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London, NW4
2.6/5, 24 Reviews
42% Recommended
100% sales valuation accuracy
50% letting valuation accuracy
100% sales fee satisfaction
50% letting fee satisfaction
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"We were told that they had..."
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1 Star Review
Ethan
Richard
By : 'Disappointed.'
Services : Letting(As a Owner)
Would you recommend ? : No
Postcode : NW10
Jan 6, 2016
People found this helpful32
We were told that they had let our flat after the 1st viewing. The 'tenant' left a deposit with them. The references were not acceptable apparently and the let fell through. They asked us to take the flat off the market which we did loosing potential tenants. When this has happened previously the other agent returned the deposit to us, ABC refused to do this. They also used the first agents photos and particulars without asking their permission. The agent who we dealt with told us he was new and didn't really understand the business.
Comments on Agent Fees
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Wayne Phillips
Performance Statistics
| Services | Valuation | Fees | Min Price of property reviewed | Max Price of property reviewed |
|---|---|---|---|---|
| Sales | 100% | 100% | £78,000 | £810,000 |
| Lettings | 50% | 50% | £850 | £1,800 |
Address
Aldermartin Baines & Cuthbert
51 Brent Street, London, Greater London
NW4 2EA
020 8202 5004
Services offered
- Sales
- Lettings
- Block Management
- Surveys
- Conveyancing
- Mortgage Advice
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Aldermartin Baines & Cuthbert Branches (View All 3)
hannah is always reliable i ...
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5 Star Review
hannah
By : 'mrs'
Services : Letting( As a Owner )
Would you recommend ? : Yes
Postcode : NW10
Oct 9, 2024
People found this helpful0
hannah is always reliable i have known and worked with her for over 12 years and i would recommend her and abc to... Read Full Review
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mrs Bennett said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 9th Oct 2024
hannah is always reliable i have known and worked with her for over 12 years and i would recommend her and abc to anyone!
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ABC Real Estate have my 100% ...
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5 Star Review
Simon
By : 'Simon'
Services : Letting( As a Owner )
Would you recommend ? : Yes
Postcode : NW4
May 26, 2024
People found this helpful1
ABC Real Estate are an absolute pleasure to work with. The level of service from both their Edgware and Hendon offices is totally professional and welcoming. I'm a 100% satisfied customer, and have no hesitation in recommending others to use them for buying/selling and/or... Read Full Review
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Simon said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 26th May 2024
ABC Real Estate are an absolute pleasure to work with. The level of service from both their Edgware and Hendon offices is totally professional and welcoming. I'm a 100% satisfied customer, and have no hesitation in recommending others to use them for buying/selling and/or management.
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Highly Incompetent Lettings ...
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1 Star Review
hannah
By : 'Landlord'
Services : Letting( As a Owner )
Would you recommend ? : No
Postcode : N14
Apr 14, 2023
People found this helpful4
I made the mistake of using ABC Estates to rent out my flat, big mistake! They were supposed to manage the flat, but didn't do anything unless pushed. Flat inspections were never carried out unless I sent them an email reminder and even when they did the inspection they didn't... Read Full Review
Comments (0)I made the mistake of using ABC Estates to rent out my flat, big mistake!
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Landlord said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 14th Apr 2023
I made the mistake of using ABC Estates to rent out my flat, big mistake!
They were supposed to manage the flat, but didn't do anything unless pushed. Flat inspections were never carried out unless I sent them an email reminder and even when they did the inspection they didn't provide an accurate assessment. Only thing they seemed really good at was taking their cut from the monthly rent.
Failed to remind me about EPC certificate renewal, need to install an RCD Fusebox due to changes in legislation, basically anything a landlord should keep a track off they didn't do it. I always found these things out from friends and other landlords so was pointless to have paid them for the lettings service.
When I finally needed to get my property back, Hannah and her team didn't lift a finger to help me, so much for the rent guarantee and tenancy eviction service that I had paid for!
Get a lettings agent that knows what they are doing, it's better for both the landlord and the tenant.
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I would advise everyone to do ...
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1 Star Review
By : 'Liam'
Services : Property Management
Would you recommend ? : No
Postcode : NW4
Nov 9, 2021
People found this helpful4
I would advise everyone to do their research before getting involved with this company. The director has recently been the subject of multiple court hearings/FTT cases for his fraudulent management. One of which failed to fulfil his duties as the tribunal would expect from a tribunal appointed... Read Full Review
Comments (0)I would advise everyone to do their research before getting involved with this company. The director has recently been the subject of multiple court hearings/FTT cases for his fraudulent management. One of which failed to fulfil his duties as the tribunal would expect from a tribunal appointed manager who acts as an officer of the tribunal, all for his own financial gain. He had proposed to entrust the major works of a 5 unit building to a company whose sole director was the wife of the head of block management at ABC Estates. Seriously, how long can you go to steal money from innocent individuals? was ordered to return tens of thousands of pounds in this case but has managed to get away with these similar acts before. You can only begin to imagine the amounts he could be taking from much larger buildings of 20 or even 100 units?
