0% sales valuation accuracy
50% sales fee satisfaction
33% lettings valuation accuracy
33% lettings fee satisfaction
Apr 16,2024
Apr 16,2024
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Linley and Simpson Horsforth may have some strengths, but property maintenance isn't one of them. They failed to conduct proper routine inspections and hence did not notice that the tenant had made alterations to the decor of my property without asking permission. I knew that he had changed the light fittings, and asked L&S to ensure that he put the original ones back before moving out. This they failed to do. Their check out report did not mention items of broken furniture or blocked drains. In brief, the tenant forfeited his deposit, but that sum wasn't sufficient to cover my expenses. When I tried to engage their help in repairing the property prior to reletting, they lost interest and stopped replying to emails or returning phone calls. After 3 months, I gave up. They did not seem sorry to see me go.
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Latest Reviews
23rd Jul 2024
reviewed by 'Olivia Durham'
16th Apr 2024
reviewed by 'Gillian'
13th Apr 2023
reviewed by 'Disappointed'
4th Mar 2021
reviewed by 'Ed'
14th Dec 2017
reviewed by 'Annoyed'
Opening Hours
Address
Linley & Simpson
12 Station Road
Horsforth
West Yorkshire
LS18 5NR
0113 2390663
Performance statistics
| Services | Valuation Accuracy | Fees Satisfaction | Min Price of property reviewed | Max Price of property reviewed |
|---|---|---|---|---|
| Sales | 0% | 50% | £0 | £0 |
| Lettings | 33% | 33% | £525 | £1,550 |
Review statistics
| From Landlords | From Tenants | From Vendors | From Buyers | Other | |||||
|---|---|---|---|---|---|---|---|---|---|
| 1 | 4 | 5 | 16 | 0 | 0 | 0 | 0 | 1 | 2 |
Areas covered
Services offered
- Sales
- Lettings
- Block Management
- Surveys
- Conveyancing
- Mortgage Advice
- Home Builder
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Latest Properties
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Jul 23,2024
Jul 23,2024
0
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Terrible and you should avoid at all costs. Truly awful experience and will never use them again and you shouldn’t either....
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Apr 16,2024
Apr 16,2024
0
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Linley and Simpson Horsforth may have some strengths, but property maintenance isn't one of them. They failed to conduct proper routine inspections and hence did not notice that the tenant had made alterations to the decor of my property without asking permission. I knew that ...
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Apr 13,2023
Apr 13,2023
2
people found
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Avoid! I have never met a company with more contempt for their clients than this. Have decided to self manage after such bad experiences with them. Allowed tenants to go into arrears, don’t follow up on tenant damage, don’t report faults to landlord ...
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Sep 18,2021
Sep 18,2021
3
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AVOID, AVOID.
INCOMPETENT.
Horsforth fully Managed property.
Too many issues to list.
Allowed tenants to damage property, did not record in Check Out report.
I have disputed deposit return with deposit company and paid for my own surveyor to do Report of extensive damage.
Deposit ...
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Mar 04,2021
Mar 04,2021
6
people found
this helpful
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A poor experience as a landlord. Have opted to self-manage not because I have any desire to, but as a less stressful option than dealing with Linley's 'fully managed' service. Emails ignored frequently, bad internal comms (made more difficult because you rarely speak to the ...
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Dec 14,2017
Dec 14,2017
6
people found
this helpful
this helpful
An extremely disinterested branch of people. Having gone through the process of buying a house, they are by far the worst agents I've dealt with. Wouldn't move a feather to help a potential buyer or customer. I would NEVER choose or trust Linley and Simpson ...
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Comment on agent fees
na
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Sep 19,2016
Sep 19,2016
11
people found
this helpful
this helpful
*Shocking customer service
*Very rude and intimidating staff, including Director Will Linley
*Unable to deal with complaints or follow their own complaints procedure
* Quick to resort to intimidating tactics including slander...
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Jun 17,2015
Jun 17,2015
8
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this helpful
I have found the tram here very officious and unfriendly. My circumstances have changed due to a bereavement which means I no longer wish to reside in the property due to my husband dying in it. Linley and simpson have put every obstacle they could ...
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Sep 23,2014
Sep 23,2014
1
people found
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this helpful
Our property was fully managed by Linley and Simpson. Unfortunately we had a tenant that had rent arrears and left the property in a damaged and dirty condition. The property had been in very good condition and as landlords we were left with financial loss ...
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Aug 08,2014
Aug 08,2014
3
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this helpful
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THE WORST AGENCY I have ever seen. I live in Bournemouth and arranged the viewing for two properties being Broom Mills Road and Normington House. I phoned again to confirm as it was an 11-13 hour round trip, 650 miles on the road, and had to ...
