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Morningside Edinburgh, Edinburgh EH10
4.3/5, 685 Reviews
84% Recommended
80% letting valuation accuracy
79% letting fee satisfaction
Braemore Sales & Lettings, as the leading letting and sales agent in the Edinburgh property market, offer our clients a fully managed service whether you are a one property landlord, larger portfolio investor or wishing to sell and buy through our estate agency division to grow your investment from the ground
up. Our experienced team understand the rental market in your area and are on hand to provide expert advice and tips to help you achieve the very maximum from your property, as well as dedicated front line service to tenants across Edinburgh. The commitment from our letting and management divisions has led to over 20 years of happy clients and positive reviews.
Our sales division is growing from strength to strength offering our clients fresh and innovative marketing solutions to achieve sales at the best possible prices.
Whether you require information and advice for rental, sales, maintenance, financial\/mortgage options available to you, then Braemore can assist you today.
"AVOID AT ALL COSTS. THE MOST..."
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1 Star Review
Callum
By : 'Robert'
Services :
Rent PCM : £1050
Would you recommend ? : No
Postcode : EH10
25 Aug 2014
People found this helpful7
AVOID AT ALL COSTS. THE MOST TERRIBLE AND INCOMPETENT LETTING AGENCY I HAVE EVER DEALT WITH. With this review I intend to reveal the horrible experience that both I, my friends and our families experienced while we leased a flat 'managed' by Braemore (once known as Alba). Having checked in, signed the contract and paid £2400 (rent and deposit) we discovered that the flat was in the following unacceptable condition: Washing machine broken (door did not close), bath blocked, all dinning room chairs broken, fire door hinge broken, iron broken (failed test sticker on; but still there to be used); broken hoover, curtains unattached (on bed), second lock on front door not working, broken furniture stored in spare room, hole in blue sofa (springs exposed), hob on cooker not working, exposed pipes from boiler (also leaking), plugs missing from sinks and flat and windows extremely dirty. Having just paid £2400 we found this ridiculous and refused to move in. However the staff were not helpful and did not answer phones or emails for two weeks. What little contact we managed to get from them they said all this was acceptable as it was a "student flat". They then shrugged us off and once again did not respond to any emails or messages. In the end we had to take drastic action and with the help of family we all visited their office in Morningside (Edinburgh) and demanded action. After the staff refused to help we then refused to leave until we spoke to a senior manager (of which there were none based in the office or were available). Eventually Callum Macgregor (the Braemore director) came to the office and spoke to us. He agreed to sort the problem out and get us moved back in. He also agreed to give a refund of one months rent and a little compensation (turned out to be a £20 M&S voucher). Overall it took it one month for the problems of the flat to be corrected and for us to move in. According to an invoice they provided (not revealing the contractor's name or any details) they claim these repairs and cleaning cost £900. You can view this cleaning invoice here: http://imgur.com/lkAQWjs It is worth mentioning at this point that Braemore did not hold any spare keys to the property and that I had to give my keys to contractors in order for them to gain access. Once we moved in our washing machine quickly broke down; flooding with water and never draining. An engineer responded and advised that it be replaced. This took 8 whole weeks! Meaning that we had to rely of friends, family and a laundrette to clean our clothes over this period. The delays being explained as 'pending the landlords approval'. Over this period Braemore never once contacted us; we had to contact them! As you can expect we did not renew our lease and we gave around 6 months notice. Flat viewings were weekly and we were rarely given notice within 24 hours. Often these texts were sent just before or after their office closes. We left the flat a little over a month a ago and were given the following "closing inspection report": Page 1: http://imgur.com/Qj7n8vN Page 2: http://imgur.com/NA02xim We were shocked to discover that despite the property being left in an "overall...clean and tidy condition" (found in page 1) we were being charged £231.60 in cleaning costs. You can see their inflated cleaning invoice here: http://imgur.com/EBrI6vO We tried to contest these cleaning costs via phone and emails to both Callum Macgregor and Simon Simpson (property manager). Callum Macgregor did not respond and Simon Simpson felt the charges were justified. £69 (inc. VAT) for cleaning clean windows?!?!? Here in Edinburgh it can be done for a quarter of the price (excluding VAT). We accepted these charges via the deposit scheme as it would have taken months for the dispute to be resolved. We wanted to escape as quickly as possible. In conclusion: AVOID BRAEMORE
What agent could do to change your mind?