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Liam Gulliver said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 9th Nov 2021
I would advise everyone to do their research before getting involved with this company. The director has recently been the subject of multiple court hearings/FTT cases for his fraudulent management. One of which failed to fulfil his duties as the tribunal would expect from a tribunal appointed manager who acts as an officer of the tribunal, all for his own financial gain. He had proposed to entrust the major works of a 5 unit building to a company whose sole director was the wife of the head of block management at ABC Estates. Seriously, how long can you go to steal money from innocent individuals? was ordered to return tens of thousands of pounds in this case but has managed to get away with these similar acts before. You can only begin to imagine the amounts he could be taking from much larger buildings of 20 or even 100 units?
More information can be found on the Leasehold Knowledge website. Also, I would recommend a quite simple google search which will reveal all you need to know about ABC Estates and why you should stay well away.
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Excellent service. ...
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5 Star Review
Richard
hannah
By : 'Wayne'
Services : Letting( As a Owner )
Would you recommend ? : Yes
Postcode : NW3
Jun 25, 2020
People found this helpful0
Excellent service. Professional team. Looked after my flat exceptionally well. I fully recommend ABC for both individual flat and for apartment block... Read Full Review
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Wayne Phillips said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 25th Jun 2020
Excellent service. Professional team. Looked after my flat exceptionally well. I fully recommend ABC for both individual flat and for apartment block management.
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Excellent Speedy Service with ...
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5 Star Review
Vic
By : 'The'
Services : Letting( As a Owner )
Rent PCM : £1200
Would you recommend ? : Yes
Postcode : NW4
Jun 21, 2020
People found this helpful0
Excellent Speedy Service with the apartment rented within 3 days. Especially helpful during the time of Covid19 to be able to carry out everything almost over... Read Full Review
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The Retreat said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 21st Jun 2020
Excellent Speedy Service with the apartment rented within 3 days. Especially helpful during the time of Covid19 to be able to carry out everything almost over email.
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DO NOT USE THIS ...
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1 Star Review
By : 'Irene'
Services : Property Management
Would you recommend ? : No
Postcode : SE10
Jan 2, 2020
People found this helpful10
Horrible people, do not use! I brought this company forward to the FTT to be appointed new building manager. Their tone changed immediately after the appointment. Decided to maximise on the 2 years contract they had and arranged for an unnecessary large refurbishment, increasing my service charge... Read Full Review
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Irene Lo Porto said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 2nd Jan 2020
Horrible people, do not use! I brought this company forward to the FTT to be appointed new building manager. Their tone changed immediately after the appointment. Decided to maximise on the 2 years contract they had and arranged for an unnecessary large refurbishment, increasing my service charge from £350 to £25,000!!! They described our efforts to find a compromise as "fruitless discussion". DO NOT USE THIS COMPANY ***Let's see if they have the courage to say they do not have a client under my name, like they have done with the other reviewers. I am prepared to publish evidence!***
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By : ABC
Jan 10, 2020Irene you applied to the FTT to appoint a Manager, complaining that the freeholder had not fulfilled the repairing and maintaining obligations, and that the property had fallen into disrepair....
Incompetent letting agent ...
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1 Star Review
hannah
By : 'Prakash'
Services : Letting( As a Owner )
Rent PCM : £1800
Would you recommend ? : No
Postcode : HA3
Aug 26, 2018
People found this helpful0
I gave them keys to show tenant around turns out they lost the keys. Fees are very high compared to yopa or right move. I will move my lettings to another agent as abc cannot manage the simple things. Hannah is very rude and arrogant and not a professional business... Read Full Review
Comments (0)I gave them keys to show tenant around turns out they lost the keys. Fees are very high compared to yopa or right move. I will move my lettings to another agent as abc cannot manage the simple things.
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Prakash said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 26th Aug 2018
I gave them keys to show tenant around turns out they lost the keys. Fees are very high compared to yopa or right move. I will move my lettings to another agent as abc cannot manage the simple things.
Hannah is very rude and arrogant and not a professional business person.
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Very responsive managing ...
