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User Guide

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About Cooke & Co and our history

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    If you are looking for a long standing, highly experienced and trusted estate agency in Thanet, Kent , then visit Cooke and Co. Managing owner Damien Cooke started the business in 1992 in Cliftonville and has subsequently expanded the organisation with offices now in Broadstairs, Ramsgate, a display office in Birchington and an associate office in Park Lane London . Damien knows the importance and value of a professional team and have selected some of the best property professionals. Their honesty, experience, local knowledge, customer service and accountability blend seamlessly with the ethos that the company was founded on. Many of the team have been with the company for over 10 years or more giving continuity for our clients and often building relationships and friendships that will last a lifetime. You can be confident they will give you a friendly and efficient service, be very knowledgeable about the area and property processes in a friendly no pressure manner when selling or renting property.

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    Cooke and Co is the only estate agency in Thanet that are a founder member of the Guild of Estate Professional Agents. Through the Guild's head office in Park Lane in London the agency can market your home to potential buyers from around the country, rather than just locally. As well as being members of the Guild, Cooke and Co are members of the National Association of Estate Agents, National association of Estate Agents and many other professional bodies. This give you peace of mind that they are a highly reputable and trustworthy agency as all members have to adhere to a prescribed code of conduct.

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    For anyone who wants to let their property or needs to rent a home or commercial premises, Cooke and Co also incorporates one of the largest and well respected lettings agencies in Thanet. The lettings side of the business is a member of ARLA , NALS , SAS and KLAS and a number of other professional associations. The lettings agency includes a dedicated team of highly trained lettings specialists who can manage your rental properties and find just the right tenant to suit every situation. The company also has an audited client account with client money protection giving you complete peace of mind.

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    The right marketing strategy is the key to selling property and at Cooke and Co every avenue is pro actively pursued to ensure your home is advertised as widely as possible. In addition to national access through the Guild's Park Lane office, the company advertises in all the major Thanet papers and magazines as well as Tesco's in house TV advertising while full colour brochures are available at all the branches

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    In 2015 Cooke & Co partnered with Network Auctions. This respected network allows Cooke & Co to give our clients the option of putting their home into an auction and under the hammer.

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    Cooke & Co are now pleased to be open for phone calls until 8pm every evening 7 days a week and have a 24 hour emergency number for tenants to use in an emergency. The company's state of the art website is open seven days a week, 24 hours a day and is updated every minute, so Cooke and Co are always open for business

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    All the properties are uploaded to many of the main internet property websites and this is blended seamlessly with Facebook and Twitter sites, providing a very useful social edge.

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    The Isle of Thanet is a unique place. The combined thread of history and sandy beaches winds its way through the entire area, while at the same time each town and village has its own unique quality. From the jewel of the crown that is Broadstairs with its old fashioned promenade and Viking Bay to the seafaring community and café society of Ramsgate and the vast sandy beaches, Turner gallery and quaint Old Town that is Margate. Not to mention the whisper of a bygone era you will find in Westgate or the charming coastal resort of Birchington. All have their part to play in making sure that owning a property in Thanet is a real delight.

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User Guide

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Why trust Cooke & Co to sell your home

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    Our team would love the opportunity to discuss our services with you. We are keen and excited to show you how we differ from other estate agents and make selling your property a real pleasure.

    We would also love you to buy through us as well. If you have a property to sell in Thanet then why not arrange a free market appraisal with one of our experienced members of staff. We assure you that you will not be subjected to high pressure sales tactics usually associated with estate agents and there is completely no obligation.



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    Cooke & Co pride ourselves on being approachable, honest and open. We are privately owned and proud to be independent. Established in 1992 by founding owner and manager Damien Cooke who is a Member of the NAEA and ARLA, we are proud to serve our customers.

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    Reasons for Choosing Cooke & Co
    • We listen to you our customer and will speak with you as much or as little as you would like.
    • We love to accompany property viewings and will spend time discussing buyers requirements in a friendly low pressure way.
    • We pride ourselves in keeping our fees competitive with no hidden extras like professional photography. We offer a first class all inclusive service.
    • We have superb long serving members of experienced staff with an excellent knowledge of the area, who live locally and are always pleased to help.
    • Staff get paid team commission meaning everyone is working to help you rather than against each other.
    • State of the art web presence with an abundance of forward thinking, useful features to assist you and your prospective buyers.
    • We have an excellent selection of properties to buy if you are looking locally, we can keep you fully informed if you register with us to purchase..
    • We list our properties of a huge selection of national portals getting your home the best coverage. We use rightmove.co.uk , zoopla.co.uk and many more.
    • London Office in Park Lane showcasing Cooke & Co properties nationally with over 700 linked members and being one of the largest referral networks in the United Kingdom.
    • Enticing and well written property descriptions which highlight every selling point of your property, tailored to the type of buyer your property will attract. These can be shared on Facebook, Twitter or any of the other social networking sites to gain maximum interest.
    • Bespoke A3 sales particulars that show your properties best features.
    • Revolutionary 2D and 3D floor plans which allow potential buyers to plan their furniture and really get a "feel" for your property.
    • Wide angle and carefully edited photography to really show off your property to its full potential.
    • Distinctive unique Oval 'For Sale' boards.
    • Targeted advertising using intelligent buying demographics provided by the guild of professional estate agents.
    • Regular feedback on how much interest your property is generating and practical advice on what we can do to improve, if required
    • We actively advertise for properties that suit your requirements. Selling your property is only half the battle; you've then got to find another one.

