If you’re thinking about using a property sourcing company, this guide covers everything you need to decide whether it’s the right move, how to pick one you can trust, and the specific questions to ask before you commit.
We’re biased – we run a sourcing company ourselves. But the framework below is the one you should use to evaluate anyone, including us.
Should you use a sourcing company at all?
Let’s start with the trade-offs. A good sourcing company can be transformative. A bad one will cost you more than you save. Here’s the honest pros and cons list.
Why you might want to use one
They save you a lot of time. Trawling listings, arranging viewings, negotiating, chasing solicitors – it’s a serious commitment. A sourcing company does the legwork while you focus on earning the money that fuels the next purchase.
They know the market better than you do. Unless you eat, sleep, and breathe property, a decent sourcer will know more than you about pricing, areas, developers, and where the deals are. They’ll also have access to stock that never gets marketed publicly.
They can get you a real discount. Some sourcers have relationships with developers and agents that let them negotiate prices below what an individual buyer could secure on their own. In our case, we secure discounts by buying in bulk – which developers agree to because it saves them time and marketing costs.
They do the due diligence for you. A good sourcer filters out problem properties before you ever see them. You should still do your own checks – but having someone act as the first filter saves you time and reduces the risk of agreeing to a money pit.
Why you might not
It costs. Sourcing companies aren’t working for free. Fees vary; the discipline is to factor the fee into the price and check whether the deal still stacks up.
You give up some control. You’re trusting someone else to find properties that fit your strategy. The final decision is still yours, but if you like being deep in the weeds on every listing, this won’t suit you.
You see a narrower set of opportunities. A sourcer typically isn’t restricted to one area – but if you have a very specific location in mind, you’ll see more deals doing the legwork yourself.
Not all sourcers are equal. If you’re not careful you can end up with a worse deal than you’d have done on your own – or lose money altogether. Which brings us to the next question.
How to pick one without getting burned
The sourcing world has plenty of operators doing a stellar job, and plenty who aren’t. Here’s how to tell them apart.
Look for the ones publishing in the open
Sourcers who are confident in their thinking put themselves out there. Are they speaking at events? Writing for industry publications? Hosting webinars? Producing a podcast or YouTube channel?
Anyone can bait you with a great-looking deal then sell hard on the phone. Sourcers who share their viewpoint and methods in public are far easier to evaluate – you can read or listen, work out how they think, and check whether their approach matches yours.
Check the basics
A wall of logos on a website doesn’t mean much. But there are baseline checks you should always do:
- A meaningful track record, with up-to-date financial filings (look up their company number on Companies House)
- Membership of a property redress scheme (it’s mandatory)
- Registration with the Information Commissioner’s Office (also mandatory)
If any of these are missing, walk away.
Then ask the hard questions
Once you’ve reached out, don’t be polite about it – grill them. The next section is the list.
Trust your gut at the end
After all the homework, if something feels off, it probably is. A good sourcer should leave you feeling confident and informed, not confused and rushed. Pressure-selling is a red flag.
The questions to ask before you commit
Take this list into the first call.
1. How long have you been operating?
Experience matters. A company with a long track record has weathered market cycles and built real industry relationships. New operators can be excellent, but the older the company, the more you can verify.
2. Are your deals exclusive?
It’s worth knowing whether the deals you’re being offered are unique to that sourcer, or available to anyone on Rightmove with the right search filters. Genuine exclusivity comes from real developer relationships, not marketing language.
3. What happens if something goes wrong? How am I protected?
This question reveals the most about a sourcer. Don’t accept vague “guarantees” or reassurances – ask for specifics. What’s the maximum deposit you’re being asked to put down? Is it protected by an insurance scheme or developer guarantee? What happens if the developer goes under?
As a benchmark: 10% is the maximum deposit that can typically be protected by a developer’s guarantee or insurance. If you’re being asked for more, your money is exposed.
4. Do I have to use your solicitor?
Some sourcers insist you use their solicitor, which can mean a conflict of interest. A good sourcer should be happy for you to use whoever you want – though they may recommend specialists who already know the development (which is often quicker and cheaper, but should be a choice not a requirement).
5. How do you find your deals – and what do you reject?
This reveals the sourcer’s process and standards. A serious sourcer rejects far more deals than they accept. If they can’t articulate what they turn down and why, that’s a problem.
6. What support do you offer after the purchase?
A sourcer who sees the relationship as a one-off sale is not who you want. The right partner helps you build a portfolio – from initial strategy through completion and into letting. Ask specifically what happens between exchange and the property being tenanted.
Why we do things differently at Property Hub Invest
Now, fair question: how do you know we’re not just another flash in the pan?
We’ve been building our reputation in public for over a decade. Really in public:
- A podcast that’s been running weekly for over a decade
- A YouTube channel breaking down complex property topics
- Books that have sold tens of thousands of copies, some published by Penguin
- A column in the Sunday Times
We do it because we believe that the more you know about property investment, the better decisions you’ll make. If those decisions lead you to work with us, great. If not, fine.
So before you ever pick up the phone, check the content. Listen to a podcast episode, watch a video, read another guide on this site. Get a feel for how we think, and decide on that basis.
When you do reach out, you’ll do it with full confidence – knowing exactly who you’re dealing with.
