57% sales valuation accuracy
63% sales fee satisfaction
100% lettings valuation accuracy
58% lettings fee satisfaction
Aug 27,2015
Aug 27,2015
22
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When I first came into contact with L&S I couldn't have been happier. They quickly arranged a viewing of an ideally located city centre apartment, which was within walking distance of work and actually worked out cheaper than my last place overall. I was thrilled. During the initial viewing, I noticed that the walls throughout were in very poor condition - there were large black smudges and marks on the walls in every single room. I asked the agent about this and was told this would be sorted before I moved in. There were also a couple of other minor maintenance issues which I was assured would be taken care of. For personal reasons, I had to move my move in date back by 3 weeks; again, L&S accommodated this, didn't charge me anything and overall gave me the impression they were empathetic, attentive and professional.
Then I collected the keys, and everything changed.
When I moved in, I immediately noticed the walls were in the same poor, dirty condition. I phoned the office straight away and was told this would be looked in to. I went through the apartment on that first day with an inventory which, signed off by an L&S agent, described every room as being in 'very poor condition'. Aside from the dirty walls, there was a cupboard door hanging off, the oven didn't work, the microwave didn't work, the bathroom door didn't close and the living room lights (apart from being incorrectly fitted), flashed and fizzed when switched on. I immediately logged all maintenance issues that I found. It took three visits from the contractor before all issues were resolved - each time he came, something had been missed off his list of jobs by L&S, meaning he could not do anything until the job was approved.
After I contacted L&S about a list of maintenance issues, I had to resort to sending an email to the office manager as my emails to the agent I had been dealing with had been ignored for 3 weeks. I did not receive any acknowledgement from the manager, but all of a sudden, the agent was back in contact. As a result of the office's delays and not acting on the maintenance issues promptly, I did not have a working oven for 5 days, I did not have a working microwave for 3 months and even then, I had to go out and buy a microwave because the one fitted could not be fixed. I did this and submitted by receipt for reimbursement. I heard nothing until I chased it, and only then was the money reimbursed. A couple of other, minor, issues were resolved, but I still had several issues outstanding, which were never sorted (cupboard door hanging off, part of shower broken and taped up). The walls remained in the same dirty state. Eventually, I was told by the L&S agent that the landlady had not approved a redecoration so this would not be done. When I made the point that a representative of L&S had told me it would be sorted during the viewing, the answer was 'he would not have told you that, he would have told you...', in other words, they were calling me a liar! Perhaps he should not have told that, but he did and the agent who decided that I was making it up was not present at the viewing so was in no position to tell me what I had and had not heard.
Despite never being offered a reduction in rent or a reimbursement (I was paying for a fully furnished apartment, and yet several fixtures and fittings were broken), I had to replace, out of my own pocket, the vacuum cleaner, the ironing board and the iron, all of which were broken (and none of which were noted on the inventory by L&S). The iron was actually a safety hazard - when I tried to use it the first time, it spat blue sparks). I didn't seek reimbursement for these items as, quite frankly, communication was proving to be so poor that i simply couldn't be bothered with the hassle. I did, however, request L&S to confirm that I would not be charged for any of the originals when I left). When I mentioned that I had been forced to replace the items, including mentioning the safety hazard that was the iron, there was no apology.
A huge issue throughout the entire tenancy was communication - on several occasions I had sent emails which were totally ignored (I preferred to keep a record of everything, so did not contact the agents by phone). Only when I forwarded the same message on, requesting a follow up, or forwarded the email to someone else in the office, would I receive an answer. Even then, the answer was usually something along the lines of 'I will get back to you' - there was no urgency, and they gave the impression of not caring at all. I am not in the habit of hassling, or being awkward, but considering I paid my rent on time every single month without fail, I expected L&S to be more attentive to me, as their tenant. On one occasion, the agent even offered an apology for her delay responding to me, but since she hadn't heard from me in 3 weeks, she assumed everything was OK - I had emailed her on 3 separate occasions in those 3 weeks, all of which had been ignored, and when I pointed this out, in answer to her, this too was ignored.
