Blog
- Details
Are you feeling frustrated because your home isn’t selling, or maybe you’re just not getting the service you were promised? It might be time to consider changing your Estate Agent here in our part of Surrey.
In this short guide we will explore how you can switch Agents smoothly and share some tips to make sure your next Agent does a better job. Whether it’s poor communication, lack of viewings, or unfulfilled promises, knowing your rights and how to take action can make a huge difference in your sale's success.
Surrey homeowners deserve the best service when it comes to selling their property and at Nicholls Residential we ensure that's what you get!
Why Change Estate Agents?
It is often said that selling a home is one of the most stressful things you will do in life. A big part of that stress can be due to feeling let down by the very people meant to make it easier - your Estate Agent. If you’re experiencing poor communication, non-existent feedback, missed viewings, or your property simply isn't getting the attention it deserves, then it may well be time to consider a change.
Poor communication is one of the top reasons people switch agents. If you feel left in the dark about the progress of your sale, it’s genuinely frustrating. Lack of proper marketing can be another reason - an Agent just sticking your home on property portals isn’t enough these days.
When you switch to a new Estate Agent make sure you choose one with a track record of proactive communication and local expertise like Nicholls Residential. We are established in our part of Surrey and we know the local market. Our experienced team can bring fresh enthusiasm and new strategies to help you sell your home.
How to Make Switching Agents Easy
Changing Estate Agents isn’t as daunting as it might seem, but it’s important to do it the right way to avoid additional fees and stress.
Review Your Contract: Start by checking the contract you have with your current Estate Agent. Does it have a minimum tie-in period or exclusivity clause? These are common, and ending the agreement early could mean additional fees. Look for details like notice periods, and make sure you understand whether you’re free to switch without any hidden surprises. Here at Nicholls Residential we can look at this for your and advise you accordingly.
Timing is Key: There’s no need to rush into switching if you’re still in a contractual period. Instead, line up your new Agent so they’re ready to take over as soon as you’re free. When the exclusivity period ends, you can hit the ground running.
Exit Fees and Clauses: Be mindful of any exit fees that could come into play. This is often where sellers get caught out. Some Agents charge steep fees to leave a contract early, while others don’t - so read the fine print. Again here at Nicholls Residential we can.
Choosing the Right Estate Agent in Surrey
Once you’ve made the decision to switch, finding the right replacement is the next big challenge. Here are some tips:
Reputation Matters: Focus on Estate Agents in Surrey with a strong reputation. Look for reviews and testimonials, and don’t be afraid to ask for recommendations from friends or neighbours.
Market Knowledge: Choose an Agent who knows the local market inside and out. They should be able to tell you what similar properties in our part of Surrey have recently sold for and how they’re going to market your property differently than the previous Agent.
Quality Marketing: A good Estate Agent does more than list your home on the property portals. Social media, digital content, virtual tours, using large data bases, and local network connections all matter. Ensure your new Agent has a plan to market your property for sale effectively and creatively.
Tips When Changing Agents
At Nicholls Residential, we are confident that should you want to test our passion, knowledge and experience, we will pass with flying colours!
Secret Shopper: Test your prospective new Agent before you commit. Pretend to be a buyer interested in a similar property for sale in the area and see how they handle your enquiry. This gives you an idea of how they’ll treat buyers interested in your property.
Local Presence: Check how visible the Agent is locally. Do they have a prominent office site? Do they consistently sell in the area? Are they involved in the local community with sponsorship etc ?Do they have a strong online and portal presence? Agents with a strong local presence can connect better with local buyers.
Personalise Your Listings: Work with your new Agent to update your property listing with fresh, engaging photos and an engaging description. Fresh photos can often attract renewed interest even from prospective buyers who have seen it before.
This is just a short guide to help you but it is best to contact one of our offices so that we can take the time to discuss matters so that we can advise you fully. We are very friendly and helpful!
We look forward to hearing from you.
