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    We believe we have the best selection of interesting and individual properties within a wide area in all price ranges. 
    We sell a good many properties which do not reach the open market. Likewise our lettings department covers the same area and also deals with cottages to country houses. Let us know your requirements. 
    We are happy to value or survey any property we are not dealing with and indeed to assist in a search for a suitable property. 
    If you are considering selling please call us. We have extensive expertise in promoting properties effectively and negotiating successfully. 
    We would be delighted to visit your property and give confidential opinion of value without charge or obligation.
    Our Estate Agency is different in many aspects for others, not least in charges. 
    For further information, please do no hesitate to contact us on cc@roderickthomas.co.uk or by telephone on 01963 351993.
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Selling with Roderick Thomas
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    Having decided to sell, your first decision is whether to sell your property yourself or through an agent. A good agent more than justifies his fee. So how do you find a 'good agent'? Experience is important but so is a commitment to the job and to getting the right deal for each client. This includes not only agreeing the best terms but ensuring the sale goes ahead in accordance with a projected time frame; the long delays associated with property sales are usually unnecessary and avoidable.
    As an Estate Agent and Surveyor, I have been selling properties for over 30 years. I, and everyone in my business, appreciate that all properties, buyers and sellers are unique and treat them accordingly. We stay in continual contact through the marketing stages and the actual sale process. We will meet you to agree the details of the sale. We negotiate the sale and will be available to you for ongoing discussions through to completion. With our experience we understand that buying and selling property can be both stressful and exciting at the same time! 
    We are happy to explain all the details, procedures, legal and financial matters.    
    Valuation - Our valuation is entirely without charge or obligation. We will visit your property and discuss its current value, marketing, Home Information Packs (Hips) and costs.    
    Instructions and Marketing - When you instruct us to sell your property we will prepare fully illustrated sale particulars highlighting the properties advantages and selling features. Once you have approved these they will be printed.The property will be advertised both locally and nationally. Viewings are arranged to suit the prospective buyer and yourselves.All offers received will be put to you for your decision. We will negotiate with the prospective buyer to secure the best possible deal for you.

    Sale Agreed - Having agreed a sale and settled all the details, we will monitor it closely to the exchange of contracts (when it becomes legally binding) and to completion. The long delays associated with property sales are mostly unnecessary and avoidable. We will take prompt action to clear problems, keeping the sale to the time forecast. This is particularly important when your sale needs to be tied in to the purchase of another property. We will keep you up to date and informed at all times.