On more than one occasion, I expressly told L&S, by email, that I was not happy and gave my reasons why - I did not receive any acknowledgement or apology. In other words, as long as they were getting their rent on time, they didn't care.
When it came time to end the tenancy, I arranged a check out with another agent, one I had not previously had any contact with, on a day where I could be present. Given the state of the apartment when I moved in, and the general unprofessional way in which L&S had conducted themselves throughout, I did not want to run the risk of having them trying to charge me for issues which were not my fault. THe check out was confirmed. I was then told by my original contact that this date was not possible and when I asked why, it was fobbed off as the other agent making a mistake. The check out would have to be conducted on a day when I was not present. I agreed, on the premise that any issues would be referred to me, and I would take photos of everything as evidence.
After the check out, I received an email asking about part of the shower being taped up despite the fact that this was noted on the inventory and was noted in an email I had sent, as part of the list of maintenance issues. In other words, rather than checking all the documented evidence, L&S tried to blame me for something, for which they would have charged me.
Part of the tenancy agreement was to have the carpets professionally cleaned upon exit, which I did, using the cleaner recommended by L&S. The fee was £85 - at his suggestion, being the usual cleaner for this agency, I contacted the office to confirm if they were happy to deduct £85 from my deposit. I received a reply that yes, 'any monies for carpet cleaning would be deducted'. I replied back insisting that the exact amount of the deduction be confirmed, and eventually (after chasing) this was confirmed in writing. I thought this was particularly sneaky, without a confirming a figure, I did not want to risk them charging me more than the agreed fee, and their reluctance to confirm the amount added to this suspicion.
Overall, Linley and Simpson are fantastic agents, until you sign the tenancy agreement. Once they have 'made the sale', they give the impression of not caring one bit. Ignoring emails was totally unprofessional, and their attitude is one of 'we'll get to you when we feel like it'; this is appalling when, as a tenant, I was paying rent on time, without fail. They came across on more than one occasion as sly (refusing to confirm the amount of deduction, leaving this open and ambiguous, suggesting that I had broken the shower despite documented evidence to the contrary etc) and left me not trusting them, hence why I took photos of every single part of the apartment when I left, in case anything was disputed. The fact that apartment was let to me in 'very poor condition', as signed off by an L&S representative is appalling, especially when there was no offer of rent reduction or reimbursement to reflect this. This gave me the impression that they don't care what the apartment was like, as long as they can get it let out as quickly as possible, to get the rent coming in; in other words, they only care about the money.
All I can suggest to anyone using this agent is that you keep all email communication, take photos on arrival and exit of everything, and make sure you follow every single issue up, regardless, as there was no proactivity from them when I dealt with them.
Then I collected the keys, and everything changed.
When I moved in, I immediately noticed the walls were in the same poor, dirty condition. I phoned the office straight away and was told this would be looked in to. I went through the apartment on that first day with an inventory which, signed off by an L&S agent, described every room as being in 'very poor condition'. Aside from the dirty walls, there was a cupboard door hanging off, the oven didn't work, the microwave didn't work, the bathroom door didn't close and the living room lights (apart from being incorrectly fitted), flashed and fizzed when switched on. I immediately logged all maintenance issues that I found. It took three visits from the contractor before all issues were resolved - each time he came, something had been missed off his list of jobs by L&S, meaning he could not do anything until the job was approved.
