Why choose Thomas Morris?
Our 12 step guide to selling your property
Professional property marketing
Embrace Financial Services
Thomas Morris Conveyancing
Considering & accepting an offer
Relocation Agent Network
Fine & Country
Moving checklist
An award-winning agent
Community spirit
Residential lettings
Property management
Don’t just take our word for it
With six Thomas Morris branches across Bedfordshire, Cambridgeshire and Hertfordshire, our local property experts have been selling and letting properties across the region for over 30 years.
Our teams undertake an extensive training programme every year to make sure we offer the best service to you.
This means giving you the best valuation for your property, using tried and tested professional property marketing methods to attract the widest possible audience and ensuring we provide excellent communication and customer service throughout the process.
Over the years Thomas Morris has been consistently recognised by the industry and its customers, winning numerous local, regional, national and even international awards – a real testament to the expertise and dedication of our team members who work hard for the benefit of all our customers.
For the sixth successive year all of our branches have been included in the highly prestigious Best Estate Agent Guide, supported by Property Academy.
Our local offices serve and support their local communities, providing so much more than just property advice - we really do care and aim to prove it at every opportunity.
As proud members of Relocation Agent Network we have access to a nationwide network of estate agents to help find the right sellers, buyers, tenants and landlords.
We also operate a Fine & Country branch specialising in homes valued in the top 25% of properties. With an office in Park Lane, choosing Fine & Country ensures access to the lucrative London market.
Selling a property can be a complex process. We can help minimise any stress by guiding you through the various stages and keeping in touch regularly, so you always know where you are on your property journey.
One of our local property experts will research your property and the surrounding area and then visit you in person to discuss your individual circumstances and to provide a realistic valuation marketing price for your home.
Creating the right first impression is very important when selling your property.
We can give you advice and guidance on how to create the best ambience within your home and help it look its best.
You’ll need to know certain details to be sure you can afford to move. Stamp duty charged on your next property and various other costs of selling a house can really add up - so it’s good to consider this early on.
It’s worth getting expert advice from a mortgage broker about how much you could borrow and which lender can offer the right deal. You should also consider any early repayment charges on your existing mortgage, if you have one - or fees to take it with you to your next home (known as porting).
We can introduce you to Embrace Financial Services to help with this. Please see page 6 for more details.
We use the highest quality photographs to present your home, attract the maximum interest and leave a lasting impression with potential buyers.
We create individual floor plans for each property to allow buyers to recognise the layout of your home and visualise how they would live there.
It doesn’t end there! We know the weeks between accepting an offer and completion can be stressful. We will guide you through the whole process keeping you regularly updated so you can start to make plans for your move.
From having your offer accepted to completion date can take several weeks -often a couple of months. During that time, conveyancing solicitors perform their searches, surveyors write up their reports and then any lender finance (mortgages) can all be put in place, if required.
Any potential buyers wishing to make an offer have their financial status checked to ensure they are able to proceed. We will always give you our honest recommendations on each offer made to achieve the best outcome for you.
We know that accompanied viewings are the best way to sell your home. Our experienced team removes the hassle of viewings so that you don’t have to get involved. They have the skills to show potential buyers round, gauging interest and gathering feedback. All viewings are arranged in advance at a mutually agreed time.
Once you are happy with the property details we will launch our marketing campaign online – both on our website and Rightmove. Most people who are looking, look online first.
Knowing potential buyers’ opinions, positive or negative, allows us to see your property through their eyes. We can also see how your home performs compared to other properties they have seen on the market.
We have an extensive database of registered clients looking for properties in the area and are able to match potential buyers with your home. This proactive approach ensures each potential buyer is contacted by a personal call or email to let them know your property is on the market.
The traditional “For Sale” board is still an important way of advertising your home. It creates wordof-mouth interest from neighbours and passers-by and ensures enquiries come through to the right place.
We listen to your needs and develop a marketing plan for your home to get the best price possible in the timescale that you want.
We want your property to look its best. That’s why we use a combination of professionally edited photography, accurate floor plans and virtual property tours to make your property stand out.
Estate Agents don’t always get the best press but I can honestly say Thomas Morris have proved to be exceptional. The marketing was spot on, showing the property at its best both in terms of description and photography. The video tour produced was fantastic.
Neil Stewart
Your property will be listed on our website and registered on the top property portal, with premium listings on Rightmove (proven to generate more views, clicks and enquiries) - at no extra cost to you.