    Instructing Solicitors - When you accept an offer you will need to instruct a solicitor to act on your behalf. Your solicitor will handle all legal aspects of your sale. Being independent we will happily introduce you to local or national solicitors.    
    Survey and Valuation - If your Buyer needs a mortgage, the lender (usually a Bank or Building Society) will arrange a Mortgage Valuation which is normally carried out by a Chartered Surveyor. To support the agreed price we will provide the Surveyor with evidence of comparable sales    
    Draft Contracts - The draft contracts, based on the title deeds, are drawn up by your solicitor and sent to the buyer´s solicitor for consideration. Queries on certain points such as boundaries, fixtures and fittings, furnishings, construction and planning consents may well arise; we are here to clarify and help . Once the queries are settled and the draft contracts approved, they can be signed by both parties.    
    Exchange of Contracts - Once the contracts have been signed by both parties and exchanged, a deposit (normally 10% of the purchase price) is paid to your solicitor. At this stage, the sale is formalised and is legally binding.    
    Completion - Completion usually follows a few days or weeks after exchange of contracts. The balance of the purchase price is transferred to your solicitor and the keys released -   
    Congratulations! You have now sold your property!
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Buying with Roderick Thomas
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    We specialise in interesting properties in Somerset. For viewings or for more information visit our office in Pithers Yard, Castle Cary or call us on: 01963 351993  
    Register on our mailing list and we'll keep you updated with new properties, price changes and properties which may not be on the open market. With over 30 years experience we fully understand the emotional ups and downs that come with buying a property. We're happy to guide you through the process explaining every detail from procedures to legal and financial matters.We are totally independent and can introduce you to local or national solicitors and financial advisors. Having agreed a sale and a time scale we will monitor its progress closely all the way to exchange of contracts, at which point it becomes legally binding. We believe the long delays which are typically associated with buying a property are mostly unnecessary and avoidable. We will keep both parties well informed and take prompt action to clear any problems.   
    Viewing Call into our office, phone us on 01963 351993 or email cc@roderickthomas.co.uk. Our office is situated at Pithers Yard, High Street, Castle Cary, Somerset, BA7 7AN  
    Mortgage If you need a mortgage it is sensible to have it agreed in principle before making a final decision on a property. This makes the process easier for you and makes your offer more attractive.   
    Making an Offer Once you've made an offer we will inform the seller immediately and come back to you with a decision as soon as possible. At this point we like to agree all the points of the sale including the items included in the sale (fixtures and fittings, carpets, etc), the proposed completion date and any other conditions of the sale such as a survey etc.   
    Accepted Offer/Instructing Solicitors Once an offer has been accepted you will need to proceed with the full mortgage application and instruct a solicitor. Your solicitor will handle all the legal aspects otherwise known as the conveyancing.   
    Survey and Valuation Your mortgage lender, usually a bank or a building society will arrange a Mortgage Valuation which is normally carried out by a Chartered Surveyor. This Report deals with the value and basic condition. As the buyer you will receive a copy of the Mortgage Valuation but you may also wish to have a more detailed report done. The usual types of additional Reports are:
    1. Homebuyer Survey/Valuation - this is the mid-range option. It is more expensive than the Mortgage Valuation but less than the Building Survey (see below). It is a basic service which will highlight any defects and problems that could impact on the value of the property. Compared to the Mortgage Valuation it is a more in-depth report and will highlight any points of concern which may need further investigation.

    1. Building Survey - More expensive then the mortgage or homebuyer survey it deals with the condition of the property more than the value.This is a comprehensive survey dealing with technical details of the construction, materials and condition. It highlights the full spectrum of defects from the more serious down to the insignificant.

    Searches Your solicitor will submit a local authority search. This checks local information on the property and the locality, these will then be outlined to you by your lawyer.   
    Draft Contracts The draft contract is drawn up by the seller's solicitor based on the title deeds and is sent to your solicitor for consideration. Any additional queries or questions will be dealt with and the contract amended if necessary.   
    Mortgage Offer When the Lender receives the satisfactory Mortgage Valuation, formal application, references and checks etc, a formal mortgage offer is sent to you and to your solicitor. The document is then signed, returned and funds requested by your solicitor.   
    Exchange of Contracts Once the contract has been signed by both parties, a deposit (normally 10% of the purchase price) is paid. At this stage, the sale is formalised and is legally binding.  
    Completion Completion usually follows, an agreed time after the exchange of contracts. The balance of the purchase price is transferred by your solicitor to the seller's solicitor and the keys released -   
    Congratulations! You are now the owner of your new home!
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    Testimonials from Sellers

    • Seller Testimonial

      We could not recommend Roderick Thomas more highly
      From our shortlist of three well-known local agents, Roderick Thomas impressed from the start. Philip Tanner from their Castle Cary office conducted the preliminary viewing and proposed a very attractive selling price. His manner was highly professional - and it was refreshing not to endure another agency 'sales pitch'. Instead he presented a confident assessment of our property and proposed an attractive selling price. Once appointed, he and Frances Tanner returned to capture high-quality images to produce an accurate and appealing sales document - and our house went 'on the market'. Within three days, we had two well-targeted viewings - one of which resulted in a virtually full price offer on the spot. We accepted, leaving Roderick Thomas to deal efficiently with inevitable buyer's queries - and to negotiate a quick completion. We could not recommend Roderick Thomas more highly.
    • Seller Testimonial

      So impressed by your service
      We do not know how we would have got through this without the help from Frances and Kate. In the latter stages, when we were in despair, Frances remained confident and continued to work very hard behind the scenes. Her reassarances on the lines of "we will get there" proved to be spot on. I guess Roderick Thomas' logo should be "we never give up". So impressed by your service, we recommended your firm to a lady living in Brewham, who wanted to sell. She had seen the brochure you had done for the Small barn and thought it magnificent and she asked us about you. I am pleased to now see your sale board at the top of her lane
    • Seller Testimonial