Listened.
Attached Files
Comments on Agent Fees
Charged excessive cleaning costs. Try to sell insurance before flat is viewed.
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By : Callum
25 Aug 2014Dear Robert, thank you for taking the time to write a review. I understand your frustration at having funds retained from the deposit but I will repeat what was said to both Conor and Sally in other reviews. Whilst we agree and apologise wholeheartedly for the issues surrounding the property not being clean, or ready, for you to move into last year, the property was professionally cleaned for you before your delayed move in. Indeed I met with you all at the property where you confirmed that you were happy with the cleaning (and the other works we carried out). I think its reasonable to expect that you hand the property back to the same standard of cleanliness that it was when you moved in. Any funds retained have to be verified by the Tenancy Deposit Scheme who are an independent 3rd party. These funds are then paid out to the contractors who were required to carry out the work. I am sorry that we did not meet your expectations but would like to take this opportunity to thank you for your custom and wish you all the best in the future.
By : Robert Crawford
26 Aug 2014Hello Callum, Nice of you to finally respond. Sad that that it takes a review, in sight of the public, to squeeze a response from you and the organisation. As you well know that flat when me moved into was in an unacceptable condition. This was the condition in which our deposit was accepted on the 24th July 2013. The cleaning you mention was done two weeks after this date and before our delayed move in date of 20th August 2013. The flat was left in a "overall...clean and tidy condition" yet you allow you contractors to charge £231 for an oven & bath clean, drawer dusting and windows cleaning. Excessive at best and highlights your lack of care towards tenants and their money. Please also note that these contractors you mention "Lomond Maintenance LTD" are a parent company of Lomond Capital; the owners of Braemore. This conflict of interest would explain why you think the cleaning charges were justified. You also say that the funds are paid out to these "contractors" however according our Tenancy Deposit Scheme account the amount being taken from our deposit is going to straight to the "Braemore" accounts; not Lomond. Thank you once again for your response and good luck in the future; you will need it.
By : Callum
1 Sept 2014Dear Robert, There have been various pieces of private correspondence between your other flat mates and parents to date regarding this situation. These have all been carried out well before your review. I think we can both agree that the property did require a clean after you had vacated and it was your responsibility to have it clean for vacating. I would assume that if you were unhappy with the cost of the clean that you have made a representation to the deposit scheme and they will then take a look as an independent 3rd party. If not, that would be your best course of action. If you have a look at the cost for this type of clean with other cleaning firms, you will see that they are in line with market costs. Funds need to come to Braemore before we send them onto the contractors as we book the jobs. Hope that clears things up a bit. Im sorry that you have vacated with these thoughts but I would like to wish you all the best in the future. Many Thanks
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Performance Statistics
| Services | Valuation | Fees | Min Price of property reviewed | Max Price of property reviewed |
|---|---|---|---|---|
| Letting | 80% | 79.00% | £275 | £3,000 |
Areas covered
- East Lothian
- EH1
- EH10
- EH11
- EH12
- EH2
- EH3
- EH4
- EH5
- EH6
- EH7
- EH8
- EH9
- Fife
- Mid Lothian
- Morningside
- New Town
- Old Town
- West Lothian
Address
Braemore Sales & Lettings
92 Morningside Road, Edinburgh, City of Edinburgh
EH10 4BY
01316246666
Services offered
- Sales
- Lettings
- Block Management
- Surveys
- Conveyancing
- Mortgage Advice
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Braemore Sales & Lettings Branches (View All 2)
Braemore's cost of ...