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5 Star Review
Richard
By : 'Dan'
Services : Letting( As a Tenant )
Would you recommend ? : Yes
Postcode : SW17
Jun 19, 2018
People found this helpful2
Richard at ABC Estates has been a very helpful and responsive agent for us. He always works hard to resolve any property issues we have - often working outside of office hours to get things done... Read Full Review
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Dan W said about Aldermartin Baines & Cuthbert
Services : Letting( As a Tenant )Date: 19th Jun 2018
Richard at ABC Estates has been a very helpful and responsive agent for us. He always works hard to resolve any property issues we have - often working outside of office hours to get things done quickly.
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Above and beyond the call of ...
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5 Star Review
hannah
By : 'Leia'
Services : Sales( As a Vendor )
Sold price : £810000
Would you recommend ? : Yes
Postcode : NW4
Apr 26, 2018
People found this helpful2
Every agent at ABC Hendon has been professional, friendly and thoroughly impressive. They consistently went above and beyond the call of duty to deliver an outstanding service. From the moment they put our house on the market, they were able to generate huge amounts of interest and we had several ... Read Full Review
Comments on Agent Fees
Good
Comments (2)Every agent at ABC Hendon has been professional, friendly and thoroughly impressive.
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Leia said about Aldermartin Baines & Cuthbert
Services : Sales( As a Vendor )Date: 26th Apr 2018
Every agent at ABC Hendon has been professional, friendly and thoroughly impressive.
They consistently went above and beyond the call of duty to deliver an outstanding service.
From the moment they put our house on the market, they were able to generate huge amounts of interest and we had several offers within a fortnight.
Throughout the entire house selling process (which was otherwise a quite stressful experience) they were always a pleasure to deal with, offering exceptional reassurance and advice.
I cannot recommend them enough if you are after a quality service.
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By : john
May 11, 2018How can the owners relative leave a review!...
Court rules that ABC Estates ...
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1 Star Review
By : 'John'
Services : Property Management
Would you recommend ? : No
Postcode : DA11
Apr 3, 2018
People found this helpful16
I thought that I was the only person that had been robbed by these agents but it is clear that this what they do to... Read Full Review
Attached Files
Comments on Agent Fees
Expensive for no reason
Comments (4)I thought that I was the only person that had been robbed by these agents but it is clear that this what they do to everyone!
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John said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 3rd Apr 2018
I thought that I was the only person that had been robbed by these agents but it is clear that this what they do to everyone!
https://www.bristolpost.co.uk/news/bristol-news/kingswood-residents-take-abc-estates-1389409
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By : Alex Jay
May 11, 2018I have found all my interactions with Mark Reed to be terrible, do anything you can to avoid this...
I saw the company advert on ...
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5 Star Review
hannah
paul
By : 'Geof'
Services : Sales( Prospective Vendor/Buyer )
Would you recommend ? : Yes
Postcode : NW4
Nov 27, 2017
People found this helpful1
I saw the company advert on Sky TV and called for a valuation. Superb service from all the team at ABC. I am "As Happy As... Read Full Review
Comments on Agent Fees
Great
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Geof said about Aldermartin Baines & Cuthbert
Services : Sales( Prospective Vendor/Buyer )Date: 27th Nov 2017
I saw the company advert on Sky TV and called for a valuation. Superb service from all the team at ABC. I am "As Happy As Larry"!!!
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I wish I could give ...
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1 Star Review
By : 'Unhappy'
Services : Property Management
Would you recommend ? : No
Postcode : BS15
Nov 7, 2017
People found this helpful0
I wish I could give '0' stars. Went to FTT, First Tier Tribunal due to unreasonable service charrges and demands. The court decided in favour of the leaseholders but the tribunal's decision does not appear to be being correctly adhered to and further problems persist. Please note, ... Read Full Review
Comments on Agent Fees
The fees continue to rise with a seeming decline in maintenance of the block. Since taking over the management of this block, the agent's fees have risen and continue to rise despite a tribunal deciding they were unreasonable.
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Unhappy Leaseholder said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 7th Nov 2017
I wish I could give '0' stars. Went to FTT, First Tier Tribunal due to unreasonable service charrges and demands. The court decided in favour of the leaseholders but the tribunal's decision does not appear to be being correctly adhered to and further problems persist. Please note, all of the information in this review is my opinion which I am entitled to give and, therefore, there as far as I understand things being reasonable regarding being allowed to give an honest opinion, I should hopefully not be threatened with being sued for libel for doing so.
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These people have been block ...