      The service....was second to none...
      The friendliness of the Roderick Thomas staff together with their knowledge, expert advice and very efficient service is making it much easier for us to cope with "our move".The service we received in both finding our new home and selling our own house was second to none and we thank them for it
    • Seller Testimonial

      Found everyone most helpful.
      Thank you for all your help in the sale of our property. We thank you for your kindness during visits and on telephone calls and have always found everyone most helpful.
    • Seller Testimonial

      Would thoroughly recommend them to anyone
      I would like to say a huge thank you to Frances Tanner and all the staff at Roderick Thomas for their unceasing efforts to bring about a successful sale of our house under difficult conditions. I found them extremely helpful and friendly, yet thoroughly professional at all times, combining excellent local knowledge with a marketing strategy that attracted buyers from all parts of the country. 
      I really cannot fault the service provided by Roderick Thomas and would thoroughly recommend them to anyone in the area considering selling their property.
    • Seller Testimonial

      no hesitation whatsoever in recommending them
      They say selling your home is one of the most stressful situations, and when trying to buy a home with a combined business, it certainly felt that way. Things were less than straightforward with our buyer and with complications with our seller, it was at times very fraught .Add to the mix the need to purchase the next property before it went to Auction, and things were unbearable at times. 
      However, throughout it all, it became apparent that it would have been worse, more stressful,more fraught and probably not successful with a less than brilliant Estate Agent. Kate at Roderick Thomas continued the Professional friendly attitude we first noted when we met the whole team at R T. She took brilliant photographs, was always available on the telephone, and returned calls promptly (even when the busy office phones were heard ringing off the hook in the background.) Her calm practical manner combined with superb listening and communication skills, makes her an Estate Agent you want on your side. I have no hesitation whatsoever in recommending her and Roderick Thomas in general to anyone buying or selling property, and will make sure all my friends use no one else.
    • Seller Testimonial

      wholeheartedly recommend this agency
      We have been very impressed by the quality of service and the excellent marketing of the property on our behalf, at every stage of the selling process Roderick Thomas have been on the ball and provided friendly, clear, , timely, helpful and intelligent advice. I can wholeheartedly recommend this agency!
    • Seller Testimonial

      All of their staff were competent, very personable
      'When we chose our selling agent, we were looking for 5 main things: (1) knowledge of the local area, (2) competence in selling a property of this type (with land), (3) a realistic guide price estimate, (4) a reasonable commission fee and (5) a rapport between us and the agent's staff. Roderick Thomas in Castle Cary ticked all of these boxes. Unlike some agents, they do not overprice property to please the customer initially but disappoint them later. All of their staff were competent, very personable to us and to the buying public and, above all, we got on well at a personal level. We feel the latter is especially important because you will inevitably spend quite a lot of time together and might also have to manage some difficult situations together. Getting on well personally always helps. RT kept us well informed before and after viewings, during the lead-up to an offer, during the negotiation phase and afterwards. The sale was concluded fairly quickly in a co-operative, straight-forward and friendly way.'
    • Seller Testimonial

      excellent feedback from the viewings
      Roderick Thomas were instructed to sell a new development of five houses for Courtash Ltd in Castle Cary and they successfully achieved their initial valuation figures within the anticipated timescale with excellent feedback from the viewings and early completion of sales.

    Testimonials from Buyers

    • Buyer Testimonial

      Quite the best estate agency service
      All the team from Roderick Thomas Castle Cary gave us a first rate, efficient and friendly service. Frances and Phillip in particular went out of their way to make our move as smooth and stress free as possible - quite the best estate agency service we have ever experienced both on our sale and purchase.
    • Buyer Testimonial

      By far the best estate agency in Somerset
      By far the best estate agency in Somerset, where the staff are all genuine and extremely agreeable, far removed from your stereotypical estate agent. You'll get an honest appraisal and regular feedback. The photographs and sales particulars are the best around and everybody is simply a pleasure to deal with.
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    *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 Roderick Thomas , Castle Cary on 01963 351993.