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    These are just a few of the benefits that we have to offer. If you would like to arrange a viewing or a property appraisal then please contact us at one of our local branches.
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User Guide

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The Buying Process

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    First let's get registered
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    We offer many different ways to register, either at one of our friendly Thanet branches, on the telephone, or online registering requiring very little personal interaction, such as email or directly on this website. This allows us to start searching for a property across all areas and offices providing you with every available property and we will then keep you informed until you have found a new home or tell us you have stopped your search.

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    Finding a mortgage
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    Finding a mortgage that is right for you you can save a lot of unnecessary headaches especially when there is a difficult financial market and borrowing is difficult. Our recommended mortgage advisor will consult with you on the various aspects of obtaining a mortgage. For a rough estimate our online calculator within our property detail pages can help.

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    Chauffeured accompanied viewings
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    We're here to help and will try to be as flexible as possible arranging viewing times to suit you. This can be after work and at weekends. We recommend an early viewing to avoid missing out on the home of your dreams or that once in a lifetime bargain. We can even chauffeur you to your viewings ensuring you arrive in a relaxed frame of mind. We then accompany you throughout so that we are on hand to answer any questions immediately and advise where necessary.

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    Making an offer
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    Once you have identified a suitable property we will put your offer forward to the seller as quickly as we can both verbally and in writing stating any special conditions. There can occasionally be a delay if the vendor is away, lives abroad or we are dealing with a company so please try and be patient, we know you will be excited. We can assure you we want to sell you a property as then everyone is happy.

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    Financial disclosure
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    Don't be offended, or think we are trying to be nosy, but you will need to demonstrate that you are able to proceed financially with the purchase.This maybe by providing evidence of your mortgage agreed in principle or some other proof of funds such as an up to date bank statement. We would of course redact any sensitive information such as account numbers. This is especially the case if you are looking to buy a repossession or probate property. Do remember there are no legal obligation on either side until contracts are exchanged.

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    Offer agreed, congratulations.
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    Once offer is accepted we will confirm the terms in writing to all parties involved, and hopefully set up dates of exchange and completion, This is when you will need to give the go ahead to your solicitor and arrange surveys and proceed with mortgage. They may require a payment in advance so be ready.

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    We now need your help
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    We will ask you to confirm how you will be financing your purchase and, if you need a mortgage then we will need your mortgage broker's details. You will then need to formally instruct your solicitor to proceed with the conveyancing process and your mortgage broker to proceed with your application. They will not go ahead without your confirmation. We can then send out a memorandum of sale and write to buyers / vendors and solicitors to confirm the agreed price and basic terms.

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    Don't delay or you may miss out
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    Now it is time to process the legal work by your appointed solicitor or licensed conveyancer. We can assist you and recommend a professional, who we know personally and will work hard for you whilst giving us regular updates to help things progress. In the interests of openness and honesty some solicitors do pay us a token referral fee, but experience has taught us that the best solicitors are not necessarily the ones who pay the most and are situated in a faceless call centre somewhere.

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    Contracts and searches
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    Once the title deeds are in the hands of your solicitors he/she will carry out necessary searches via the land registry and to ensure there are no problems with the legal aspects pertaining to the property. Once the solicitor has all replies and is satisfied they will report to you and you should be ready to exchange contracts, subject to having finance in place.

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    Surveying your property
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    The lender will usually require that the property be checked for any problems and valued by a qualified surveyor. You may require, for your own peace of mind , a full and detailed survey such as a home buyers report. Whatever you decision Cooke and Co can help arrange this for you. We may receive a small referral fee from the surveyors for doing this.

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    Confirmation of your mortgage offer
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    Once this has been sanctioned you will be informed of terms of your mortgage and any deposit you will have to pay. You may find there is a problem with the property giving rise to a retention, or unusually the property may be down valued. Please don't despair. We are experience and can explain any issue. This usually involves some kind of renegotiation with the vendor and/or getting quotes for work reported in the survey. It is important to remember that if you bought at a competitive price or below market value then this would, in the vendors mind, have already been taken into account when you initially offered.

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    Exchange of contracts
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    The contract will now be signed by the vendor and yourself and the relevant deposit paid. Remember, especially if you are on a deadline, solicitors will not exchange without cleared funds so you should allow at least thee days for deposit funds paid to them to clear into their bank account. Usually they will not accept cash payments due to money laundering law. Contracts will be exchanged and now the contract is binding by law, completion is usually 2/4 weeks from date of exchange.

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    Completion
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    Now you will need to put in motion your removal arrangements and necessary changes of addresses. notes below which may assist you. We wish you congratulations and our best wishes. You are now the proud owner of a new home. Please don't forget to give us a testimonial and tell your friends how pleased you are.

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    Fees when buying
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    Costs unfortunately are part of the process and the pain can be eased if you are aware in advance and ask you can budget accordingly.

    You may have to find all or some of the following arrangement fees

    • Mortgage advisers fees
    • Solicitor's fees
    • Survey fees
    • Local searches
    • Legal title and money transfer fees
    • Removals Costs


    Our staff are there to help you should you need assistance or explanations and can , in some cases, facilitate online quotes for you.

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    Helpful moving checklist
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    Here are some things that you may need to arrange and are easily forgotten,

    • Arrange removal dates
    • Inform the post office of your new address (mail redirection)
    • Change contents insurance
    • Arrange buildings insurance on exchange.
    • Arrange readings for utilities on moving day.
    • Arrange for the phone/broadband transfer
    • Settle any outstanding bills on old property.
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    Disclaimer

    The content on this Microsite has been uploaded by Cooke & Co, Broadstairs. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Cooke & Co, Broadstairs. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Cooke & Co, Broadstairs. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.

    *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

    Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

    Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Cooke & Co, Broadstairs on +441843600911.