should I consider changing estate agents?

Poor communication, consistently unanswered calls, missing feedback or marketing concerns that aren’t addressed can all be legitimate reasons. If the real problem is that buyers don’t see value at the asking price, however, changing agents without changing strategy may produce the same outcome.

Can I change estate agents while my house is on the market?

Usually, yes, subject to your existing contract. Check the minimum agency period, notice requirements and any provisions relating to buyers previously introduced before instructing somebody else.

Could I have to pay two estate agents if I switch?

It is possible in some circumstances, particularly where an agent previously introduced the eventual buyer. Check the terms of both agency agreements and clarify potential fee liability before switching.

What should I do if I’m unhappy with how my property is selling in Thetford?

Start by asking your estate agent for a proper marketing review. Look at enquiries, viewing feedback, online performance, competing properties, recent agreed sales and your asking-price position. That should help identify whether the problem is marketing, price, market conditions or a combination of factors.

About the Ethical Agent Network

Estate agency works best when advice is based on evidence rather than promises designed simply to win an instruction.

As founding members of the Ethical Agent Network, that principle matters to us. If we believe a change in price, presentation or strategy is needed, we’d rather have that conversation openly than tell a seller what they want to hear.

And if another agent genuinely has a buyer for one of our properties, we’d rather know about them too. The priority should always be achieving the best possible outcome for the person who trusted us to sell their home.

Article by Andrew Overman | Partner | Location Location East