Seven stages, and you always know which one you're in.
A documented process from first conversation to completion — and beyond, where you use our management service.
Most bad property outcomes are not caused by bad luck. They are caused by a step that was skipped.
The survey that wasn't commissioned. The comparable that was an asking price rather than a sold price. The refurbishment figure that came from a guess rather than a trade. The lender appetite nobody checked until after the offer was accepted.
A defined process exists to make skipping steps difficult. Ours is deliberately front-loaded: verification, written mandate and full underwriting all happen before anyone gets emotionally attached to a property, because that is the point at which people stop asking awkward questions.
From first call to keys.
Conversation
A call, not a pitch. We want to understand your position, your capital, your experience and what you are actually trying to achieve — income now, capital growth later, or a specific number by a specific date. We will also tell you if what you want isn't realistic in the current market.
- No charge, no obligation, typically 30–45 minutes
- We explain exactly what we do and what we don't
- You leave with a straight answer about fit
Verification
Before we take on any client we complete identity verification and source-of-funds checks. This is a legal obligation for anyone operating in property transactions, and it protects everybody involved from being drawn into something they shouldn't be.
- Photographic ID and proof of address
- Source and evidence of funds
- Company documents where you buy through a limited company
- Records retained securely for the period the law requires
Mandate
The brief goes in writing. Strategy, target locations, budget ceiling, minimum acceptable return, condition tolerance, financing arrangement and timeline. This becomes the document we are measured against, and it stops the relationship drifting into whatever happens to be available.
- Written and signed by both sides
- Fees agreed and stated before any work begins
- Amendable at any time, but only in writing
Search
The unglamorous part. Vendor relationships worked, agents contacted, auction catalogues read, direct approaches made. We appraise far more than we present, and most of what we look at is discarded quietly without ever reaching you.
- Off-market and pre-portal sources prioritised
- Progress updates even in quiet periods
- No pressure to transact because time has passed
Appraisal
Anything that survives the first filter is fully underwritten. Purchase price against evidenced sold comparables, refurbishment against real trade costs, rent against actual let stock, finance against real lender terms, and a downside case at higher rates and lower rent.
- Written appraisal with the evidence behind every figure
- Risks listed explicitly, including the ones we can't quantify
- A clear recommendation — including 'don't buy this'
Negotiation and progression
With your instruction we negotiate directly and structure the offer, then hold the position through the conveyancing. Solicitors, brokers, surveyors and vendors are chased weekly, and you receive updates without having to ask.
- We negotiate for you, not for a quick exchange
- Weekly written updates through to completion
- Renegotiation only where survey findings genuinely justify it
Handover or management
On completion, the property is either handed to you with all documentation, or moved directly into our management service — compliance audited, tenant placed or inherited, and the operational calendar started.
- Full document pack handed over
- Refurbishment oversight where works are required
- Seamless move into management if you want it
Six rules we hold ourselves to.
We say no more than we say yes
The value of a sourcing agent is in what they reject. If we presented everything we saw, you would be paying us to forward emails.
Everything material goes in writing
Mandates, fees, appraisals, recommendations and risks. If it matters, it exists as a document you can hold us to.
We tell you the downside first
Every appraisal leads with what could go wrong. Anyone who only shows you the upside is selling, not advising.
Nothing is published
No listings, no deal packs, no addresses, no client names. Discretion is a service, not a marketing angle.
One point of contact
You deal with the same person from the first call onwards. Nothing gets lost in a handover between departments.
We are a registered company
JK Property Sourcing Ltd, company number 14148562, incorporated 3 June 2022. Everything about us is checkable on the public register.
The process only works both ways.
- 01
Honesty about your position
Your real budget, your real financing position and your real appetite for risk. An overstated budget wastes months of searching against criteria you can't actually transact on.
- 02
Responsiveness at the right moments
Off-market opportunities have short windows. When we present something, a decision within a few days keeps the position; a decision in three weeks usually loses it.
- 03
Your own professional advisers
A solicitor, a broker and, where relevant, an accountant. We coordinate with them but we do not replace them, and we do not give legal, tax or financial advice.
- 04
Willingness to hear no
There will be points where we advise against something you like. The service is worth nothing if that advice isn't listened to.
The process, answered.
From first call to completion, a straightforward purchase against a reasonably broad mandate might take two to four months. A narrow brief with strict return requirements can take considerably longer, and complex projects longer still. We will give you a realistic estimate at mandate stage rather than an optimistic one.
Anti-money-laundering obligations apply to businesses involved in property transactions. We are required to verify who our clients are and where their funds come from, retain that evidence, and decline business where we cannot. Any firm that skips this step is not one you should be handing money to.
Yes, at any point, in writing. Markets change and so do circumstances. What we won't do is quietly drift outside the agreed brief because something else came along.
That's fine. Mandates can be paused and picked back up. We would much rather you paused than felt obliged to buy something.
Yes, and a good part of the process is designed around it — particularly the appraisal stage, where we explain how each figure was arrived at rather than just presenting a return. What we won't do is put a first-time investor into a complex development project because the headline return looked attractive.
Start at stage one
A conversation costs nothing and commits you to nothing. If we're not the right fit, you'll know by the end of the call.