Selling a home in west Cornwall

Our fee is quoted with your valuation and confirmed in writing, including VAT, before you agree to anything. It is paid when your sale completes. If you do not sell, you do not pay our fee. Anything else, such as an EPC if you need one, is quoted separately and only arranged if you ask.

We visit, look at the condition, the plot and the street, and compare it with what similar homes nearby have actually sold for, not what they were advertised at. You get the evidence with the figure.

Some agents quote high to win the instruction, then ask you to reduce the price weeks later. A realistic price usually sells sooner and for more, because a home that sits unsold starts to look like there is something wrong with it.

Your terms set out the length of the agreement and the notice to end it, in plain words, before you sign. We ask for sole agency, not sole selling rights.

The difference matters. With sole agency, if you find a buyer yourself with no help from us, you owe us nothing. Sole selling rights would mean paying the agent even then.

Yes, once your current agreement allows it. Check its notice period first. Your old agent may still be owed a fee if you sell to a buyer they introduced, so tell us who has already viewed and we will make sure you are not charged twice.

Across England it currently takes around two months to find a buyer and around five more from agreeing a sale to completion. Cornwall tends to take a little longer to go under offer. A sensible price, good photos and having your paperwork ready from day one shorten both stages.

Yes. The law requires every offer to be passed to you promptly and in writing, and we confirm each one with you, together with what we know of the buyer: whether they have a home to sell, a mortgage agreed in principle, or cash with proof of funds. You decide; we advise.

Before we recommend an offer we check proof of funds or a mortgage agreement in principle, and where they are in their own sale. The law also requires us to check the identity of both seller and buyer once an offer is accepted.

We send a memorandum of sale to both solicitors, then follow the sale through: searches, the buyer's survey and mortgage valuation, enquiries and the chain above and below you. You hear from us every week, whether or not there is news, until exchange and completion.

Most sales that fall through do so in the first month, usually over the survey or the mortgage. Following them up early is how we stop that.

No, and neither does your buyer. Offers are passed on whoever the buyer uses. If we ever recommend a firm and receive a fee for it, we tell you who and how much, in writing, before you decide.

The law requires listings to show material information up front: tenure, council tax band, the EPC rating, how the house is built, utilities, broadband and mobile signal, parking, and where relevant things such as flood or coastal erosion risk, rights of way, planning and mining. Much of west Cornwall has a mining history, so a mining search is common.

We gather most of it for you and send you a short form for the rest. Having it ready avoids weeks of questions later.

Yes. A home must have a valid Energy Performance Certificate before it is marketed. They last ten years, so you may already have one; we can check the national register for you and arrange a new one if not.

This is where we are different. Lanora House clears houses every week: we can sort what the family wants to keep, sell what has value, donate or recycle the rest, and leave the house clean and empty, either before photos or timed for completion day. You deal with one team rather than four.

You can put it on the market and accept an offer, but contracts cannot be exchanged until the grant of probate arrives, which usually takes a few months. Starting early is often sensible. Check the property's insurance too: many policies change once a home has been empty for 30 days.

We work with families and solicitors on probate sales and can look after the house, the clearance and the sale together.

Yes, either to an investor with the tenants staying, or with the home empty. Since May 2026 a landlord who wants the home back to sell must use the new possession ground for selling, cannot use it in the first year of a tenancy, and must give at least four months' notice. We manage lettings as well as sales, so we can advise on which route gets you the better result.

Yes. Buyers will want to see the booking history, the business rates or council tax position and any planning conditions, so we put that together up front. If the property suits a lifestyle buyer and an investor equally, we market it to both.

We do, unless you would rather. Every viewer's feedback is passed to you, including the less flattering comments, because that is what helps you decide on price.

Tell us first and we will put it right. You can read our complaints procedure. If you are not satisfied with our answer, you can take it to our independent redress scheme free of charge.