Chessington Office – 0208 391 1110
Epsom (High Street) Office – 01372 730111
West Ewell Office – 0208 786 7879
North Cheam Office – 0208 644 3480
- Details
The second half of 2025 is here, and the housing market is still full of energy - and a few surprises. While the outlook for the rest of the year is cautiously positive, it’s not without its sticking points. Whether you're buying, selling, letting, or renting, here’s what you need to know about how the market is shaping up this July.
Confidence Grows, but It’s a Mixed Bag
House price trends have stabilised across most regions, with average values holding steady after last year’s modest dip. According to the latest UK House Price Index from HM Land Registry, average prices as of May 2025 (the most recent data available) the average house price in the UK is £268,652, and the index stands at 103.0. Property prices have risen by 1.1% compared to the previous month and risen by 3.9% compared to the previous year.
Transaction volumes have also bounced back. The Bank of England reported that mortgage approvals for house purchases hit 61,000 in May 2025 - the highest monthly figure since late 2022.
This is being driven by both buyers and sellers becoming more confident in the outlook. With base rates now sitting at 4.0% and expected to reduce further by the end of the year, more people are looking to move while conditions remain relatively stable.
What Buyers Need to Know
For buyers, the picture is improving. Mortgage rates have eased slightly in response to falling inflation and the Bank of England’s rate cuts. The leading two-year fixed mortgage have dropped to around 4.0%, marking its lowest point in almost three years, when rates hovered around 4.24%. Similarly leading five-year fixed prices are also at around 4.0%. Lenders are also adjusting their affordability rules. Loan-to-income caps are more flexible and some banks are extending repayment terms up to 40 years for younger buyers. Stress testing requirements - the ones that check if you can still afford payments at a hypothetical higher rate - are being gradually relaxed. That said, some affordability remains tight, especially in high-demand areas. Having your paperwork ready and a mortgage decision in principle sorted before viewing homes is still the best move.
What Sellers Should Expect
Sellers are finding more motivated buyers. However, there’s still a price sensitivity in the market. Overpricing can leave listings sitting stale.
With stock levels rising, the tide is shifting towards a more balanced market. Rightmove reports that the average time to secure a buyer has reduced to 55 days - down from 67 days a year ago - but only when the property is priced realistically.
If you’re thinking of selling, this is a good time to act. Mortgage rates are stable, demand is decent, and autumn always brings more competition. Getting listed now can help you beat the rush. Get in touch!
The Lettings Market: Still Under Pressure
Rental demand continues to exceed supply across most of the UK. Zoopla’s latest Rental Market Report shows average UK rents up 6.5% year-on-year, with some city centres seeing even higher jumps. In reality the increases tend to be at the cheaper end of the market.
While this might sound like good news for Landlords, there’s a fine line. Tenants are becoming more selective, and affordability is being tested. Many landlords are in wait-and-see mode as they prepare for the impact of the Renters Reform Bill, which is still making its way through Parliament. Key proposals include the abolition of Section 21 ‘no fault’ evictions and the introduction of a new property portal and ombudsman.
Final Thoughts: Make Your Move, But Stay Sharp
The property market in July 2025 is active and encouraging. Buyers levels are solid, sellers are benefiting from increased interest, and renters - while still facing tough competition - may soon see improved conditions if supply recovers.
Whichever side of the market you're on, preparation is everything. Have your documents in order, research the local area, and work with professionals who can guide you through the process. Things are moving - just not always at the same pace for everyone.
If you're planning a move soon, now’s the time to get organised. Speak with us - your most experienced Estate Agent in our part Surrey, sort your finances, and make sure you’re ready to act when the right property comes up. There’s a sense that confidence is returning, and that’s often when the best deals are done.
Nicholls Residential are your local property experts in our region of Surrey. Call us on any of the numbers listed below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.
Chessington Office – 0208 391 1110
West Ewell Office – 0208 786 7879
Epsom (Town Centre) Office – 01372 730111
North Cheam Office – 0208 644 3480
Note: The information in this article is based on data as of June/July 2025 and may change. Always seek professional advice for specific circumstances.
