Step 0120 min
01
Mandate call
Twenty minutes. What you are trying to build, what you have bought before, what went wrong last time. If I am not the right person, I will say so on this call.
[BA]Buyers Agency
Someone in your corner,on every deal.
KJP Property is a buyers agent in Manchester. I am retained by named property investors and work for them start to finish, across Greater Manchester, Lancashire and the North West. Every property is appraised against a buy box we have written down together before it reaches you, and every fee is agreed in writing before you commit. If you do not know your criteria yet, we start there.
- 01Appraisal first, from a surveying and development appraisal background
- 02An appraisal template built to each client's own criteria
- 03Retained by buyers, never paid to push a deal
Sheet 01 / Mill conversion / NTS[Appraised]
I came to this fromthe appraisal side.
My background is acquisitions and development appraisal on residential and mixed use schemes. Most of that work is proving why a deal does not stack before anyone spends money finding out.
That is the habit you are buying. Every property I put in front of you has already been through the numbers: purchase and acquisition costs, works, finance, the exit, and what happens if the valuation or the income comes in lower than the agent's brochure. You see the appraisal, not just the photos, and you see the ones that nearly made it and why they did not.
Test[01]
Appraised before it is sent
Costs, works, finance and exit modelled first. A property that only works on a good day does not reach your inbox.
Test[02]
Measured against your box
Location, type, price band, condition, strategy and funding, written down and agreed, then applied honestly to every listing.
Test[03]
Tested on the downside
Lower valuation, lower rent, longer works. If it still stacks, it is worth your time. If it does not, you hear why.
Your businessbecomes my business.
A retained client gets more than a search. Once you are signed, I look for anything that makes the buying side of your business faster, tighter and easier to control, and I build it. It is how I have worked in every role I have had.
Built[01]
An appraisal built to your criteria
Not a generic calculator. For a social housing investor buying across Liverpool, the Wirral and Crewe, I built their appraisal around the providers they work with: room sizes and specification per provider, a cost database for the works, and the local housing rates pulled through by area automatically. It was built to their criteria and handed over for their own use.
Building[02]
Onboarding packs, flexed by strategy
For an investor network, I find property against the criteria of their vetted members. Alongside that I am building the onboarding packs those members start from, one per strategy, so every search begins from a written box rather than a conversation.
Search[03]
A written buy box and a live search
On market, off market and agent relationships, worked against the box. You get what fits, with the numbers attached, and a short note on what nearly did.
Completion[04]
One person through to completion
The search, the appraisal, the negotiation, and the chase through solicitors, brokers and agents. Deals fall over in the gaps between people, and the point of a retained agent is that somebody owns those gaps.
I work with a small number of clients at a time, and client details stay confidential. The examples above are described, not named, for that reason.
Whether or not youalready know the answer.
Route A[01]
You know your criteria
Straightforward. You give me the box, we agree it in writing, and I work the market against it, including stock that never reaches a portal. You get the ones that fit with the numbers attached, and a short note on the ones that nearly did and why they did not.
Route B[02]
You know the outcome, not the property
More common than people admit. You want a certain income, or a lump on exit, or something you do not have to manage. We start there and work backwards to the strategy and then to the box. Sometimes the answer is a different model entirely from the one you came in asking about.
Across the models,not just one of them.
The assessment is the same discipline whichever way a deal is being run. What changes is which model actually suits what you are trying to build.
[01]Single lets and BRR
Standard buy to let, and buy refurbish refinance where the numbers have to survive a valuation at the end rather than just a spreadsheet at the start.
[02]HMO and serviced accommodation
Higher yield, higher operational load, and a planning and licensing position that has to be checked before you offer, not after. Article 4 and use class get looked at first. If you end up running serviced units, longer stay placement is the other half of that.
[03]Multi unit and blocks
Where the appraisal is a portfolio question rather than a property one, and the covenant behind the income matters as much as the income.
[04]Social housing and supported living
Provider backed models, appraised against the provider's own room and specification standards and the actual local housing rate for the area, rather than a headline figure.
[05]Planning led and development
Sites and buildings where the value is in what could be consented rather than what is there. This is the surveying side of my background.
[06]Joint ventures
Only by private conversation with experienced investors, each project in its own company under an agreement drawn up by solicitors. Nothing on this site is an invitation to invest. How partnerships work.
Buying with a refurbishment in mind? I can manage the works too, under the same agreement. See Buy and refurbish.
Read this beforeyou pay for a deal.
If you searched for a property sourcer, a deal sourcer or a sourcing agent in Manchester, you probably want the same thing my clients want: good property, found for you, with numbers you can trust. The difference is in who the person finding it works for.
A sourcer is the right answer if you want a packaged deal and are confident checking it yourself. A buying agent is the right answer if you want someone on your side of the table before the deal exists. I only work the second way.
Five steps,no mystery.