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1 Star Review
By : 'Viv'
Services : Property Management
Would you recommend ? : No
Postcode : DA11
Aug 27, 2017
People found this helpful29
These people have been block managing our building for 3 years. During that time, our service charges have risen from £3750 per year to £9400 per year (an increase of 151%). We do not know what they are doing with our service charge money. They are leaving our building to rot. We... Read Full Review
Comments on Agent Fees
Extortionate
Comments (1)These people have been block managing our building for 3 years. During that time, our service charges have risen from £3750 per year to £9400 per year (an increase of 151%).
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Viv said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 27th Aug 2017
These people have been block managing our building for 3 years. During that time, our service charges have risen from £3750 per year to £9400 per year (an increase of 151%).
We do not know what they are doing with our service charge money. They are leaving our building to rot. We keep asking but they can never give any justification for why their fees are so high. They do not respond to repairs and maintenance requests. Over a month ago a light fitting in our communal hallway was sparking and melting before our eyes - posing a potential fire risk to the building. We called them to come and fix it as an emergency. They have still not done anything about it. We ended up having to get our own electrician to fix it and paid for the work from our own pockets.
All the flats in our building have been letting in water for 3 years because of the bad condition that the external walls and roof are in. Despite making lots of warm noises about it, they have still not done the major works required to stop water penetrating the building and there is no sign of when they will be doing the works. You do not leave major works for 3 years doing more damage to the building! Every time we contact them, they keep fobbing us off or ignoring us altogether. This is an agent to avoid at all costs.
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By : Richard
Nov 16, 2017Thank you for raising this issue and giving us the opportunity to respond. For the sake of good order I can confirm that the freeholder bought the property in auction in a run down state. We carried...
These people have been block ...
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1 Star Review
By : 'Viv'
Services : Property Management
Would you recommend ? : No
Postcode : DA11
May 10, 2017
People found this helpful29
These people have been block managing our building for 3 years - during which time our service charges have risen from £3750 per year to £9400 per year (an increase of 151%). We do not know what they are doing with our service charge money because they are leaving our building to rot. They do not... Read Full Review
Comments on Agent Fees
Extortionate
Comments (2)Was this helpful?:
Viv said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 10th May 2017
These people have been block managing our building for 3 years - during which time our service charges have risen from £3750 per year to £9400 per year (an increase of 151%). We do not know what they are doing with our service charge money because they are leaving our building to rot. They do not respond to repair and maintenance requests. Over a month ago, the light fitting in our communal hallway was sparking and melting in front of our eyes - posing a potential fire risk to the building. We called them to come around and fix it as an emergency and they still have not done anything about it. We ended up calling in our own electrician to do the work and we had to pay for it from our own pockets. All of the flats in our building have been letting in water for 3 years because of the shocking condition that the exterior walls and the roof are in. Despite making lots of warm noises, they have not done the major works that are required to stop the water getting into the building. You do not leave something which is urgent and causing further damage to the building for 3 years! There is still no sign of them getting the major works done. They do not answer your queries. On the odd occasion when they do answer your queries, their responses are sarcastic or wrong - demonstrating their lack of understanding of leasehold law or the RICS service charge code - which they ought to be applying to the letter. When we report problems to them we are fobbed off or ignored. This is an agency to avoid at all cost.
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By : Unhappy Leaseholder
Oct 11, 2017Aldermartin, Baines and Cuthbert were taken to...
These people have been block ...
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1 Star Review
Mark
Andrew
By : 'Viv'
Services : Property Management
Would you recommend ? : No
Postcode : DA11
May 10, 2017
People found this helpful39
These people have been block managing our building for 3 years. During that time, our service charges have risen from �3750 per year to �9400 per year (an increase of 151%). We do not know what they are doing with our service charge money. They are leaving our building to rot. We keep asking... Read Full Review
Comments on Agent Fees
Extortionate
Comments (2)Was this helpful?:
Viv said about Aldermartin Baines & Cuthbert
Services : Property Management( )Date: 10th May 2017
These people have been block managing our building for 3 years. During that time, our service charges have risen from �3750 per year to �9400 per year (an increase of 151%). We do not know what they are doing with our service charge money. They are leaving our building to rot. We keep asking but they can never give any justification for why their fees are so high. They do not respond to repairs and maintenance requests. Over a month ago a light fitting in our communal hallway was sparking and melting before our eyes - posing a potential fire risk to the building. We called them to come and fix it as an emergency. They have still not done anything about it. We ended up having to get our own electrician to fix it and paid for the work from our own pockets. All the flats in our building have been letting in water for 3 years because of the bad condition that the external walls and roof are in. Despite making lots of warm noises about it, they have still not done the major works required to stop water penetrating the building and there is no sign of when they will be doing the works. You do not leave major works for 3 years doing more damage to the building! Every time we contact them, they keep fobbing us off or ignoring us altogether. This is an agent to avoid at all costs.