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What agent could do to change your mind?
Please have a little more responsibility for the viewings you arrange and the promises you make. I have made a completely wasted journey involving more than ‚£300 in losses, two days, 650 miles on the road and waste of time, effort and fuel due to your false and non-keeping viewing arrangements, which were "confirmed" two days before the date. I am very very disappointed and cannot think of the most suitable words (except abusive or foul language) to describe your services on the day.Attached Filesnbsp;
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Apr 30,2014
Apr 30,2014
0
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As a tenant I've had a number of dealings with Linley & Simpson and have found them to be polite, professional and very helpful, in particular Lea who has put a lot of time into sorting out the reference details....
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Apr 08,2014
Apr 08,2014
0
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DO NOT RENT FROM LINLEY AND SIMPSON
for further evidence please see my Facebook page @ Linley & Simpson # Amateurs
I took out a tenancy of 12 month fixed contract from initial start I had problems...the house was covered in plaster dust, curtains and pole on floor, ...
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What agent could do to change your mind?
all other agents at Linley and simpson have manners sometimes stay away from David mear, is rude and down rite annoying buts in when your talking and is so rude Rebecca taylor, is sarcastic lies about what needs to be cleaned when handing property back, Rebecca proposed I owed ‚£70 after re meeting at the propertie I owed ‚£30 vast differenceAttached Filesnbsp;
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Feb 18,2014
Feb 18,2014
2
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I would not recommend this letting agents for several reasons.
1. The house I rented was in an appaling condition. Within 6 months there was mould all over the walls and damp moving up the walls. Much of my furniture and clothes had to be thrown away ...
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Dec 11,2013
Dec 11,2013
2
people found
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Absolutley disgusted with this letting agent. I rented a moderately expensive property through them for three years and the service was terrible. The gas fires in the house did not work so I contacted the agent during the first winter, nothing was done, nobody came ...
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What agent could do to change your mind?
The agent should have listened to my concerns and fixed the fires. To leave a tenant in the cold for three winters is unacceptable.Attached Filesnbsp;
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Jul 23,2013
Jul 23,2013
2
people found
this helpful
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XXX DO NOT RENT FROM LINLEY AND SIMPSON XXX BE WARNED XXX
I am a single mother with a disabled daughter and I began renting a property through Linley and Simpson, Horsforth, with my now ex partner, a few years ago. We were very happy ...
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Aug 13, 2013
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(1)
Dear tenant, We have spoken and worked closely regarding you tenancy in this property for the last 14 months. As advised we take all safety issues seriously and ensure that all properties rented out meet all legal requirements. The landlord has asked promptly to all maintenance issues at your property to ensure the house is well maintained and all legal and contractual obligations are met.
Many thanks ...
Feb 17,2013
Feb 17,2013
0
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I have been a tenant with linley & simpson for three years and have found the estate agents to be extrmely pleasent, and very helpfull if needed anything, They have always been polite to me on either the phone when ringing them, or in person when ...
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Oct 30,2012
Oct 30,2012
9
people found
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Rebecca Taylor is the best thing about the office. The rest of the staff in the shop are rude, they do not reply to correspondence or telephone requests, the inventory is not worth the paper it is written on and there are many misprints on ...
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Feb 15, 2013
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(1)
Hi Wendy,
We have met and communicated frequently since your move in and I know that we have manged to resolve some (not all of the issues outstanding). As you are aware many are now pending with the landlord which we are unable to push forward until they agree to and action the points. We have worked closely to discuss alternative and beleive that we have built a better relationship as and office and tenant. I hope you are happier with our service and the way we have handled the maintenance ...
Sep 24,2012
Sep 24,2012
10
people found
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this helpful
I would strongly and I mean STRONGLY, advise property owners against using Linley and Simpson (L&S) as property managers. These cowboys offered me nothing but false promises, fake smiles, and gross misconduct through out the three year period of which they managed my property. ...
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Oct 05, 2012
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(1)
Dear Reviewer,
My name is Paul Mitchell and I am the branch manager at Horsforth. I believe you have tried to contact us via our website feedback form in relation to your complaint, but we have not received sufficient information to determine the property to which you refer nor have we been able to identify you on our client database. I have tried to contact you to discuss the points you raised via the contact details that were provided
At Linley and Simpson we strive to achieve the highest ...
Aug 21,2012
Aug 21,2012
9
people found
this helpful
this helpful
I would strongly advise against letting through Linley and Simpson.
In fact, I would not wish our experience on anybody.