We use a powerful combination of email and personal telephone contact with our database of pre-qualified buyers to generate further interest in your property.
Taking out a mortgage is likely to be one of the biggest financial commitments that you will make. That’s why we put you in touch with Embrace Financial Services, a broker rated 5 stars on Trustpilot, who can search 1,000s of mortgages to find the right one for you.
Embrace Financial Services do more than just find you the right mortgage. They can guide you through the whole process and offer expert advice tailored to your needs to find the right product for you, whether you’re buying your first home, moving or remortgaging.
Embrace Financial Services are rated 5 stars by customers on Trustpilot and 98% of customers would recommend them to family or friends*
The technology they use takes away the stress of searching by checking you against multiple lenders at the same time (without affecting your credit score), so that in just 15 minutes, you’ll know what you can potentially borrow.
You can speak to a qualified adviser early in the morning, after work, or at the weekend, with a range of flexible appointment times and locations, including telephone or face to face meetings. *Treating
We search multiple lenders to find you what you need in 15 minutes. Our technology can produce a mortgage in principle from a panel of well known lenders so you can truly consider your options.
Book an appointment today.
Conveyancing is the name given to the legal process that happens after you have agreed to buy or sell a property. Thomas Morris Conveyancing are professionally qualified property lawyers specialising in residential conveyancing.
Thomas Morris Conveyancing work closely as a team with Estate Agents, Financial Advisers, Mortgage Lenders and any other Conveyancers involved in your sale or purchase to ensure a satisfactory and speedy conclusion.
They have offices in Cambridgeshire but deal with properties all over England and Wales and are approved by all major banks, building societies and mortgage lenders to carry out the legal formalities on their behalf.
You can contact your personal conveyancer direct by phone, email or in person throughout your transaction and you can even track the progress of your case online.
• No Sale, No Legal Fees
• Check progress online, 24/7
• Text Message Alerts
• Fixed Fees, No Extras
• No lengthy office meetings
• Fast, professional service
If you want to get things moving as soon as you have a buyer, ask about Quick Move - their exclusive legal pack.
Ask your local Thomas Morris branch for details or visit thomasmorris.co.uk/quick-move
We’ve recently sold through Thomas Morris and used their conveyancing services and I would 100% recommend. The whole process was just dealt with by efficient, understanding and competent people which is a rarity these days!
Finlay Hay
We will always give you our honest recommendations on each offer made. Below is our list of key points to keep in mind to help you make the best choice for your individual circumstances.
It is a good idea to understand the buyer’s position first before making any decisions, as there are several important factors to keep in mind when deciding who to sell your home to:
What is the financial position of the potential buyer?
• Do they have to sell a home in order to move?
• Are they a cash buyer?
• Do they have a mortgage approved in principle?
• What are your buyer’s timescales for moving?
• Do they need to move quickly?
• Are they part of a chain?
• Are they flexible on a move date?
Also consider your own position:
• Do you have to move quickly in order to secure your next house? If so, then you may be more interested in accepting an offer from buyers who are not part of a chain.
• If you are in no hurry to move, then you could consider holding out for a higher offer.
A buyer who is not part of a chain and who already has a mortgage approved is a more favourable purchaser than someone who needs to sell their own home in order to fund the purchase, and who hasn’t yet got a mortgage approved.
You aren’t obliged to accept any offers put forward by potential buyers.
If you do accept an offer, it is usually ‘subject to survey’ - as long as the survey doesn’t throw up any surprises, the buyer’s offer will normally stay the same.
It’s worth remembering that the accepted offer is not legally binding until contracts are exchanged.
Selling a house is a life changing experience and Thomas Morris were excellent at understanding and respecting the emotional response of selling your home, giving the best advice because of their understanding of the market.
Fay RichardsonSince 1994, Relocation Agent Network (RAN) has been a trusted name in home sale and new home purchase services, connecting clients with one of over 650 uniquely qualified, specially selected experts.
For Sellers, each RAN member agent works with fellow members to help relocating families move across the UK. As a member, Thomas Morris have access to buyers who are moving into towns and cities nationwide - giving you an additional channel to sell or rent your home.
For Buyers, Thomas Morris will represent your sale and share your details with the RAN member affiliate in your destination location. The Destination Agent can then supply property details and information about the area you are moving to.