- Details
It’s one of the busiest times of the year in the UK housing market, and this time, the news is looking better than many expected. There’s a renewed sense of movement from both buyers and lenders. If you’re thinking of buying, selling, or just keeping tabs on what’s going on, now’s a good time to get clear on the facts.
Positive Momentum, But No Quick Fixes
Activity across the board is up. Rightmove and Zoopla both report a steady rise in supply, demand, and transaction volumes compared to this time last year. Buyers are returning, sellers are feeling more confident, and deals are getting done.
If you’re currently exploring property for sale in Surrey, it’s a promising time to book viewings and make sure your mortgage options are in place. Stock levels are improving, which means a wider choice of homes and less fierce competition than we’ve seen in previous months.
Mortgage data backs up the trend with more buyers getting approved. The value of new mortgage commitments has also edged up, showing that buyers are willing (and able) to stretch slightly further to secure the right home.
That said, speed is still an issue. Around a quarter of purchases are taking 16 weeks or more to reach exchange. It’s a good reminder that being organised matters. A well-prepared buyer or seller has a much better chance of keeping things on track.
The Rental Market: More Pressure Ahead?
The lettings market continues to face pressure, with demand far outstripping supply. Rents remain high, and landlords are paying close attention to the upcoming Renters Reform Bill, expected to pass later this year. While it’s set to give tenants stronger rights, it may also push more landlords to sell up, which would further tighten the available rental stock.
Still, there are a couple of silver linings. Rent arrears remain below last year’s levels, and tenant demand is showing no signs of cooling. For landlords looking to restructure or exit the market, now might be the time to speak with us, your local estate agent in Surrey about local demand and pricing strategies.
Interest Rates: Moving in the Right Direction
One of the biggest confidence boosters in the current market is the direction of interest rates. After peaking at 5.25%, the Bank of England base rate has now dropped to 4.25%, and forecasters expect it to fall further in the coming months. There’s even talk of it dipping to 3.5% by the end of the year.
Some lenders have already started adjusting their mortgage rates in anticipation, making it an ideal time for buyers to lock in competitive deals. If you’re browsing property for sale in Surrey, this shift could give you just the headroom needed to make an offer.
Sell Now or Wait? Both Options Make Sense
There’s no one-size-fits-all answer to the question of timing your sale, but here are some factors to help guide your decision:
Why you might wait:
- Interest rates are set to fall again, which could boost buyers' confidence and budgets.
- You may be able to test a slightly higher asking price as the market strengthens.
- Buyers aiming to be “in by Christmas” often act quickly in late summer and early autumn.
Why acting now might be better:
- A temporary inflation spike is forecast for the autumn, which could unsettle buyers.
- The autumn Budget could create policy uncertainty.
- A surge in landlord sales (due to legislative changes) may increase local competition.
Whatever your choice, remember that the process itself can take months. Listing your home now doesn’t mean moving next week. It just means getting the wheels in motion and giving yourself options.
Mortgage Market Overhaul: What’s Changing and Why
Mortgage lenders are gradually introducing changes that reflect how buyers’ needs have evolved. While these updates won’t all hit immediately, they signal a more flexible future.
Loan-to-income ratios:
Lenders are becoming more open to lending slightly more to applicants with steady income, even if it’s lower, provided repayments remain affordable.
Stress test adjustments:
Some lenders are easing their ‘worst-case scenario’ interest rate checks, allowing more borrowers to qualify for larger loans.
Longer mortgage terms:
A 30-year term is now common, especially for first-time buyers. It keeps monthly repayments lower, which is often the key to affordability. From next year, rules should make it easier to shorten your mortgage term later without hefty penalties.
Product innovation:
Look out for green mortgages (linked to EPC ratings), home improvement loans, and extended fixed rate offers. A good mortgage broker can match you to the right deal for your situation.
