Not giving 1 star as Joanne is hard working ,responsive and she somehow have chased for some progress for us,whole Natalie is nice,reachable and I appreciate their branch is not as greedy as William H Brown. There is some major problem 1.Their sellers solicitors Chadwick Lawrence not working to complete sale at all.No response ,even a courtesy email from Starr at Dec 2022 to Feb 2023.This waste my time as 3 months is enough for completion since this is a property with no chain ,no tenant and in need of modernisation . After probate granted in Jul 2023,they didnt draft the legal pack yet .Seeing no hopes in smooth completion,I decided to make up some reasob pull put. 2.Lack of market sense.After turbulance of mini budget,cash buyer is king.However,when I propose a offer just 2k less than asking.They reject my offer.If I walked away ,it will take a long time to receive another offer.So I think they have to improve in this issue. 3.Morley Branch letting Department failed to help settled a home for customer and takes me tremendous effort in finding rental property .You make your excellent buyer homeless and waste his time finding both rental and sales property together and is higher not ideal. 4.I go with probate property offered by Your Move James Baratte and they complete in 1.5 months and Chadwick Lawrence should improve it. My advice is you have to check who is the sellers solicitors. If It is Chadwick Lawrenxe,just asked them to change and threatened to pull out if they refused.Karma.