Whether you are moving five or 500 miles, you have access to Thomas Morris, your local trusted estate agent, and the entire Relocation Agent Network across England, Scotland and Wales.
We relocated over 100 miles to be closer to family and found our dream house through Thomas Morris. We have already recommended several friends to them and would highly recommend them to anyone reading this.
Peter Stacey
Fine & Country St Neots have been proudly established since 2003, selling exclusive homes across Cambridgeshire and Hertfordshire.
Connecting offices in over 300 locations worldwide, the Fine & Country approach combines individual flair and attention to detail with the expertise of local estate agents to find the right buyer for you wherever they are, at the same time as finding you your ideal next move.
Fine & Country’s lifestyle property divisions specialise in the marketing and sale of properties offering Waterside, Equestrian, Golf and City Living and offer a tailored marketing service that meets the needs of each specific market.
By instructing your local Fine & Country agent, your property will not only be marketed locally and regionally, but nationally and internationally, reaching a lucrative buyers’ market other agents cannot through Fine & Country’s Head Office at one of the most prestigious addresses in the world – Park Lane, Mayfair, London W1.
For more information or for a free valuation, please contact: +44 (0)20 7079 1515 or email parklane@fineandcountry.com.
Whether you are just considering the idea of a move, or you have already had your offer for a new house accepted, you need to create a moving house checklist.
With a checklist, you will make sure that you are prepared, both leading up to and after your moving day, allowing you to tick off every necessary task efficiently and chronologically. Over the next few pages, we share our moving checklist to help you stay organised and make sure your move runs smoothly.
Book time off work (before and after your move). Ask your employer if they offer relocation assistance. Look for a new school and transfer your children’s records. Research removal companies and get quotes from at least three for comparison. Start decluttering – go through each room one by one and identify items to sell, donate, or throw away. Create a folder with important documents – company quotations, contact information, contracts, significant dates.
Check your life and home insurance policies to make sure you have all the cover you need.
Decide on a removal company.
Arrange for a home survey for the property you’re buying. Gather packing materials, either from your removal company or elsewhere. Make a complete inventory of your belongings.
Begin packing, working room by room – start with items that are not immediately necessary. Check for parking restrictions in the area of your current home & new home. Apply for parking permits, suspensions, or dispensations.
If you are currently renting, inform your landlord of your moving date. Make arrangements for childcare and pet care during your moving day. Start emptying your fridge, freezer and pantry strategically – create a meal plan. Confirm the moving day with your removal company. Inform utility companies, banks, friends and family of your move. Register to vote and pay council tax in your new area. Clean your home or book professional cleaners.
Cancel services such as television, telephone and internet to avoid extra charges. Look at potential new utility providers at your new home for better deals, or check if you can take your existing deal with you.
Pay outstanding bills and cancel or redirect your subscriptions to newspapers, magazines, etc. Redirect your post.
Continue packing as much as possible – don’t be afraid to ask friends and family for help. Return any items you have borrowed.
Confirm the final details of the moving day with your movers. Create a list of boxes for each room and use coloured labels to match boxes and rooms. Clean and defrost your fridge and freezer. Do as much laundry as possible.
Arrange a time to collect the keys to your new home with your estate agent. Pack your most important documents in a safe, accessible place – this includes passports, driving licenses, birth certificates and insurance papers. Pack an essentials box for your first few days at your new home.
Take a thorough walk around your house. Take your time and check all areas. Pack a few lunchboxes for when you get hungry during your moving day. Pack a box with tools you need for unpacking - such as box cutters, scissors, and pens. Make sure your phone is fully charged. Get a good night’s sleep to be in the best shape for your big day. Create an information packet for the new owners, including instructions for appliances, contact information for utility companies, rubbish collection schedule, etc.
Strip your beds and pack your linen in clearly-marked boxes. Record your meter readings to ensure that you are not charged for usage that is not yours. Be present when the movers arrive.
Take one last look around your house for forgotten items and to make sure all appliances are switched off. Give your movers emergency contact information and make sure they know the location of your new home.
When the movers unload your valuables, check for damage. Open up your moving tool box and essentials box. Start unpacking your belongings, starting with items you immediately need. Reference your inventory list to assess any damaged and missing items.
Take utility meter readings in your new home. Make sure all keys to your property work properly. Plug in all appliances and electronics.
Make your beds so that you can quickly go to sleep on your first night. Check that the hot water and heating in your new home is working – you’ll want to have a hot shower after your busy day!