As your local estate agent in Surrey , ask us to recommend a mortgage broker. We can connect you and make your search for property for sale in Surrey much smoother.
A Market That’s Starting to Move Again
A lot of the restrictions placed on lending were introduced in 2014, when the financial landscape looked very different. With house prices having risen sharply since then and wage growth lagging behind, buyers have been squeezed by outdated lending rules. The current changes aim to correct that and create a more realistic, fairer system for today’s borrowers.
Whether you're a first-time buyer, looking to move up the ladder, or considering a downsize, this market is finally showing signs of life after a period of uncertainty.
If you're planning a move soon, now’s the time to get organised. Speak with us - your experienced estate agent in Surrey, sort your finances, and make sure you’re ready to act when the right property comes up. There’s a sense that confidence is returning, and that’s often when the best deals are done.
Nicholls Residential are your local property experts for the Surrey area. Call us at any of our offices or email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.
Note: The information in this article is based on data as of May/June 2025 and may change. Always seek professional advice for specific circumstances.
Chessington – 020 8391 1110
Epsom (Town Centre) – 01732 730111
West Ewell – 020 8786 7879
North Cheam – 020 8644 3480
- Details
We know there's nothing more important when you're selling or letting your home than giving the right first impression to prospective buyers and tenants! When your home is on the market it is vital to ensure other properties don't take the spotlight, for that reason it is essential the best estate agent for the job.
With this in mind, here are our expert tips to help you successfully sell your property this year.
Have Quality Images Taken Of Your Property
There's nothing more crucial than showcasing your property in its most attractive light. Choose an experienced estate agent in the area who will take photographs of your home to reflect its most appealing features. Properties with quality images benefit from over 90% more enquiries than those with less attractive images, so this is vital. Your property needs to be packaged in a way that is pleasing to the eye and appealing to the buyer.
When you instruct Nicholls Residential we always use professional camera equipment including high quality photography and superb 360 degree tours which make a huge difference.
Make Sure Your Estate Agent's Website Is Current
There's nothing worse than tumbleweed barrelling through an estate agent's website! It's vital your chosen estate agent has an up-to-date, easy to navigate website. Potential buyers should be able to find what they are looking for. Nicholls Residential website offers fast and easy searches that gets results for home sellers and buyers.
Check A Floor Plan Is Included In The Property Description
10% of buyers say they would refuse to view any property that doesn't have a floor plan available online. It's not all about room dimensions. Many buyers like to understand the layout of a property before they book a viewing. That means you must ensure that your estate agent offers this. Rest assured, we always include floor plans in our marketing as standard!
Market Your Home Via Social Media
Social media platforms are crucial in property marketing, so your estate agent should be promoting your home in this way. Most people begin their search for a new home online, so your property should be available for viewing on social media sites.
Nicholls Residential targets buyers who are specifically searching for properties just like yours through our social media marketing, helping generate more views for you.
Make Sure Your Home Is Advertised On Major Property Portals
Since most buyers today begin their search for estate agent online, it makes sense to ensure your chosen agent is featuring your home on property portals. Having high-quality marketing ensures that your home makes the best first impression to prospective buyers while encouraging more interest and views. Nicholls Residential is highly visible on the major property portals.
Check the Little Details!
It’s the personal touches that make all the difference. Your estate agent should be proactive and ready to seize every opportunity to show your home and sell it at the best price. Rest assured, as soon as your property is listed, we contact potential buyers and start booking viewings.
At Nicholls Residential we pull out all the stops to ensure all our listed properties in our part of Surrey receive maximum exposure and are presented in the best possible light.
If you're thinking of selling a property in Chessington, Epsom, West Ewell, North Cheam or the surrounding areas please don't hesitate to give us a call or send an email to This email address is being protected from spambots. You need JavaScript enabled to view it. to find out more about how we can help you.
Chessington – 020 8391 1110
Epsom (Town Centre) – 01732 730111
West Ewell – 020 8786 7879
North Cheam – 020 8644 3480