When to Switch Estate Agents: A Seller's Guide to Getting Results
Thinking of Switching Estate Agents? Here's What Every Seller Needs to Know First
If your property has been sitting on the market for weeks, perhaps months without meaningful progress, you are not alone. Across the Vale of Glamorgan and beyond, sellers regularly find themselves in a frustrating position: the initial excitement of listing has faded, viewings have dried up, and communication from their agent has become sporadic at best. The question that begins to form is a natural one: should I switch?
It is a significant decision, and one that deserves careful thought rather than a reactive move. At Herbert R Thomas, we have been advising buyers and sellers across South Wales since 1926, and over that time we have seen every variation of a stalled sale. In this guide, we will walk you through the real reasons properties stop selling, how to understand your contractual position, and — if a change is the right call — how to make that switch cleanly and effectively.
Why Is Your Property Not Selling?
Before making any decisions, it is worth being honest about the most likely causes. In our experience, the vast majority of stalled listings come down to one or both of the following.
Overpricing From the Outset
This is, by some distance, the most common reason a property fails to gain traction. It is also the most uncomfortable one to confront, because in many cases the original asking price was suggested or at least endorsed, by the agent at the time of instruction.
The property market moves quickly, and buyers are increasingly well-informed. They are browsing Rightmove and Zoopla daily, comparing your home against everything else available at a similar price point. If your asking price does not align with what the market is willing to pay, buyers will simply scroll past and they will continue to do so regardless of how many times your agent reshares the listing on social media.
A property that lingers on the market also accumulates what agents refer to as "days on market" stigma. Buyers begin to wonder what is wrong with it. The longer it sits, the harder it becomes to generate genuine interest, even if the price is eventually reduced.
Poor Communication and Lack of Strategy
The second major culprit is an agent who, once the initial marketing push has passed, simply goes quiet. You may find yourself chasing for feedback after viewings, receiving vague updates, or getting the impression that your property is no longer a priority.
Before You Do Anything: Understand Your Contract
Switching agents is entirely possible, but it must be done correctly. Acting without understanding your contractual obligations can leave you exposed, in some cases, to paying two sets of fees simultaneously.
Here is what to look for in your current agency agreement:
Tie-In Periods
A lot of estate agency contracts include a minimum tie-in period during which you cannot terminate the agreement without penalty. Check your contract carefully to establish when this period expires.
Notice Requirements
Even after the tie-in period ends, you will almost certainly be required to give written notice before terminating. This is commonly between two and four weeks. Failing to serve notice correctly can extend your obligations unintentionally.
Sole Agency vs. Multiple Agency
If you are signed to a sole agency agreement, your current agent is entitled to their full fee if they introduce a buyer, even if you ultimately sell through a different agent. A multiple agency agreement allows you to instruct more than one agent simultaneously, though fees are typically higher under these terms.
'Ready, Willing and Able' Buyer Clauses
This is a clause that sellers sometimes overlook. It means that if your current agent has already introduced a buyer who is in a position to proceed even if you have not yet accepted their offer - you may still owe that agent a fee if a sale to that buyer subsequently completes. Review your contract carefully, or seek independent legal advice if you are unsure.
Practical tip: Your agency agreement should have been provided to you in writing at the point of instruction. If you cannot locate it, contact your current agent and request a copy. You're entitled to one.
How to Switch Agents Properly
If, after reviewing your contract and speaking with your current agent, you decide that a change is the right move, here is how to approach it professionally and effectively.
1. Serve Your Notice in Writing
Once your tie-in period has expired, write formally to your current agent giving notice in accordance with the terms of your contract. Keep a copy of the correspondence. This creates a clear record and ensures there is no ambiguity about the termination date.
2. Be Open to a Genuine Price Review
Switching agents is an opportunity for a fresh start, but only if you approach it honestly. If the market evidence points to a price reduction, accept it. A new agent listing your property at the same price that failed to attract buyers will simply repeat the same outcome.
The most effective switches involve a realistic reassessment of value, based on comparable sales, current market conditions, and genuine buyer demand in your area.
3. Request a Full Marketing Refresh
New photography, a rewritten property description, and a refreshed floorplan can make a meaningful difference to how your home is perceived online. Buyers who dismissed your listing previously may look again if it appears genuinely new and improved.
4. Leverage the Portal Reset Opportunity
When a property is re-listed by a new agent, it typically reappears as a new listing on Rightmove and Zoopla complete with a fresh listing date. This resets the days-on-market counter and removes the stigma of a long-standing listing. It is one of the most tangible benefits of switching agents, and it should be used strategically alongside a revised price and improved marketing.
5. Set Clear Communication Expectations From Day One
With your new agent, establish upfront how and when you will receive updates. Whether that is a weekly call, a fortnightly written summary, or prompt feedback after every viewing. Agree on it at the outset and hold them to it. A good agent will welcome this conversation.
What a Fresh Start Can Look Like
When a switch is handled well, the results can be significant. A property that has been stagnating for months can attract renewed interest within days of being re-listed, particularly when the price is right, the marketing is strong, and buyers sense genuine momentum.
The key ingredients of a successful fresh start are:
Realistic pricing informed by current market data, not optimism
High-quality marketing that presents your home at its very best
Proactive communication that keeps you informed and in control
A clear strategy that adapts based on feedback and market conditions
An agent who is honest with you even when the honest answer is not what you hoped to hear
A Note on Choosing Your Next Agent
Not all estate agents are the same, and the process of switching gives you the opportunity to be more selective the second time around. Look for an agent with demonstrable local knowledge, a track record of achieving sales in your area, and a clear, transparent approach to communication and fees.
Ask for evidence of recent comparable sales. Ask how they will market your property differently. Ask what their average sale time looks like and how they handle a listing that is not generating viewings. The answers will help you distinguish between an agent who is genuinely invested in your outcome and one who simply wants the instruction.
We Are Here If You Would Like to Talk
At Herbert R Thomas, we have been helping sellers across Cowbridge, the Vale of Glamorgan, Bridgend, Neath, Cardiff and the wider South Wales area for nearly a century. We understand the local market in considerable depth, and we take a straightforward, honest approach to every valuation and every instruction.
If your property has been on the market for some time and you are questioning whether a change might be the right move, we would be happy to have an informal, no-obligation conversation. We will give you our honest assessment of your property, your pricing, and your options without any pressure to instruct us. Visit www.hrt.uk.com for more information on how to get in touch with your nearest office.
Sometimes, a fresh perspective is all it takes to get things moving again.