In summary, Linley and Simpson:
Are poorly organised
Demand viewings without your presence
Try to ignore your legal rights
Bully tenants with false suggestions of ...
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What agent could do to change your mind?
Quite simply, not created the issues outlined above.Attached Filesnbsp;
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Jun 10, 2013
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I feel I must respond to your comment on the following points:
1) Why has it taken you until 6 months after my initial review to reply?
No doubt this results in the vast majority of reviewers being unaware of your response and therefore unable to dispute any points you make. I'll be honest, I only came to see if you had replied so late out of boredom.
2) You were not flexible about viewing when I was present. You told me of a time and day the viewing was happening and that I had no say o ...
“1) information given regarding the property before renting was incorrect.2)didnt ......”
Aug 01,2012
Aug 01,2012
5
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1) information given regarding the property before renting was incorrect.
2)didnt return promised call backs and had to chase.
3)when checking the property before i signed the lease they hadnt checked to see if landlird had rectified issues that had been ongoing for sometime previously and ...
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What agent could do to change your mind?
Prepared documents day before rather than keeping new tenants waiting hour when they are on a schedule. Ensured correct information verbally given and information pack correct. Take ownership of individual tenants. Return promised call backs, apologise and show empathy - simple things that do not cost anything. Be professional ensuring documents with names etc are correctly spelt. Give good service polit professional tenants are paying for this!Attached Filesnbsp;
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Jul 25,2012
Jul 25,2012
6
people found
this helpful
this helpful
In my opinion Linley and Simpson provided very little service throughout my tenancy.
I was drawn through a 4 week battle over a deposit refund. The debate revolved around crumbs in a toaster, a fridge door seal and stains in a washing machine drawer! the costs ...
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What agent could do to change your mind?
For a large, 'reputable' company, in my opinion they were nothing short of poorly managed, unprofessional and incompetent, criminal really, I would avoid at all costs!Attached Filesnbsp;
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May 29,2012
May 29,2012
0
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Linley & simpson - horsforth branch have been amazing.
They have made moving into our new flat so easy and stress free.
After viewing the property we made an application, we were contacted the next day and were advised what needed to happen for our application. ...
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May 08,2012
May 08,2012
1
people found
this helpful
this helpful
Dealings generally good. A few negatives include:
couldn't get into property for second viewing as locks (we realised once we had moved in that it was because the locks were shot to pieces), had to sign a disclaimer for owning a cat saying we'd professionally ...
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Apr 14,2012
Apr 14,2012
1
people found
this helpful
this helpful
Communication was almost non existent. I had to make several calls to find information out and was only told a couple of days before I moved in the answers to the questions I had asked several weeks before. I was told that an expired passport ...
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What agent could do to change your mind?
Been more communicative, generally been more proactive as opposed to reactive.Attached Filesnbsp;
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Mar 29,2012
Mar 29,2012
4
people found
this helpful
this helpful
DO NOT TRUST!!!!! Our washer exploded twice and water had overflown through the sinks we phone l&s and spoke to emergency maintenance the emergency plumber was in the pub and refused to come out and told us to shut the water off so now ...
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What agent could do to change your mind?
the agency could of taken responsilbility for the errors and come fixed them after nearly a year of complaining and getting nowhere we will be leaving and making sure we never use linley and simpson again you are not treated as a valued customer but as an object on their shoeAttached Filesnbsp;
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Dec 15,2011
Dec 15,2011
0
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On behalf of myself and partner I would like to thank all of the team at Linley and Simpson, especially Maria for being a pleasure to deal with throughout our 2 and half years renting a property from yourselves.
I would recommend your services to anyone ...
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Nov 03,2011
Nov 03,2011
2
people found
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this helpful
Like oh, so many other agents, Linley and Simpson are money hungry and concentrate all their skill and effort on getting you to sign the contract.
In spite of charging a substantial fee to run credit checks, our credit reference files were not searched by ...
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Oct 04,2011
Oct 04,2011
2
people found
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I visited the property 6 weeks before assuming the tenancy. I reported instances of damage to the interior of the property to Linley and Simpson immediately. On assuming the tenancy I found that no repair work had been carried out, despite the property being empty for ...
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What agent could do to change your mind?
Linley and Simpson should have ensured that all reported damage was repaired and that the property was electrically safe prior to me assuming the tenancy. Very poor level of customer service.Attached Filesnbsp;
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Sep 19,2011
Sep 19,2011
1
people found
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Firstly, we were told our offer was not accepted because we have a dog but in truth it was the sum we had offered that was not acceptable. Had it not being for the fact I know the landlord we would not have pursued this ...
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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.