Introduce your children and pets to their new home.
Replace the locks.
If you notice any damage or faults that did not previously exist or were missed, contact your removal company or surveyor immediately.
Involve your children in organising their rooms. Meet the neighbours.
Take your time unpacking. Explore the surrounding area. Relax and enjoy your new home!
During the last 4 years alone, Thomas Morris have won over 30 different industry awards, locally, regionally and nationally.
The awards reflect our effectiveness in the sales and rental market as well as the considerable work we do in our local communities.
These awards, fiercely contested by thousands of sales and letting agents throughout the UK, are a testament to the hard work and dedication demonstrated by all of our staff day after day, month after month and year after year!
Thomas Morris have a genuine long-term commitment to our local communities and beyond. Over the years we have won numerous awards for our work in the community, supporting various local and regional organisations.
Thomas Morris team members participate in appeals for food, clothing and much-needed funds as well as providing support in many other practical ways.
We believe that simply donating cash (though very important) is not the only way to support a good cause and build strong relationships within the community.
The support we give includes sponsored events held throughout the year, raising thousands of pounds for local, regional and international communities – as well as practical support with initiatives such as litter collection and donating food to local foodbanks.
Our community spirit involves each and every member of staff across all departments - real teamwork!
Delivering bags of winter clothing to a local charity shop
Donating Christmas stockings to those in need
Donating £1,500 to the 3 Pillars
Feeding The Homeless charity
Our staff (and family members!) help pick up litter!
Whether you’re a professional landlord, have inherited a property, or moved in with a partner and decided to rent out your place - we can help you get the most from your investment. We do this by matching tenants, reducing void periods, ensuring the property is maintained and that it meets the myriad pieces of regulation and legislation involved in residential letting.
Our Property Management department manages hundreds of rented properties across three counties and has forged a reputation for exceptional service and customer care. You can choose from our fully managed or tenant find services so you get the right support to fit your property and needs.
One of our local lettings experts will visit your property and make a professional rental assessment free of charge. Location, size, condition and demand for your property type are all taken into consideration. We will discuss the amount of rent you hope to achieve, and any special conditions you wish to apply (such as whether you will allow smokers etc.) – and the length of time for which you wish to rent the property.
The property must be in good decorative order and we will advise you of any recommended cosmetic
work to help achieve its full rental potential. Any works required prior to the letting should be completed before the property is shown to prospective tenants. A property in good condition will achieve a better rental figure, and in general, will be well maintained by the tenants.
We’ll advise what the best market rent is for your property and explain your responsibility as a landlord to third parties when your property is let. You must advise your mortgage lender, insurance company and (if the property is an apartment) the owner of the freehold.
Your property will be promoted across the entire Thomas Morris network of offices, as well as online via our website and Rightmove.
We have an extensive database of pre-qualified tenants and using email and telephone, we will match your property to suitable applicants. Our team will then begin making arrangements for interested tenants to view your property.
The ideal tenant is someone who pays their rent on time and treats your property like it’s their own. To give you the best chance of finding the right sort of tenant, we carry out a thorough tenant reference checking process. This ensures that before you hand over the keys, you can be sure your tenant is who they say they are, can afford the rental payments and can be trusted to look after your property.
All prospective tenants have to provide us with photo ID, a suitable landlord reference, a utility bill (for proof of address), a reference from their employer indicating position and length of service.
An experienced member of our team will accompany prospective tenants at viewings, which are arranged in advance at a convenient time. All feedback will be quickly conveyed back to you, as well as details of any applications we receive for the property.
Our tenancy agreement has been drawn up to comply with all the necessary legal requirements in order to protect your rights and interests. Special conditions that may be pertinent to the property can also be included in the lease agreement as requested.
In general, tenants pay one month’s rent and five weeks’ security deposit on, or before, the signing of the lease. After the deduction of fees and outlays, we will send you a balancing statement.
If we manage your property, we will hold the security deposit until the end of the tenancy. Otherwise, it is the landlord’s responsibility to register the security deposit with an appropriate tenancy deposit protection scheme and return it to the tenants at the end of their agreement, or when they vacate the property.
We will take meter readings for the gas and the electricity. Where the property uses heating oil, we will dip oil tanks to ensure the same amount of oil is present in the tank when your tenant vacates the property.
