A recent BBC Panorama investigation has cast a spotlight on the controversial practice of conditional selling within the UK property market. While not representative of all estate agents, the programme revealed concerning examples where buyers felt pressured to use in-house mortgage or legal services in order to have their offers progressed.
At Quick Mortgages, we’ve seen an increase in clients raising concerns since the episode aired. One of our own advisers recently experienced a situation that perfectly illustrates the problem—and the added value an independent broker can bring.
This article explains what conditional selling is, why it matters, and what buyers can do to protect themselves.
What Is Conditional Selling?
Conditional selling occurs when an estate agent implies—or directly states—that your offer on a property will only be considered, or will stand a better chance, if you use their recommended mortgage adviser, conveyancer, or surveyor.
This practice is not legal. Under the Estate Agents Act 1979, all genuine offers must be passed to the seller, regardless of who the buyer chooses to act on their behalf.
While there are many good estate agents who act professionally and fairly, this kind of pressure is something we still encounter in the industry. It can leave buyers feeling unsure, stressed, or even misled.
Why It’s a Problem
- It restricts consumer choice
Buyers may feel they have to use a specific broker or solicitor, even if they already have their own preference. - It can lead to higher costs
Some agents promote services that include broker fees, inflated legal costs, or unnecessary add-ons that push up the total cost of buying. - It creates undue pressure
Being told that an offer may not be considered unless you use certain services can cause confusion and anxiety at what is already a stressful time.
A Real Example From One of Our Advisers
One of our mortgage advisers recently offered on a property through a well-known estate agency and experienced first-hand how referral practices can impact buyers. After declining the agent’s in-house mortgage & legal service—explaining he was an adviser himself—he used our legal fee comparison platform to source a competitive solicitor and shared his chosen firm with the estate agent.
Unbeknownst to him, the agent immediately submitted his details to that same law firm, claiming to be the introducer—despite no permission being given. The aim? To secure referral credit, the law firm then refused to honour the original quote and instead applied a circa £1,000 higher fee over the original quote, citing their commercial arrangement with the agent. Put plainly, this was a kickback—the advisor was expected to cover the cost of the estate agent’s referral fee. Our adviser declined and instead selected another solicitor via our platform, proceeding at the lower, original cost.
This case shows just how easily buyers can be drawn into hugely inflated costs—and how independent brokers can help clients sidestep them with honest advice and transparent sourcing.
Where We Stand
At Quick Mortgages, we are proud to be a fee-free, whole-of-market mortgage broker. This means:
- We never charge our clients a broker fee
- We offer access to the full UK mortgage market—not just a limited panel
- We never pressure clients into using any specific third-party services
- We prioritise advice, value, and transparency above all else
We also want to be fair. Not all estate agents engage in conditional selling—many are professional, ethical, and a credit to the industry. We maintain strong, respectful relationships with a number of agents across the UK.
We are also happy to work with clients who are introduced to us by estate agents, just as many brokers do. However, this is always on the strict understanding that:
- The client’s choice of adviser remains entirely their own
- There is no pressure or obligation attached to the referral
- We act solely in the client’s best interest, not to satisfy commercial arrangements
Our role is to provide independent, high-quality mortgage advice. We welcome referrals built on trust and value—but never on conditions.
Client choice is at the heart of what we do, and that principle guides every case we handle.
How We Help
When clients work with Quick Mortgages, they benefit from:
- Clear guidance on their legal rights
- Competitive mortgage and solicitor options across the full market
- Access to our legal fee comparison platform, with transparent pricing and no hidden referral costs
- Support if they face pressure from any party during the homebuying process
We’re here to give buyers confidence, clarity, and control—whether it’s their first home or their fifth.
Advice for Buyers
If you are ever told that your offer will only be considered if you use a specific broker, solicitor, or service provider—you have the right to say no.
You are entitled to:
- Use your own mortgage adviser
- Choose your own solicitor
- Receive full disclosure on fees
- Expect your offer to be submitted on its own merits
If something doesn’t feel right, speak up—and speak to an independent broker who will act in your best interests.
Final Thoughts
The Panorama investigation has drawn attention to practices that, while not universal, are damaging to trust in the property industry.
We welcome this scrutiny, and we believe it’s an opportunity to reassert the importance of fairness, independence, and client choice.
At Quick Mortgages, we stand firmly behind those values. Whether you’ve been referred to us, found us online, or walked in through the door, our promise is the same: you’ll get honest, expert advice without pressure—and without unnecessary fees.
If you’re planning to buy and want support that puts your interests first, we’re here to help.
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Disclaimer:
This article is for general guidance purposes only and does not constitute legal, financial, or professional advice. Mortgage products and their terms can vary, and it is important to seek advice from a qualified, regulated professional who can assess your individual circumstances. Please ensure you consider your unique needs before making any financial decisions.
While every effort is made to ensure that the information provided on this blog is accurate and up-to-date, we do not guarantee its completeness or accuracy. The mortgage market can change rapidly, and the information on this blog may become outdated. We recommend verifying any information before acting on it and seeking tailored advice.
THINK CAREFULLY BEFORE SECURING OTHER DEBTS AGAINST YOUR HOME. YOUR HOME OR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.
