No Pressure, No Kickbacks: Lettings and Sales Done the Right Way
Introduction: What the Panorama Investigation Revealed
A recent BBC Panorama investigation revealed a troubling trend in the UK property industry: conditional selling. Undercover journalists filmed estate agents pressuring buyers to use in-house mortgage brokers and implying that offers would not be considered unless clients agreed to additional services.
The behaviour exposed in this documentary goes beyond bad practice. It shows how referral fees and sales targets are undermining trust and transparency in property transactions.
At Let Me Manchester, we have never taken part in conditional selling. Not once. We offer honest, pressure-free advice, and we believe clients deserve better.
This article explains:
- What conditional selling is
- The laws and regulations that govern it
- Why Let Me Manchester is proud to take a different path
What Is Conditional Selling?
Conditional selling is when an agent implies or states that a client must use a specific third-party service provider in order to proceed with a sale, purchase, tenancy, or application. These services often include:
- Mortgage brokers
- Conveyancing solicitors
- Rent guarantor schemes
- Insurance products
- Referencing agencies
What makes it unethical is the pressure. Clients are often led to believe that using these services is mandatory or that refusing to do so will delay or sabotage their transaction.
In reality, you have the legal right to choose your own provider.
Why Agents Use Conditional Selling: The Referral Fee Problem
Many large agencies have internal referral targets. Staff are encouraged to “upsell” additional services to clients, not because it is in their best interests, but because it earns the agency extra commission.
For example:
- A £350 referral fee from an in-house mortgage consultation
- A percentage cut from a solicitor’s legal fees
- Ongoing incentives for repeat recommendations
When these incentives are not disclosed, it creates a conflict of interest. Recommendations become about income, not outcomes.
The Legal Framework: Your Rights and Agent Responsibilities
1. Consumer Protection from Unfair Trading Regulations 2008 (CPRs)
CPRs prohibit agents from using misleading, aggressive, or coercive tactics. They require all material information, including referral fees, to be disclosed clearly and at the right time.
Failing to do so may result in:
- Financial penalties
- Civil claims
- Investigations by Trading Standards
2. National Trading Standards Estate and Letting Agency Team (NTSELAT)
NTSELAT sets out guidance that says:
- Referral fees must be disclosed in writing
- Clients must be told they can choose alternative providers
- The fee amount must be clearly stated
Let Me Manchester complies by not taking referral fees at all. So there’s nothing hidden, and nothing to declare.
3. The Redress Scheme Code of Practice
As members of a Redress Scheme, we follow its code, which prohibits:
- Misleading advice
- Undisclosed referral arrangements
- Conditioning offers or applications on additional services
Agents breaching the code can be fined or expelled. Let Me Manchester is proud to comply fully and transparently.
4. Advertising Standards Authority (ASA)
If an agent advertises a service, offer, or partnership, the ASA requires:
- Transparency about limitations
- Disclosure of financial relationships
- Honest and clear presentation of any terms
Breaches can lead to ads being banned and agents being publicly named.
What Happens to Agents Who Break the Rules?
Agents caught engaging in conditional selling or failing to disclose referral arrangements risk:
- Investigations by Trading Standards
- Hefty fines, often thousands of pounds
- Compensation awards via their Redress Scheme
- Negative publicity, which damages reputation
- Delisting from redress schemes, making it illegal to operate
In short: this isn’t a grey area. It is a legal and reputational minefield.
Let Me Manchester’s Clear Ethical Policy
No Pressure. No Conditions.
You are always free to use your own broker, solicitor, contractor, or insurance provider. We will never imply that your choice affects the outcome of your transaction.
Clear, Honest Communication
If we recommend someone, it’s because we trust them based on performance—not profit. We’re also happy to work with whoever you prefer.
Fully Compliant and Transparent
We follow all legal guidance, from NTSELAT to PRS. We disclose everything required.
How to Spot Conditional Selling
Be alert to signs that you’re being pressured. Red flags include:
- “Your offer won’t be submitted unless you speak to our mortgage adviser.”
- “The seller insists you use our conveyancer.” (Spoiler: they rarely do.)
- “You’ll get a better deal with our insurance partner.”
- “We can only proceed with your application if you use our referencing firm.”
Always ask: “Is this required, or just recommended?” And “Do you get a fee for this referral?”
How to Protect Yourself
Here’s how to avoid being caught out:
- Ask for written confirmation of any claims
- Request a copy of the agent’s referral fee policy
- Get independent quotes before agreeing to anything
- Report unethical conduct to Trading Standards or the Redress Scheme
Why Let Me Manchester Takes This Seriously
We’ve built our business on trust. Most of our clients come from referrals—not the paid kind, but the genuine, word-of-mouth kind. That only happens when people feel respected and fairly treated.
Our approach is simple:
- Clear pricing
- Honest advice, focused solely on your needs
In a world of commission-driven agents, that sets us apart.
Summary: Why Choose Let Me Manchester?
Let Me Manchester is the ethical alternative to pressure-based property agencies. Here’s what makes us different:
- ✅ No conditions placed on offers or applications
- ✅ Only recommend when asked
- ✅ Fully compliant with NTSELAT, CPRs, and TPO
- ✅ Focus on long-term trust, not short-term targets
Contact Let Me Manchester
If you’re looking for a letting or estate agent in Manchester who values honesty over hidden fees, let’s talk.
📞 Call us: 0161 850 1112
📧 Email us: ad***@***me.agency
📍 Based in Manchester, serving landlords and tenants across Greater Manchester
FAQ: Understanding Your Rights
What is conditional selling in property?
Conditional selling is when an agent implies that using a specific service (like a mortgage broker) is required for an offer or application to proceed. It is considered unethical and potentially unlawful.
Are referral fees legal?
Referral fees are legal only if they are disclosed in writing and the client is free to choose another provider. Undisclosed or pressured referrals may breach consumer protection law.
Can I refuse to use the agent’s solicitor or mortgage broker?
Yes. You are under no obligation to use an agent’s recommended provider. Any suggestion otherwise should be challenged or reported.