After I contacted L&S about a list of maintenance issues, I had to resort to sending an email to the office manager as my emails to the agent I had been dealing with had been ignored for 3 weeks. I did not receive any acknowledgement from the manager, but all of a sudden, the agent was back in contact. As a result of the office's delays and not acting on the maintenance issues promptly, I did not have a working oven for 5 days, I did not have a working microwave for 3 months and even then, I had to go out and buy a microwave because the one fitted could not be fixed. I did this and submitted by receipt for reimbursement. I heard nothing until I chased it, and only then was the money reimbursed. A couple of other, minor, issues were resolved, but I still had several issues outstanding, which were never sorted (cupboard door hanging off, part of shower broken and taped up). The walls remained in the same dirty state. Eventually, I was told by the L&S agent that the landlady had not approved a redecoration so this would not be done. When I made the point that a representative of L&S had told me it would be sorted during the viewing, the answer was 'he would not have told you that, he would have told you...', in other words, they were calling me a liar! Perhaps he should not have told that, but he did and the agent who decided that I was making it up was not present at the viewing so was in no position to tell me what I had and had not heard.
Despite never being offered a reduction in rent or a reimbursement (I was paying for a fully furnished apartment, and yet several fixtures and fittings were broken), I had to replace, out of my own pocket, the vacuum cleaner, the ironing board and the iron, all of which were broken (and none of which were noted on the inventory by L&S). The iron was actually a safety hazard - when I tried to use it the first time, it spat blue sparks). I didn't seek reimbursement for these items as, quite frankly, communication was proving to be so poor that i simply couldn't be bothered with the hassle. I did, however, request L&S to confirm that I would not be charged for any of the originals when I left). When I mentioned that I had been forced to replace the items, including mentioning the safety hazard that was the iron, there was no apology.
A huge issue throughout the entire tenancy was communication - on several occasions I had sent emails which were totally ignored (I preferred to keep a record of everything, so did not contact the agents by phone). Only when I forwarded the same message on, requesting a follow up, or forwarded the email to someone else in the office, would I receive an answer. Even then, the answer was usually something along the lines of 'I will get back to you' - there was no urgency, and they gave the impression of not caring at all. I am not in the habit of hassling, or being awkward, but considering I paid my rent on time every single month without fail, I expected L&S to be more attentive to me, as their tenant. On one occasion, the agent even offered an apology for her delay responding to me, but since she hadn't heard from me in 3 weeks, she assumed everything was OK - I had emailed her on 3 separate occasions in those 3 weeks, all of which had been ignored, and when I pointed this out, in answer to her, this too was ignored.
On more than one occasion, I expressly told L&S, by email, that I was not happy and gave my reasons why - I did not receive any acknowledgement or apology. In other words, as long as they were getting their rent on time, they didn't care.
When it came time to end the tenancy, I arranged a check out with another agent, one I had not previously had any contact with, on a day where I could be present. Given the state of the apartment when I moved in, and the general unprofessional way in which L&S had conducted themselves throughout, I did not want to run the risk of having them trying to charge me for issues which were not my fault. THe check out was confirmed. I was then told by my original contact that this date was not possible and when I asked why, it was fobbed off as the other agent making a mistake. The check out would have to be conducted on a day when I was not present. I agreed, on the premise that any issues would be referred to me, and I would take photos of everything as evidence.
After the check out, I received an email asking about part of the shower being taped up despite the fact that this was noted on the inventory and was noted in an email I had sent, as part of the list of maintenance issues. In other words, rather than checking all the documented evidence, L&S tried to blame me for something, for which they would have charged me.
Part of the tenancy agreement was to have the carpets professionally cleaned upon exit, which I did, using the cleaner recommended by L&S. The fee was £85 - at his suggestion, being the usual cleaner for this agency, I contacted the office to confirm if they were happy to deduct £85 from my deposit. I received a reply that yes, 'any monies for carpet cleaning would be deducted'. I replied back insisting that the exact amount of the deduction be confirmed, and eventually (after chasing) this was confirmed in writing. I thought this was particularly sneaky, without a confirming a figure, I did not want to risk them charging me more than the agreed fee, and their reluctance to confirm the amount added to this suspicion.
