Is there a sole agency tie in?

Yes, our standard agreement is a 12 week sole agency period, after which you can switch to multi agency or another agent with two weeks' written notice. Sole agency means we have the time to do the job properly (running pre market, marketing the property hard for the first month, qualifying buyers carefully) without splitting commission with other agents. We'll never lock you in indefinitely.

Can I withdraw the property at any time?

Yes, with two weeks' written notice. You won't pay us anything: no marketing recharges, no withdrawal fee. We only get paid on a successful completion. The only caveat is if you've accepted an offer through us, taken the property off the market, then withdrawn. That's a different situation and worth a conversation.

What if I want to use a different solicitor than your recommendation?

Completely your choice. We'll introduce you to local solicitors we've worked with and trust. Some sellers prefer to use a family solicitor or someone they've used before. We work with whoever you choose, as long as they're responsive.

Do you offer no sale, no fee?

Yes. Our commission is only payable on a successful exchange of contracts. If the property doesn't sell, you don't pay us. We cover the marketing, the photography, the brochure, the portal listings.

How often will I hear from you during the marketing period?

A written update most weeks covering viewings, feedback, portal performance and any offers, usually toward the end of the week. Phone or email more often as needed. If a strong offer comes in, you'll hear straight away, not at the next weekly catch up.

What if my home is in poor condition or needs work?

We'll be straight with you at the valuation about whether to sell as is or invest in light work first. We can introduce you to local trades for genuinely worthwhile improvements (typically kitchens, bathrooms, decorating and small kitchen upgrades) and tell you frankly when not to bother. Sometimes the cheapest route to the best price is to sell at a sensible figure to a buyer with vision.

Will you sell to the highest offer or the best offer?

The best offer, and they're often not the same. The strongest offer factors in price, the buyer's chain situation (or lack thereof), funding source (cash vs. mortgage, lender appetite), timeline, and our read of how likely they are to actually complete. We'll lay out every offer with our honest assessment and recommend, but the final call is yours.

What if I'm selling AND buying through Villager Homes?

We can coordinate both sides under one team, which makes chain management materially easier. We don't bundle fees or offer discounts for using both services. We'd rather price each side fairly and you make the call to use us for both based on the service rather than the saving.

One service,
end to end.

Most agents bundle a basic listing and call it "full service". We don't. From the first valuation visit through to the keys being handed over on completion day, every part of selling your home is included in one fee. No mark ups. No withdrawal charges. No surprises.

Sixteen things, every time.

Everything below is included in our standard sales fee for every instruction. No tier upgrades, no "premium" add ons for the things you'd expect any decent agent to provide.

Free, written market valuation at your property
Professional photography & floorplan (drone where it adds something)
Listing copy written by a human, not a template
Featured Property launch on Rightmove and OnTheMarket
Pre market exposure to our 3,000+ active applicant register
Accompanied viewings (with some evening and Saturday slots where we can)
Honest buyer qualification (proof of funds, chain status, mortgage in principle)
Negotiation on your behalf with full transparency
Memorandum of Sale drawn and circulated to solicitors
Weekly written sales progression updates
Anti money laundering checks on every buyer (legally required)
Email and phone access to the small team handling your sale
For sale board where you'd like one; Sold board the day the sale agrees
Remarketing plan if the sale doesn't progress within three weeks
Designed property brochure (digital and print)
Sales progression team chasing solicitors weekly through to completion

From valuation to keys handed over.

Nine steps. The first happens within a week of you contacting us; the last typically 12 to 16 weeks later. Here's what we do at each stage, and what you can expect to hear from us.

The valuation visit

An hour at your property with one of our agents. No fee, no obligation.

We walk every room with you and ask about the history, any recent work, and what you'd like the sale to achieve
You receive a realistic asking price figure based on the most relevant comparables: recent sales agreed in your village or the immediate surrounding area
We talk through pricing strategy: market leading, holding a guide, or running an open house, and which fits your timeline
Total first year cost in writing before you leave, including EPC if needed, so there are no surprises
If you'd like to think about it, we leave you with the numbers and our written summary. We don't chase.

Instruction & preparation

From the moment you instruct us, we have around a week to take your property from agreed to live on the market.

Photography shoot booked for the right light, usually within five working days
Floorplan measured on site, drafted to RICS standards
Listing copy drafted; you see and approve every word before it goes public
EPC arranged if yours has expired (£95 + VAT)
Property prepared on the day: light staging, fresh flowers, surfaces cleared

Pre market launch

Before the public portals see it, your property goes to the 3,000+ buyers on our applicant register.

Personal email or call to every actively searching applicant whose brief fits
Full photo set and brochure shared in advance
Pre market typically generates the first two or three viewing requests within 48 hours
Around a third of our sales agree at this stage, before the property hits Rightmove

Public launch on the portals

Rightmove and OnTheMarket: all three on the same day, with Featured Property upgrade on Rightmove.

Featured Property launch puts your listing at the top of search results for the first fortnight
Premium video and drone content where applicable
Auto refresh on portal listings so they keep climbing back to the top
Social media post on the day of launch, paid promotion for premium properties

Viewings & feedback

Every viewing is accompanied by one of our team. We don't farm out viewings to junior staff.

Viewing slots arranged at times that suit buyers where we can, with some evening and Saturday morning availability
Full feedback collected from every viewer and shared with you within 48 hours
Regular written updates covering viewings, click throughs, and any offers or interest, typically end of week
If feedback shows a consistent issue (price, kitchen, parking), we surface it early so we can adjust

Offers & negotiation

Every offer received in writing is presented to you with our honest view of the buyer's situation.