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1 Star Review
By : 'Albundy'
Services : Letting( As a Owner )
Rent PCM : £550
Would you recommend ? : No
Postcode : EH11
22 Dec 2022
People found this helpful0
Braemore's cost of repairs are mouth-watering & they probably make more money than landlords. Braemore would not return keys on termination of tenancy as they tried to infer outstanding power bill was the landlord's responsibility. Braemore held the tenant's deposit, therefore... Read Full Review
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A complete shambles. One star ...
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1 Star Review
By : 'Fiona'
Services : Letting( As a Owner )
Rent PCM : £1620
Would you recommend ? : No
Postcode : EH9
24 Feb 2022
People found this helpful1
A complete shambles. One star is too many! From a landlord's perspective I would advise avoiding at all costs. Terrible communication, poor administrative processes in place. Errors from them on HMO certification, informing landlord of impending tenant departure, and even passing rent on to... Read Full Review
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£24 charge for a ...
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3 Star Review
By : 'Sophie'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : EH6
30 Sept 2021
People found this helpful0
They were alright when living in the property just slow to respond and fix issues. The worst part for me is that when I moved out and needed a reference they wanted to charge £24 for a reference letter. Can’t believe they get away with... Read Full Review
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AVOID AVOID AVOID AVOID AVOID ...
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1 Star Review
By : 'G'
Services : Letting( As a Tenant )
Rent PCM : £1000
Would you recommend ? : No
Postcode : EH10
10 Sept 2021
People found this helpful1
AVOID AVOID AVOID AVOID AVOID Braemore are the worst rental agency in Edinburgh. They refuse to carry out repairs or any form of Maintenance at the properties they rent. Due to lack of Maintenance and repair even after repeated emails and calls, I ended up receiving a nasty cut in my hand... Read Full Review
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Avoid. From a tenants ...
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1 Star Review
By : 'P'
Services : Letting( As a Tenant )
Rent PCM : £797
Would you recommend ? : No
Postcode : EH8
1 Sept 2021
People found this helpful1
Avoid. From a tenants perspective, Braemore provides a miserable service with. extremely poor communication. Frequent mistakes made with no... Read Full Review
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My experience with Braemore ...
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1 Star Review
By : 'Aleks'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : EH6
9 Jul 2021
People found this helpful0
My experience with Braemore has been absolutely terrible! This agency is not worth the hassle and they really don't care about their tenants. Me and my flatmate experienced 2 weeks without hot water and no washing machine! Our property manager was absolutely useless when it came to any... Read Full Review
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Would give zero stars if I ...
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1 Star Review
By : 'H'
Services : Letting( As a Tenant )
Rent PCM : £850
Would you recommend ? : No
Postcode : EH16
25 Jun 2021
People found this helpful0
Would give zero stars if I could. Terrible experience over a 5 year period. Had at least 4 different property managers, no one seemed to know any previous notes or emails, impossible to get answers from, never answered the phone. Had to chase parking company, electric company etc because the agents ... Read Full Review
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Excellent service from Alex ...
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5 Star Review
By : 'name'
Services : Sales( As a Vendor )
Would you recommend ? : Yes
Postcode : EH12
27 May 2021
People found this helpful2
Excellent service from Alex McKinlay and Donna Reape though they were dealing with owners who live abroad and were unable to visit Scotland due to the pandemic conditions. Both were easy to talk to and very efficient and always provided sound advice. This was in sharp contrast to the dealings... Read Full Review
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Anybody there?I've come ...
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1 Star Review
By : 'Julia'
Services : Letting( As a Owner )
Would you recommend ? : No
Postcode : EH14
11 May 2021
People found this helpful3
Anybody there? I've come to Braemore by accident as my original agency was bought up by Braemore. And that's when the trouble started.... Information is only sporadically passed on. It's impossible to get hold of someone via phone. Emails are not answered, even when there are... Read Full Review
Comments (2)Was this helpful?:
By : \'frustrated\'
14 May 2021@Julia your experience mirrors mine. I am also changing to a new agent after very disappointing response rate and complete lack of...
I agree with all the shocking ...
