“Why would you not get someone professional to act on your behalf in what is for most people the biggest single lifetime purchase they’ll ever make”

Property search agents have grown in popularity over recent years but to many the role of the search agent is still something of an enigma.

To find out more about how a search agent can enhance your property search, we met with Cotswold House Hunter Founder and Director, Tania Thompson.

Supping a coffee in Tania’s Cotswold kitchen with her fox red labrador Inca snoring in the corner, we set about unravelling the mystery of the role of the search agent.

Tania began by telling Cotswold Connection a little about her background and how it all began.

Tania began her career in property studying for a Property Agency and Surveying degree at the Royal Agricultural College, Cirencester. The 3-year course provided the perfect grounding for what was to become a lifelong love of property and all things Cotswold, as well as opening the door to a host of like-minded contacts.

Upon leaving college Tania worked for a couple of international estate agency firms in Kent and London before being drawn back to the Cotswolds, a place she describes as ‘always feeling like home.’ Returning to Cirencester, Tania continued in estate agency, furthering her knowledge of both the property sector and at the same time gaining in-depth knowledge of the local area.

Finally, a decade later Tania decided to ‘take the plunge and go it alone’, establishing her own business, Cotswold House Hunter, in 2020.

“A couple of clients were recommended to me straight off ”  explains Tania and the rest as they say, is history, with more than 60 houses purchased under Tania’s careful guidance in the last five years

Why instruct a search agent?

With over 50 search agents covering the Cotswolds, you may ask yourself why instruct any one of them? Tania’s view is that for most people their home is the most valuable asset they own, so “why would you not get someone professional to act on your behalf in what is for most people, is most likely the biggest single lifetime purchase you’ll ever make.”

Describing the role Tania says, “It’s not just about finding the right house, I handle all the negotiations, liaise with solicitors, book surveyors, damp experts, whatever is needed. I love sniffing out houses and matching a person to the perfect home for them.”Tania will even do a night-time check on a home explaining many people don’t think to check what a property is like outside of standard viewing hours. She explores all the things a purchaser may not normally think about, including the possible rotation of pigs in neighbouring fields!

Covering the whole of the Cotswolds, including Wiltshire, Oxfordshire and Gloucestershire and occasionally sourcing properties entirely ‘off patch’, Tania explains her role is one of ‘property match maker’ finding the right home to meet an individual’s unique requirements.

Most of Tania’s business is generated via word-of-mouth, testament to her success; she also works closely with estate agents and her network of contacts, always with an ear close to the ground to learn about ‘off market’ properties (those that are not available online) and always ensuring she’s one step ahead of official property launches. With 50% of Tania’s purchases coming from off-market sales, it’s clear to see the value a search agent can add to a prospective purchaser.

Buying a house can be an exhausting and stressful process leaving many people despondent. One of Tania’s key aims is to take the stress out of house buying, releasing her clients from endless online searching and calls to agents, successfully turning what can be a challenging process into a ‘really fun process.’

Tania believes the many years she spent working as an estate agent have given her first-hand experience of the buying and selling process, gaining invaluable insight into the stresses and strains involved in the purchasing journey; this experience enables her to adeptly foresee and manage potential pitfalls for her clients.

Daily contact with local agents ensures Tania is the first to know about new properties coming to market whereas it can be ‘hit and miss’ if a purchaser is attempting to ring all the agents themselves and easy to miss that dream home.

The key difference between the role of the search agent and the estate agent lies in the fact a search agent is instructed by and works exclusively for the buyer, whereas an estate agent is instructed by the vendor and works alongside both purchaser and seller. “I act very much for the buyer whereas the estate agent works for the seller, so you always want someone acting on your behalf” confirms Tania.

With 50% of Tania’s purchases coming from off-market sales it’s clear to see the value a search agent can add to a prospective purchaser

Is a search agent for you?

It’s a common misconception that search agents are generally employed by those considering a geographical move from outside the area or those with a huge budget but Tania says this is far from the case. “I am instructed by all sorts of people, not just those living outside the area. It’s people downsizing, local people upsizing, including those making an international move.”

Property values cover a broad spectrum from £800,000 to a cool £15m but Tania says regardless of the value of the property, skilful negotiation on price means she has saved every single one of her clients her fee and more.

It’s very much a people business and developing a rapport with your client is key. Always happy to ‘dive on in’ and go the extra mile, Tania reminisces about one client who was keen to quite literally test the water, requesting to take a dip in the lake on the second viewing of a historic Cotswold mill house! Tania did of course offer to also dip her toe in the water but on this occasion, the offer was declined. Suffice to say the viewing went swimmingly!

‘the role is one of property matchmaker’

So how does it work?

When instructed, one of the first things Tania will do is carry out a series of standard checks required by the estate agent, including money laundering, proof of funds and providing solicitor details, along with an extensive discussion around requirements and budget.

An initial retainer is charged prior to Tania starting the property search followed by a percentage of the value of the sale price to be paid on completion. Where possible, Tania will then set up a WhatsApp group and the search will begin. Photo and video footage is sent to the client and viewings arranged. When the dream home is found, Tania will have a discussion on price with the purchaser using comparable properties, finally submitting an offer on behalf of the client. Once an offer is accepted she books in surveyors, speaks with lawyers and liaises with the estate agent, handling the entire process through to completion.

This is not however where the story ends. Tania follows through post-sale with advice on all manner of things from sourcing dog walkers to cleaners, architects, top schools and the best local pubs and coffee shops.

What makes the Cotswolds so special?

When asked what draws clients to the Cotswolds, Tania effused on a whole host of factors from ease of accessibility, excellent schools, the natural beauty of the landscape to a growing number of popular private members clubs’ such as Soho Farmhouse and Estelle Manor.

“The Cotswolds is easily accessible for Bristol, Bath, Oxford, Cheltenham and of course London and there is also plenty going on so if you are moving out of London, there is no shortage of fun things to do.”

Fun it seems runs through the core of Tania’s approach to buying a home and whilst the concept of fun is not generally synonymous with purchasing a house, Tania’s style has clearly struck a chord with her many clients.