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By : Richard
Nov 13, 2017Thank you for raising this issue and giving us the opportunity to respond. For the sake of good order I can confirm that the freeholder bought the property in auction in a run down state. We carried...
Some of the most ...
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1 Star Review
By : 'FormerTenant'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : NW1
May 3, 2017
People found this helpful33
Some of the most unprofessional people I've ever seen in my life. The agents take weeks to reply to emails, forget to mention fees, and lie all the time. I deeply regret signing a lease with... Read Full Review
Comments on Agent Fees
The fees are extremely unreasonable. Agents have no clue - they don't even follow their own guide.
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FormerTenant said about Aldermartin Baines & Cuthbert
Services : Letting( As a Tenant )Date: 3rd May 2017
Some of the most unprofessional people I've ever seen in my life. The agents take weeks to reply to emails, forget to mention fees, and lie all the time. I deeply regret signing a lease with them.
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By : Tracy
Sep 3, 2017I agree. I had a ghastly experience with ABC that went from over charges and incompetence to outright sleazy behaviour by the Agent we were dealing with. When I complained they threatened to sue...
We were told that they had ...
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1 Star Review
Ethan
Richard
By : 'Disappointed.'
Services : Letting( As a Owner )
Would you recommend ? : No
Postcode : NW10
Jan 6, 2016
People found this helpful32
We were told that they had let our flat after the 1st viewing. The 'tenant' left a deposit with them. The references were not acceptable apparently and the let fell through. They asked us to take the flat off the market which we did loosing potential tenants. When this has happened previously... Read Full Review
Comments on Agent Fees
n/a
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Disappointed. said about Aldermartin Baines & Cuthbert
Services : Letting( As a Owner )Date: 6th Jan 2016
We were told that they had let our flat after the 1st viewing. The 'tenant' left a deposit with them. The references were not acceptable apparently and the let fell through. They asked us to take the flat off the market which we did loosing potential tenants. When this has happened previously the other agent returned the deposit to us, ABC refused to do this. They also used the first agents photos and particulars without asking their permission. The agent who we dealt with told us he was new and didn't really understand the business.
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In the beginning it is fine, ...
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2 Star Review
By : 'iCare'
Services : Letting( As a Tenant )
Rent PCM : £954
Would you recommend ? : Yes
Postcode : NW4
Nov 25, 2015
People found this helpful24
In the beginning it is fine, possibly because they want you to pay the complete fee for the duration up front. The second they know that they need nothing from you, they become inaccessible. What's worst is when you call, and the person who answers wants to transfer your call, they put you on... Read Full Review
Comments on Agent Fees
They have every right to set fees at the level they feel they are worth. Well I think so
Comments (0)In the beginning it is fine, possibly because they want you to pay the complete fee for the duration up front.
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iCare said about Aldermartin Baines & Cuthbert
Services : Letting( As a Tenant )Date: 25th Nov 2015
In the beginning it is fine, possibly because they want you to pay the complete fee for the duration up front.
The second they know that they need nothing from you, they become inaccessible.
What's worst is when you call, and the person who answers wants to transfer your call, they put you on hold anywhere from 1-8mins. Only for the receptionist/switchboard person, who has obviously been briefed on what to say, to come back on the phone and say they are busy and will call you back. They never do. ( Well they did once, and that was to arrange a viewing for another tenant.)
Also, it should be noted that ABC Estates has been known to take longer than the stated 2 weeks, to refund deposits made. Honestly it's either they really don't care, or need it to be in there for longer for whatever reason. I pick the former, as past residents (including myself), have witnessed delayed payments, anything from 1 week - well over a month
Petty Issues:
1.marketing a studio with a scanty wooden demarcation as a one bedroom garden flat, is easily misrepresentation.
2. Not fully doing inventory checks before moving in and after leaving the rented premises. Most times leaving it to the landlord to decide the tenants fate.
3. All in all I got the impression that ABC Estates does not look out for tenants, but themselves (which translates to better service for the higher paying landlords).
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was thinking of taking a ...
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2 Star Review
By : 'vishal'
Services : Letting( As a Tenant )
Rent PCM : £850
Would you recommend ? : No
Postcode : NW4
May 5, 2015
People found this helpful0
was thinking of taking a property through aldermartin but fees and charges were not explained properly to me so i chose not to go through with the... Read Full Review
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vishal said about Aldermartin Baines & Cuthbert
Services : Letting( As a Tenant )Date: 5th May 2015
was thinking of taking a property through aldermartin but fees and charges were not explained properly to me so i chose not to go through with the property
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