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1 Star Review
By : 'Pp'
Services : Letting( As a Owner )
Would you recommend ? : No
Postcode : EH9
8 May 2021
People found this helpful0
I agree with all the shocking reviews. I was treated the same. I was with Alba fir years then back in 2019 the service was terrible. When tenants left they were charging for cleaning and repairs which were not being carried out. Check in reports were wrong and inaccurate. There was no apology... Read Full Review
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Property ...
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5 Star Review
By : 'Alan'
Services : Letting( Property Management )
Would you recommend ? : Yes
Postcode : EH10
1 Mar 2021
People found this helpful0
As an overseas Landlord (at the other end of the world) it is great to have confidence that your agent is taking care of your property and tenant. I have found Michael to both responsive and considerate in reaching the high level of management I have come to expect as a Landlord who has been with... Read Full Review
Comments on Agent Fees
Reasonable for service being provided
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My partner and I are ...
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5 Star Review
By : 'Paul'
Services : Letting( As a Tenant )
Rent PCM : £695
Would you recommend ? : Yes
Postcode : EH11
27 Feb 2021
People found this helpful0
My partner and I are currently securing a lease with Braemore and have thus far found the whole process to be simple and friendly. I enquired about the property and within 24 hours, had two possible viewing dates. I met Paul Davis on site and was welcomed in a both professional and friendly... Read Full Review
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Mice ...
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2 Star Review
By : 'Libby'
Services : Letting( As a Tenant )
Rent PCM : £795
Would you recommend ? : No
Postcode : EH6
24 Dec 2020
People found this helpful0
We have a mouse infestation, and were told that because of the time of year, no pest control would be available until January. * told me that there is no such thing as emergency pest control, which I'm not sure is true. He also refuted that mice are a health hazard because "we're... Read Full Review
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Shockingly unprofessional and ...
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1 Star Review
By : 'Ivana'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : KY12
4 Nov 2020
People found this helpful1
Little adjustment of my original review left a year ago let's say...Now that tenancy experience is over I must share it with anyone interested to rent out with this agency. Even though this story may not come as a surprise to some of you but I was actually super disappointed and came to an... Read Full Review
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Fergus was an incompetent and ...
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1 Star Review
By : 'Luke'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : EH5
13 Jun 2020
People found this helpful0
* incompetent and rude property manager who we paid to make our lives worse. Here is just a flavour of our experience: - When moving in, we had an array of problems with the flat. We focused our attention on requesting that the broken table was removed. We contacted him 13 times over 3 months... Read Full Review
Comments (0)Was this helpful?:
Braemore have let our ...
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5 Star Review
By : 'Neil'
Services : Letting( As a Owner )
Rent PCM : £725
Would you recommend ? : Yes
Postcode : EH7
29 May 2020
People found this helpful3
Braemore have let our property for many years efficiently and covered just what we needed at a competitive rate. When it was time to sell they marketed the property excellently and managed the process in a timely... Read Full Review
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Bad Lettings agency and ** ...
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1 Star Review
By : 'Lucy'
Services : Letting( As a Tenant )
Rent PCM : £3000
Would you recommend ? : No
Postcode : EH3
25 May 2020
People found this helpful2
Also had an appalling experience with this particular agency and property manager. Disgusted with the way he handled a significant problem at the beginning of the tenancy. Rude, passive aggressive tone for no reason at all; he won't take responsibility or help out - always looking to blame... Read Full Review
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Braemore provides a quality ...
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5 Star Review
By : 'Neil'
Services : Letting( As a Owner )
Rent PCM : £940
Would you recommend ? : No
Postcode : EH12
30 Apr 2020
People found this helpful0
I have been letting my own home with Braemore for the past 12 years and in that time there have been no issues of concern - only 3 marketings and great tenants have been quickly found. The remarkable thing is that with Braemore Lettings - through their pervasive professionalism and dedicated... Read Full Review
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Fergus was useless and rude. ...
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1 Star Review
By : 'James'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : EH3
6 Apr 2020
People found this helpful4
Fergus was useless and rude. The worst property manager in my 7 years of renting. Do not go with Braemore if at all... Read Full Review
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They may call themselves that ...