Overall, Linley and Simpson are fantastic agents, until you sign the tenancy agreement. Once they have 'made the sale', they give the impression of not caring one bit. Ignoring emails was totally unprofessional, and their attitude is one of 'we'll get to you when we feel like it'; this is appalling when, as a tenant, I was paying rent on time, without fail. They came across on more than one occasion as sly (refusing to confirm the amount of deduction, leaving this open and ambiguous, suggesting that I had broken the shower despite documented evidence to the contrary etc) and left me not trusting them, hence why I took photos of every single part of the apartment when I left, in case anything was disputed. The fact that apartment was let to me in 'very poor condition', as signed off by an L&S representative is appalling, especially when there was no offer of rent reduction or reimbursement to reflect this. This gave me the impression that they don't care what the apartment was like, as long as they can get it let out as quickly as possible, to get the rent coming in; in other words, they only care about the money.
All I can suggest to anyone using this agent is that you keep all email communication, take photos on arrival and exit of everything, and make sure you follow every single issue up, regardless, as there was no proactivity from them when I dealt with them.
What agent could do to change your mind?
I struggle to see what their fee got me given the general attitude, lack of communication and poor state of the apartment when I moved in.Attached Filesnbsp;
Comment on agent fees
I struggle to see what their fee got me given the general attitude, lack of communication and poor state of the apartment when I moved in.Attachments
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Opening Hours
Address
Linley & Simpson
68 Northgate
Wakefield
West Yorkshire
WF1 3AP
01924 375245
Performance statistics
| Services | Valuation Accuracy | Fees Satisfaction | Min Price of property reviewed | Max Price of property reviewed |
|---|---|---|---|---|
| Sales | 57% | 63% | £0 | £0 |
| Lettings | 100% | 58% | £340 | £795 |
Review statistics
| From Landlords | From Tenants | From Vendors | From Buyers | Other | |||||
|---|---|---|---|---|---|---|---|---|---|
| 4 | 0 | 6 | 12 | 0 | 0 | 0 | 0 | 2 | 1 |
Areas covered
Services offered
- Sales
- Lettings
- Block Management
- Surveys
- Conveyancing
- Mortgage Advice
- Home Builder
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May 08,2024
May 08,2024
0
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Unjustified Cleaning Charges: The request for £140 for cleaning. Lack of Transparency: The lack of transparency...
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Aug 21,2023
Aug 21,2023
3
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DO NOT RENT FROM Linley & Simpson! I paid for a professional end of tenancy clean (have several videos for anyone wishing to see), and they dishonestly claimed that it wasn't good enough and tried to charge me £90 to wipe (THEIR WORD!) the ensuite shower!! My ...
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Jul 22,2023
Jul 22,2023
2
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Absolutely dishonest agency. We were lured into paying a holding fee under false preconditions and they kept the money in the end!...
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Aug 21, 2023
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Yes - that is EXACTLY the same as my experience with this Wakefield branch of Linley And Simpson. As you say, totally dishonest. They're only interested in wringing as much money out of the tenant as they can, under false pretences. Awful agency and practises. ...
May 13,2023
May 13,2023
0
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I have been thinking of letting my property for a year or so. Looked and spoke with a few letting agency's.
I found a company called linley and Simpson in wakefield.
Fiona the lovely lady that I was introduced to for letting my property was ...
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Apr 17,2023
Apr 17,2023
0
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Absolutely brilliant service by Ebony. So helpful. Nothing was too much for her. Ebony is a real credit to Linley and Simpson.
The Lettings team at Wakefield branch as a whole are also very good. Would highly recommend....
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Jun 28,2019
Jun 28,2019
7
people found
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Was going to rent a property from these people, and everything seemed fine. The staff could not have been more helpful, until on Friday the 31st of May, I was contacted in the late afternoon, and told I had to pay, there and then £560, payment, ...
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Aug 21, 2023
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Totally agree. They are the most appalling agents I have ever ever rented from. Only interested in duping the tenant and bleeding them for as much money as possible. Utterly disgraceful. ...
