Have you ever seen deals advertised on social media platforms that declare 20%, 30% or even 50% BMV, did you stop to think about what position the seller must be in to agree to such discounts; or wondered if the agent that had secured them had thought about what position such a deal left the seller in?

We finally launched the new website this week, and it went very smoothly, these things rarely go to plan and of course please be patient with us as we expand on the information that is available to members and visitors.

NAPSA is handing over the day-to-day creation and scheduling of NAPSA social media to a new support team from Andromeda Video.  We have worked with the team for some time now on many projects and have complete faith in their abilities to take over this task for the NAPSA team, freeing up their time to provide more support and guidance to our many members.

 

If you search Google for the term, ‘Motivated versus Vulnerable Clients’, it comes up with:

The Property Ombudsman (TPO) include guidance for agents working with vulnerable clients in their Code of Practice, but perhaps if every agent considers a person to be vulnerable if they are going through any circumstances that may impact that person’s ability to make a sound decision, we would be better agents and provide a much more professional service for all.

Landlord selling portfolio

Emigration

Upsizing

Moving in with partner

Downsizing (cash buyers)

Divorcing

Facing financial difficulties (Debt)

Potential repossession

Health issues (serious/terminal)

Bereavement

This week I had a telephone conversation with a conveyancer who had been instructed by a client (seller).  The seller had accepted an offer from a ‘Buying Company’ that was significantly below the market value of their property, why, because they are facing a terminal illness diagnosis (months only to live) and wanted to ensure that their elderly parents and young children had a property to move into that was fit for them to carry on when the seller had passed.

 

Two weeks before completion, the buying company came back to the seller and once again reduced the purchase price, from that previously agreed, by another £20,000, making the final offer some £75,000 below current market value.  The seller was left in an almost impossible situation, only months left to live and ensure that their loved ones were secure and living in a property that would work for them all.  The legal conveyancer was not happy with what had been done to this family and contacted NAPSA to see if we could advise.

You see there is a world of difference between a landlord selling off parts of their portfolio, or a cash buyer downsizing, and someone facing the situation above; the issue is that a lot of sourcing agents and deal packagers don’t think about the difference or in a lot of cases, simply don’t care.  They don’t talk to sellers, really understand their circumstances, they just want the ‘great deal’ the ‘big discount’ to attract investors and significantly increase their fees.

New NAPSA Member Community – Private Approved Member and Investor Community ONLY – Deals can be advertised directly to investors – No charge from NAPSA for either members or investors for this service, members are receiving emails inviting them to the new group! 

NAPSA Webinar – 13th January 2026 (Link to reserve a place will be available shortly) – Open to Sourcing Agents, Deal Packagers and Investors who want to learn more about the research and the data and how NAPSA can support, guide and help keep everyone much safer!

 

There won’t be a NAPSA CEO Diary post next week, due to the Christmas break, but I will be back again in January!

Wishing everyone a peaceful and happy Christmas period, however you celebrate it!

Tina Walsh

Founder & CEO - NAPSA