We qualify every offer before bringing it to you: proof of funds, chain length, mortgage agreement in principle, timing
Negotiation on your behalf with full transparency. You see every counter and the reasoning behind it
Where multiple offers are on the table, we manage best and final in a way that's fair to all parties (and legally compliant)
Final decision is always yours. We won't push you to accept anything you're not comfortable with

Memorandum of Sale & instructing solicitors

Once an offer is agreed, we issue the Memorandum of Sale within 24 hours.

Sale agreement details (price, parties, agreed terms) sent to all four solicitors: yours, the buyer's, and any onward chain
Anti money laundering checks completed on the buyer (legally required)
Buyer's mortgage application formally submitted
Property status updated to Sold STC across all portals and on our website

Sales progression

The eight to twelve weeks between agreed and exchange is where most deals fall through. Our progression team prevents that.

Weekly contact with all solicitors in the chain to chase searches, contracts and mortgage offers
Weekly written update to you on progress and any sticking points
Active involvement in resolving issues: survey findings, lease enquiries, last minute lender requirements
Our completion rate runs around 85%, well above the national average of around 65%

Exchange, completion & moving day

Contracts exchanged, completion scheduled, keys handed over.

We coordinate the date with the chain and circulate completion notices
Keys collected from you and handed to the buyer on completion day
Sold board goes up the day exchange happens (with your permission)
A bottle of something local on completion. We like to mark the day properly

What we'd like sellers to know.

Independent, not a chain

We make decisions in Brampton: about pricing, about marketing, about whether to chase a deal or let it go. No head office targets to hit, no scripts to follow, no transfer of your sale to a regional call centre.

Quality over quantity, by design

Every landlord and seller deals with a small, named team who know your property and your situation. You won't be passed between strangers or asked to repeat the basics each time you call.

Sales progression that actually progresses

Our completion rate sits at around 85%, well above the typical 65% in the wider market. The difference is our progression team chasing the chain weekly, not waiting for problems to surface.

No mark ups, no withdrawal fees

Contractor invoices (EPC, photography overages where applicable) passed through at cost. If you decide to switch agents or withdraw the property, you don't pay us anything; only the agreed commission on a successful completion.

For properties that need something extra.

Almost every home is well served by our standard service. A small number (typically premium properties, sensitive sales, or homes with unusual stories) benefit from one or two extras. Where they do, we'd agree the scope and cost with you in writing first.

Premium photography upgrade

Drone, twilight, and full video walkthrough. Included on premium properties (typically £550,000+), available as an add on for £150 to £350 + VAT depending on what you need.

Open house event

We coordinate, host and follow up a Saturday morning open house, particularly effective for in demand homes likely to attract multiple buyers. Included in our standard fee.

Bespoke video production

For premium and unique properties we can commission a longer narrative video (3 to 5 minutes) with voiceover and music. Quoted on a case by case basis, typically £750 to £1,500 + VAT.

Discreet / off market sale

Marketed only to our applicant register and trusted contacts, never publicly listed. Suitable for sensitive sales, high profile clients, or sellers who'd prefer to keep neighbours unaware until contracts exchange. Same fee as a public sale.

Read deeper

How we market your home: the full toolkit→Our fees, in plain numbers→Sellers' gateway: start here→

Sales service, answered.

Is there a sole agency tie in?
Yes, our standard agreement is a 12 week sole agency period, after which you can switch to multi agency or another agent with two weeks' written notice. Sole agency means we have the time to do the job properly (running pre market, marketing the property hard for the first month, qualifying buyers carefully) without splitting commission with other agents. We'll never lock you in indefinitely.
Can I withdraw the property at any time?
Yes, with two weeks' written notice. You won't pay us anything: no marketing recharges, no withdrawal fee. We only get paid on a successful completion. The only caveat is if you've accepted an offer through us, taken the property off the market, then withdrawn. That's a different situation and worth a conversation.
What if I want to use a different solicitor than your recommendation?
Completely your choice. We'll introduce you to local solicitors we've worked with and trust. Some sellers prefer to use a family solicitor or someone they've used before. We work with whoever you choose, as long as they're responsive.
Do you offer no sale, no fee?
Yes. Our commission is only payable on a successful exchange of contracts. If the property doesn't sell, you don't pay us. We cover the marketing, the photography, the brochure, the portal listings.
How often will I hear from you during the marketing period?
A written update most weeks covering viewings, feedback, portal performance and any offers, usually toward the end of the week. Phone or email more often as needed. If a strong offer comes in, you'll hear straight away, not at the next weekly catch up.
What if my home is in poor condition or needs work?
We'll be straight with you at the valuation about whether to sell as is or invest in light work first. We can introduce you to local trades for genuinely worthwhile improvements (typically kitchens, bathrooms, decorating and small kitchen upgrades) and tell you frankly when not to bother. Sometimes the cheapest route to the best price is to sell at a sensible figure to a buyer with vision.
Will you sell to the highest offer or the best offer?
The best offer, and they're often not the same. The strongest offer factors in price, the buyer's chain situation (or lack thereof), funding source (cash vs. mortgage, lender appetite), timeline, and our read of how likely they are to actually complete. We'll lay out every offer with our honest assessment and recommend, but the final call is yours.
What if I'm selling AND buying through Villager Homes?
We can coordinate both sides under one team, which makes chain management materially easier. We don't bundle fees or offer discounts for using both services. We'd rather price each side fairly and you make the call to use us for both based on the service rather than the saving.

Ready to talk about selling?

Free, no obligation valuation at your property by a Villager Homes agent. Honest pricing, a written marketing plan, and the total first year cost in writing before you decide.

Book a valuation Or speak to us

One service,end to end.