Apr 08,2019
Apr 08,2019
8
people found
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this helpful
The worst agency I have ever used. They are all for protecting landlord even if it means they have to rob tenants. Be careful before you sign contract and make sure you read it properly. When a time come you have to terminate tenancy they ...
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Comment on agent fees
Charges are high.
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Aug 21, 2023
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sadly this practice of conning tenants is still continuing. I've been treated appallingly by them. Worst estate agents i have ever come across. Avoid like the plague! ...
Feb 12,2019
Feb 12,2019
0
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Within a month of my property becoming empty it was back on the market after a refurb thanks to the help of Ebony and Emma arranging contractors and offering me help and advise on what was required. They were very good answering my many emails ...
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Comment on agent fees
As I would expect
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Dec 06,2018
Dec 06,2018
0
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From the beginning of my rental journey Holly has been there to guide me through the process.
She has patience & excellent communication skills.
Any query or question is answered promptly.
She is a tremendous asset to the firm. Cannot rate her highly enough...
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Comment on agent fees
Reasonable for the service you receive.
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Dec 12,2017
Dec 12,2017
5
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DO NOT USE THIS ESTATE AGENTS!!!
Nothing but appalling customer service from day one. From very minor things such as not bringing the right key so we couldn't actually view the apartment on the arranged day. A huge lack of communication and confusion when contacting ...
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Nov 15,2016
Nov 15,2016
5
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Me and my partner moved into a rented property in Wakefield on a 6 month contract basis. When we arrived the carpets had stains on them, the shower door was bent allowing water to flood the bathroom, and there were pain splashed all over the carpets ...
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Comment on agent fees
Would recommend to anybody
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Aug 07,2015
Aug 07,2015
2
people found
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This agency is terrible with customers service. Was reading reviews about this estate agent and many has complained about issues with the estate agent at not great at fixing your issue and just gives a damn if you have money to pay for rent, anything ...
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What agent could do to change your mind?
better customers service and be genuine about your words. have a better attitude and friendly towards your customers! don't just have an eye for our money and make us happy with your service!Attached Filesnbsp;
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Jul 07,2014
Jul 07,2014
1
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At first i was fairly ambivalent regarding linley and simpson's service as having heard nothing but dire reviews i myself, had not had any issues with them.
HOWEVER: I recently made the mistake of asking for information regarding the fees due on my account. the ...
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Nov 07,2013
Nov 07,2013
6
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Over the 2 and half years of renting with this agent, I have found it to have gone downhill since Leanne sadly left, who was always really helpful and polite. After she left, we realised all the staff in the Wakefield office were extremely rude, unhelpful ...
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Aug 19,2013
Aug 19,2013
0
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Linley and Simpson offer an excellent customer service. From viewing the property right up to leaving. All of the staff in wakefield welcome you in and speak to you in a friendly and respectful manner. we were 21 at the time a lot of other lettings ...
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Jan 31,2013
Jan 31,2013
10
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I will never use linley ad Simpson again as they were very unhelpful and did not respond to any of my phone calls. I rented a property of them for 6 months and within a couple of months the house became very damp and black mould ...
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What agent could do to change your mind?
Need to sort problems out straight away instead of leaving them til the tenant has moved outAttached Filesnbsp;
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Jan 16,2013
Jan 16,2013
11
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I have LET a number of properties over the years (6) in total. Linley & Simpson are the worst letting agents i have ever dealt with. Grievances comprise of:
Attitude problems (Kerry especially)
Inability to return phone calls
Showing the property to prospective tenants with 6 months remaining ...
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What agent could do to change your mind?