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1 Star Review
By : 'Ben'
Services : Letting( As a Owner )
Rent PCM : £925
Would you recommend ? : No
Postcode : EH7
30 Mar 2020
People found this helpful0
They may call themselves that but they couldn't let my flat for love nor money. Finally got rid of them and the new agent had a choice of two suitable tenants for me within one week. That was two and a half years ago and they still there. Not had any problems with them at all. Whereas... Read Full Review
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Kindly note that legally, letting agents need to publish information about their tenancy fees, government-approved redress schemes and client money protection schemes on their website and on third party websites (on which agents are listed). For properties to lease/rent in England, agents need to keep this information up to date and precise on allAgents or specify within the property description.
Complaints Procedure
Braemore are committed to providing a professional service to all our landlords and tenants. When something goes wrong, we need you to tell us about it. This will help us to improve our standards. If you have a complaint, please put it in writing, including as much detail as possible.
If you have a complaint about our service, or about the service of a contractor or third party who we have instructed to provide goods or services in relation to a property owned by or occupied by you, please write down the details of your complaint and send it to:
Braemore, Orchard Brae House, Level 2, 30 Queensferry Road, Edinburgh, EH4 2HS or email:- info@braemore.co.uk, alternatively you can:
Fill in a complaints form
Braemore will respond in line with the timeframes set out below (if you feel we have not sought to address your complaints within eight weeks, you may be able to refer your complaint to the Property Ombudsman to consider without our final viewpoint on the matter).
What will happen next?
We will send you an email acknowledging receipt of your complaint within 3 working days of receiving it.
We will then investigate your complaint. This will normally be dealt with by the line manager who will review your file and speak to the member of staff who dealt with you. A formal written email outcome of our investigation will be sent to you within 15 working days of sending the acknowledgment email.
If at this stage, you are still not satisfied, you should contact us again and we will arrange for a separate review to take place by a senior member of staff.
We will email you within 15 working days of receiving your request for a review, confirming our final position on your complaint and explaining our reasons.
You may apply to the First-tier Tribunal for Scotland (Housing & Property Chamber) if we have breached the Scottish Letting Agent Code of Practice and you remain dissatisfied once the above steps have been exhausted, or if we do not process your complaint within a reasonable timescale. You can contact the Housing & Property Chamber at: -
4th floor, 1 Atlantic Quay, 45 Robertson Street, Glasgow, G2 8JB, Telephone: 0141 3025900. Details can be found at https:\/\/www.housingandpropertychamber.scot
Braemore is registered with the Scottish Letting Agent Register (registration number 22174) and is required to adhere to the Scottish Letting Agent Code of Practice which can be found at http:\/\/www.legislation.gov.uk\/ssi\/2016\/133\/schedule\/made.
In accordance with the code we will retain (in electronic or paper form) all correspondence abut a complaint for five years.
Braemore is also a member of the Council of Letting Agents (www.counciloflettingagents.com) and you may invoke their complaints procedure if you remain dissatisfied once the above steps have been exhausted, or if we do not process your complaint within a reasonable timescale.
Braemore is a member of ARLA Propertymark (www.propertymark.co.uk) and you may invoke their complaints procedure if you remain dissatisfied once the above steps have been exhausted, or if we do not process your complaint within a reasonable timescale.
Braemore is also a member of The Property Ombudsman and you may request an independent review once the above steps have been exhausted, or if we do not process your complaint within a reasonable timescale.
You can contact The Property Ombudsman Ltd at:-
Milford House, 43-45 Milford Street, Salisbury, Wiltshire, SP1 2BP, telephone: 01722 333 306. Details can be found at www.tpos.co.uk
Please note the following:- You will need to submit your complaint to The Property Ombudsman within 12 months of receiving our final viewpoint letter, including any evidence to support your case.
The Property Ombudsman requires that all complaints are addressed through this in-house complaints procedure, before being submitted for an independent review.
Last updated at 10/31/2017, 8:39:24 AM by allAgents
