Selling with Hartwell & Grange
Priced honestly, sold properly — and in writing.
Selling in E17 isn’t complicated, but it is easy to do badly: flattering valuations, long tie-ins, and silence once the board goes up. We work the opposite way — an evidence-backed price, an eight-week agreement, and a named person you can actually ring.
- 640+E17 homes sold since 2011
- 23 daysaverage time to offer
- 98.2%of asking price achieved
Why sellers choose us
Big-chain reach, without the big-chain treatment
Most agents will tell you what you want to hear to win the instruction, then quietly reduce the price six weeks later. We price to sell from day one — and put it in writing.
One patch, on purpose
We cover E17 and its edges — nothing else. When a buyer asks about a street’s sold prices, school catchments or which side gets the evening sun, we answer from memory.
The founders value your home
Every valuation is carried out by Daniel Hartwell or Sarah Grange — not a trainee with a tablet. The person who prices your home is the person who negotiates for it.
Eight weeks, then walk away
Our agreement ties you in for eight weeks, not the industry’s usual twenty. If we’re not delivering, you leave — no penalty, no notice-period games.
2,400 buyers already waiting
Our registered buyer list is E17-specific and kept warm. Around a third of our sales agree before the listing reaches the portals.
The valuation, demystified
One visit, three numbers, zero flattery
A valuation that exists to win your instruction is worthless. Ours is built from completed sales on your street and its neighbours — not portal asking prices — and you keep the evidence whether you instruct us or not. Over the last year our valuations have averaged within 2.1% of the final sale price.
The launch price
What we recommend listing at — high enough to leave negotiating room, low enough to be in buyers’ search brackets. In E17, crossing a £25k search threshold can halve your audience overnight.
The expected sale price
Our honest view of where the sale completes, based on the last twelve months of comparable completions within a few streets. This is the number we’re accountable to — it goes in writing.
Your walk-away floor
Agreed privately with you before launch: the figure below which we don’t bother you with offers. It keeps negotiations calm because you decided the answer before anyone was in the room.
How a sale works
From valuation to keys, in six honest steps
Timings are our E17 averages, not promises — and we’ll tell you the moment yours looks different.
-
The valuation
Week 0 · 45 minutesDaniel or Sarah walks the property with you and leaves a written figure with the comparable sales that justify it. No obligation, and we won’t ring you every other day afterwards. If a small job would genuinely add value — and most don’t — we’ll say so before you spend a pound.
-
Preparing the listing
Week 1Photography, floorplan and EPC booked within days, all included in the fee. We draft the listing and you approve every word before anything goes live. We’ll also flag the paperwork your solicitor will need — title, FENSA certificates, building control sign-offs — so it’s gathered before a buyer asks.
-
Launch
Week 1–2Your home goes to our 2,400-strong buyer list first — matched by street, budget and requirements — then to Rightmove, Zoopla and OnTheMarket, and into the window on Hoe Street. Early-list buyers see it two to three days before anyone else.
-
Viewings and offers
Weeks 2–5We accompany every viewing — evenings and weekends included — and send feedback within 24 hours, even when it’s uncomfortable. Offers arrive qualified: proof of funds, mortgage agreement in principle and chain position checked before we present them with a recommendation.
-
Sale agreed & conveyancing
Weeks 5–16This is where most London sales wobble — roughly a third collapse between offer and exchange. So we chase the chain weekly: solicitors, surveyors, lenders, the agent three links up. You get a plain-English progress note every Friday, whether or not anything moved.
-
Exchange & completion
Typically week 16–20Contracts exchange, completion is fixed, and the keys pass across our front desk. Our fee is invoiced only now — after your money has landed. If the sale never completes, you owe us nothing.
Fees, in full, in public
If a fee isn’t on this page, we don’t charge it
All figures include VAT. No marketing charges, no withdrawal fees, no “premium listing” upsells.
Selling your home
1.2% inc VAT
Of the achieved sale price, payable on completion only. If your home doesn’t sell, you pay nothing at all — including the photography.
- Photography, floorplan & EPC included
- No sale, no fee — in writing
- Eight-week agreement, then leave any time
- Accompanied viewings, evenings & weekends
What’s never charged
£0
Things some agents bill for that we simply don’t:
- Upfront or withdrawal fees
- “Featured listing” or portal upgrades
- For-sale board, brochure or re-launch costs
- Charges for leaving after week eight
Worked example
£8,100 on a £675k sale
A typical Higham Hill 3-bed at £675,000 × 1.2% = £8,100 inc VAT, invoiced after completion. Compare like for like: ask any agent whether their quoted percentage includes VAT — many quote it excluded.
- Nothing payable before completion
- No minimum fee small print
How that compares: London high-street chains typically charge 1.5–2.4% inc VAT on sole agency; online-only agents charge less but take payment upfront, sold or not, and charge extra for accompanied viewings. Our 1.2% includes everything above, and is only ever payable on a completed sale.
Questions we hear weekly
Asked across the desk on Hoe Street
Completely free, whether you instruct us or not. We base it on actual completed sales on your street and its neighbours — not portal asking prices — and we leave the comparables with you in writing. Over the last year our valuations have averaged within 2.1% of the final sale price.
Our current average is 23 days from launch to an accepted offer, then 12 to 16 weeks of conveyancing to completion. Chain-free sales and well-priced Warner maisonettes move faster; homes needing probate or leasehold extensions take longer, and we’ll flag that before you list.
No. Our sole-agency agreement runs for eight weeks; after that you can leave with no notice period and no penalty. Many agents ask for sixteen to twenty weeks — we think an agent who needs to lock you in is telling you something.
“Sale agreed” means an offer is accepted but contracts haven’t exchanged — either side can still walk away. “Sold” (strictly, exchanged) means the deal is legally binding. Roughly a third of London sales collapse between the two, which is why we qualify every buyer’s finances first and chase the chain weekly.
Usually less than you’d think. In E17 many buyers actively want an unmodernised project, and a mid-renovation compromise can put off both camps. Decluttering, a deep clean and fixing obvious small defects almost always pay back; a new kitchen weeks before listing almost never does. Ask us before spending anything.
Yes — most E17 buyers work full time, so refusing evening viewings means losing them. We accompany viewings until 8pm on Tuesdays and Thursdays and from 9:30am to 4pm on Saturdays, all included in the standard fee.
Book a free valuation
Let’s put a number on it
Tell us a little about your home and we’ll come round, walk it with you, and leave a written figure with the evidence behind it. Selling, letting, or just curious — all fine.
- 214 Hoe Street, Walthamstow, London E17 4QSTwo minutes from Walthamstow Central
- 020 7946 0517
- hello@hartwellandgrange.co.uk
Open: Mon–Fri 9am–6:30pm · Sat 9:30am–4pm
Viewings until 8pm Tuesdays & Thursdays