I have LET a number of properties over the years (6) in total. Linley & Simpson are the worst letting agents i have ever dealt with. Grievances comprise of: Attitude problems (Kerry especially) Inability to return phone calls Showing the property to prospective tenants with 6 months remaining on the current tenancy Inability to follow an in-house complaints procedure Inability to speak to tenants with curacy or respect DO NOT USE LINLEY & SIMPSON - YOU HAVE BEEN WARNED !!!Attached Filesnbsp;
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Jan 23, 2013
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Please do not be fooled by Ross Harding's response, If you have any doubt about my review of Linley and Simpson you may find the following link very interesting. http://www.reviewcentre.com/reviews253823.html
Clearly i am not the only person to find Linley and Simpson simply the worst estate agents in the United Kingdom !. ...
Aug 01,2012
Aug 01,2012
0
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Absolutely first class service could not ask for more, efficient, friendly helpful, would highly recommend!...
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Jul 29,2012
Jul 29,2012
0
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some itenery was not made clear until sighning for keys to property...
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Jul 16,2012
Jul 16,2012
5
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dreadful state of property inc no lightbulbs in many of the rooms, ensuite electrics not working, carpets/property smelt/unclean, broken glass strewn in garage and chased staff to get answers/solutions, which after several weeks have now been done. Cigarette stub ends and broken ...
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Aug 08, 2012
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This tenant does have reason to complain, but not to the extent that they have. We were let down by a contractor who was instructed to do various jobs prior to the tenants moving in. after sending the contractor back to the property, the job was still not done to our satisfaction so in the end Linley & Simpson staff went to the property to rectify the issues, including myself picking cigarette ends out of the garden and installing missing light bulbs. My colleague also attended and picked up s ...
Jun 20,2012
Jun 20,2012
0
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Lindsay, Ross, Erin, Leanne and Sue in Accounts are always very helpful whenever I deal with them.
I would recommmed this letting agency to anyone...
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Apr 04,2012
Apr 04,2012
0
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I cannot speak more highly of the agency in helping me find a suitable rental property. I was in a difficult situation and they found not only a most charming place but I was in the property in under two weeks, fantastic.
Never having gone ...
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Nov 09,2011
Nov 09,2011
0
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I have been very satisfied with linley and Simpson. The staff are very pleasant and helpful.
There are some repairs which need doing which have not yet been done probably awaiting the landlord although there is nothing urgently required.
These are the door chain, window ...
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Nov 08,2011
Nov 08,2011
0
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Been extremely helpful. Jane and Emma especially.
Would recommend to any prospective tenant to rent through!!!...
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Aug 27,2015
Aug 27,2015
22
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When I first came into contact with L&S I couldn't have been happier. They quickly arranged a viewing of an ideally located city centre apartment, which was within walking distance of work and actually worked out cheaper than my last place overall. I was ...
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What agent could do to change your mind?
I struggle to see what their fee got me given the general attitude, lack of communication and poor state of the apartment when I moved in.Attached Filesnbsp;
Comment on agent fees
I struggle to see what their fee got me given the general attitude, lack of communication and poor state of the apartment when I moved in.Attachments
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No fees information available
Kindly note that legally, letting agents need to publish information about their tenancy fees, government-approved redress schemes and client money protection schemes on their website and on third party websites (on which agents are listed). For properties to lease/rent in England, agents need to keep this information up to date and precise on allAgents or specify within the property description.
Complaints Procedure
Customer Complaints Handling
Procedure
Linley and Simpson aims to provide the highest standards of service to all its customers, but to ensure that your interests are safeguarded, we offer the following:
- If you believe you have a grievance, please write in the first instance to the Branch Manager at the office where your problem originated. Managers’ names and contact details may be found on our website.
- The grievance will be acknowledged within 3 working days, investigated thoroughly in accordance with established ‘in-house’ procedures and a reply sent to the complainant within 21 days of receipt of the letter.
- If the complainant is dissatisfied with the initial outcome, he or she can appeal to the Company Directors.
- Will Linley or Nick Simpson at 56 Street Lane, Roundhay, Leeds, LS8 2ET [email protected] or [email protected]
- If the complainant is still not satisfied, Linley and Simpson offers independent mediation between the complainant and the company via The Property Ombudsman for Lettings.