Step 02Signed first
02
Client agreement
Scope, fee, when it is payable, and how any third party payment is disclosed. Signed before any work starts, which is what makes the next step work you are protected on rather than work done on a handshake.
Step 03The box
03
Written buy box and appraisal set up
Location, type, price band, condition appetite, strategy, funding, monthly absorption. Written down and agreed, and for retained clients, built into an appraisal that every property is then run through.
Step 04The search
04
Search and shortlist
On market, off market and agent relationships. You get the ones that fit with the appraisal attached, and a short note on the ones that nearly did and why they did not.
Step 05Completion
05
Offer and through to completion
Negotiation, then keeping the chain of solicitors, brokers and agents moving. Deals fall over in the gaps between people, so that is where the work is.
Paid for being right,not for the deal happening.
Two ways to instruct me, both agreed in writing before any work starts. Neither involves me being paid by a seller to put a property in front of you.
For investors buying regularly[A]
Retained mandate
A retainer covers the ongoing search, the appraisal set up and the reporting, with a fee on each completion on top. Built for clients buying more than one property, and the way most of my work now runs. Retained clients get first call on my time and anything I build for their business along the way.
For a single purchase[B]
Single deal
No retainer. Where an engagement fee applies it covers defined work, the written buy box and setting up the search, and it is credited in full against the completion fee, so a client who completes pays it once. The fee falls due on completion of the purchase or on a signed lease.
Proof of funds at mandate
I take a mandate only against sighted proof of funds or a decision in principle, with the decision maker on the mandate call. It is a short conversation and it saves both of us a great deal of time.
Introduction clause
Any property I introduce attracts the fee if it is bought within twelve months of that introduction, however it is bought, and whether it is bought by you or by someone connected to you. I keep a written list of introductions and share it on request.
Amounts, the retainer period, and any split between exchange and completion are set out in the client agreement before you are committed to anything, as section 18 of the Estate Agents Act 1979 requires. All fees in one place.
Straight answers.
What is a buying agent?
A buying agent is retained by the buyer. You instruct me in advance, in writing, against criteria you set, and I work the market on your behalf. That includes telling you when something does not fit. It is the opposite arrangement to an estate agent, who is retained by the seller.
How is that different from a property sourcer?
A sourcer usually finds or controls a deal first and then markets it to whoever will take it, so their incentive is to do the deal. A buying agent is instructed first by a specific client, so the incentive is to be right. The practical difference is that I am paid for the advice on whether to buy, not for the transaction happening.
Do you find deals to sell, like a property sourcer?
No. I do not find a deal and then look for someone to buy it. I am instructed first by a named client, against their written criteria, and every property I put forward has been appraised for that client. If you came here looking for a sourcer, the comparison above sets out the difference and why it matters to the buyer.
Do you work on a retainer?
Yes, for clients buying more than one property or buying over a longer period. A retainer covers the search, the appraisal set up to your criteria and the ongoing work on your pipeline, with a fee on each completion. Single purchases run on an engagement fee credited against the completion fee. The amounts are agreed in writing before you commit.
Who pays you, and when?
You do. On a single deal the main fee falls due on completion of the purchase or on the signing of the lease, and any engagement fee at mandate is credited in full against it, so a client who completes pays it once. On a retained mandate the retainer and the completion fee are both set out in the client agreement. Amounts are agreed in writing before you are committed to anything, which is what section 18 of the Estate Agents Act 1979 requires. Where any third party would pay me anything in connection with an introduction made on your behalf, I tell you in writing who is paying and how it is calculated, before the introduction is made.
What areas do you cover?
Manchester and Greater Manchester primarily, with Lancashire and the wider North West on brief. If a mandate needs somewhere I do not know properly, I will say so rather than learn it on your money.
What if I do not know what I am looking for yet?
Then we work that out first, and it is the most useful hour we will spend. Most people arrive with a model in mind that they picked up from someone else's situation. Starting from what you actually want out of it, the income, the timescale, how hands on you want to be, usually changes the answer.
What do you need from me to start?
If you know your criteria: location, property type, price band, condition appetite, intended strategy, whether you are buying with cash or a lender, and roughly how much you want to absorb per month. If you do not, just the outcome you are after and we will build the box together. The enquiry form takes either.
Can you manage the refurbishment as well?
Yes. On the Buy and refurbish service the works are scoped at viewing, priced into the offer and then managed to handover under the same agreement.
Can you check a deal I already have?
Yes, for a fixed fee. If you then instruct me to buy, the fee is credited in full. See Deal appraisal.
Do you work with sourcers?
I act for buyers, not sellers, so I do not sell deals. If a sourcer has sent you something, I can appraise it for you.
What if the purchase falls through?
There is nothing more to pay. No other charge applies beyond any engagement fee already agreed in writing.
Send me your criteria.
Two minutes, and the first call starts from something real.