An inventory is a document that describes the condition of a rental property before a new tenant moves in. We provide a full, detailed inventory for our landlords which is included in the lease agreement and signed by both parties.
Most of our clients take advantage of our lease renewal service (available at an additional charge) providing both themselves and their tenants with the peace of mind of that the tenancy is secure for an additional period of time.
At the same time as renewing the lease, we will also review market rents to ensure your property is priced correctly in line with the local marketplace.
Our dedicated Property Management and Administration Centre looks after all of our landlords’ managed rental properties.
Regular property visits allow us to assess how your property is being treated, look out for signs of wear and tear and anything that might cause issues in the future.
If any repairs are required, we have a list of reliable, accredited and reputable contractors, all referenced and vetted by us.
If you decide that our management service is for you, we’ll also look after the following on your behalf:
• Collect and forward the rent (less our fees) on a monthly basis to your nominated account.
• Issue monthly statements of account.
• Hold the security deposit, as the stakeholder for the landlord.
• Deduct withholding tax at the appropriate rate (non-resident landlords only).
• Chase late rent payments.
• Provide an issue reporting and emergency call-out service.
• Visit the property at intervals during the tenancy to check that it is being kept in acceptable condition.
• Deal with any repairs and maintenance issues that arise during the tenancy.
• Handle and resolve all tenant queries and act as a conduit for contact between the landlord and the tenant.
• Be your representative on all matters relating to the tenancy.
• Hold a spare set of keys in case the tenants get locked out, or there is an emergency.
• Notify you in advance of the lease expiry date to enable renewal and rent review as required.
• Energy Performance Certificate (EPC)
• Painter decorators
• Cleaners (internal and external)
• Plumbers & Electricians
• Rubbish removal
• Gas Safety Certification
• Chimney sweep
• General maintenance & repairs
• Key cutting
At Thomas Morris, we really believe in putting our customers at the centre of everything we do. It sounds like a cliché, but with 800+ Google reviews from happy customers, and our branches rated at 4.5 - 4.9 out of 5 stars*, it’s an approach that seems to work extremely well.
“Our experience with Thomas Morris has been positive from start to finish. The whole team have been great.”
Ellie Andrews
“Excellent service. House was put on the market and sold within a week. Wasn’t an easy house to sell either, but they knew the market and made sure the right people saw it.”
Francesca Orridge“The service, communication and level of care was second to none and really helped us find and secure our forever home.”
Philippa Watkins“We have received outstanding service and feel we made the right decision using Thomas Morris.”
Michael J
“Very knowledgeable about the local market and property prices in general.”
Marcia Paul
“They took the time to listen to what we needed and wanted and I couldn’t be more impressed by the staff. I would highly recommend Thomas Morris and encourage others to listen to their advice.”
Sarah Oldfield
“Excellent to deal with, high levels of communication and friendly, polite professional service - a very rare commodity in this day and age. Would recommend to anyone looking to sell their house. These people care about what they are doing.”
Paul Skeates
* Correct as of April 2023
We are members of The Property Ombudsman scheme and fully registered members of ARLA so you can be confident that you can trust us to give you open and honest advice. Deposits are registered with specialist schemes for your security and you will be issued with a deposit protection certificate.
Thomas Morris Biggleswade 1 Market Square Biggleswade
SG18 8AP
01767 310111 enquiries@tm-biggleswade.co.uk
Thomas Morris Huntingdon 59 High Street Huntingdon
PE29 3DN
01480 414555 enquiries@tm-huntingdon.co.uk
Thomas Morris Ramsey 9 Great Whyte Ramsey
PE26 1HE
01487 814666 enquiries@tm-ramsey.co.uk
Thomas Morris Royston 6 Melbourn Street
Royston
SG8 7BZ
01763 243331 enquiries@tm-royston.co.uk
Thomas Morris St Ives 24-26 Crown Street St Ives
PE27 5AB
01480 468066 enquiries@tm-stives.co.uk
Thomas Morris St Neots 4/6 Market Square St Neots
PE19 2AW
01480 403020 enquiries@tm-stneots.co.uk
Thomas Morris Property Management
Colmworth Business Park 2 Eaton Court Road Eaton Socon, St Neots
PE19 8ER
01480 213171 admin.pm@thomasmorris.co.uk
Thomas Morris Conveyancing 0345 6500018 info@thomasmorrisconveyancing.co.uk
thomasmorris.co.uk
