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Horsforth, LS18
2/5, 30 Reviews
24% Recommended
0% sales valuation accuracy
33% letting valuation accuracy
33% sales fee satisfaction
33% letting fee satisfaction
"I would strongly advise..."
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1 Star Review
By : 'Tom'
Services :
Would you recommend ? : No
21 Aug 2012
People found this helpful9
I would strongly advise against letting through Linley and Simpson. In fact, I would not wish our experience on anybody. In summary, Linley and Simpson: Are poorly organised Demand viewings without your presence Try to ignore your legal rights Bully tenants with false suggestions of legal action for not allowing a viewing Insinuate you are upto something if you won't allow a viewing Seem to think your deposit is fair game Tell you they have returned your deposit, when they have not Completely ignore any concerns you might raise Make no mistake, the moment you give notice to end your tenancy, you become a nothing to them. They will view you with contempt if you some much as question what they are doing. Not convinced? Read on... Throughout our tenancy, they have been fairly inept, but the real problems came when we gave notice to leave. I dared to ask to be present whenever potential tenants came to view my home. I made myself available almost every day of the week. I made arrangements to get home from work early to facilitate this, but it was not enough. One day I received an answer phone message, from the branch manager, stating that a viewing would go ahead, while I was at work, whether I liked it or not. I called back to explain this was not acceptable, but was not prepared for the response I received! I was told that the viewing was not negotiable, despite explaining my right to "quiet enjoyment". The manager then accused me of not wanting the property to be let (despite me making myself available almost every day). Next the manager actually tried to suggest that I might be taken to court, by the Landlord, for loss of rental earnings if a Tenant was not found! He then claimed I wasn't allowing viewing without being present because quote "I had something to hide". How incredibly offensive! The manager only backed down when I threatened to take measures to prevent their access. This is something I never thought I would have to do! Anyway, a tenant was found a few days later and all went quiet...until checkout. Myself and my partner spent 3 full days off work cleaning the house from top to bottom. We left the house in a far cleaner state than it was at the start of the tenancy. Despite this we were told that they would be getting quotes for a professional clean. 2 days later I visited the property to find major building and decorating work taking place. There was dust, paint, tools, rubbish etc everywhere! I informed L&S of this and they didn't even have the decency to acknowledge my concerns. All they have did was tell me they had received quotes for £120 for cleaning (after the decorators had been in!). They advised I would have to raise a dispute with the TDS if I wanted my money back. They told me they had returned the balance of my deposit fee to bank account. 1 week later and my money has not been returned and the bank say there is no trace of any incoming transaction from them. Needless to say this has now gone to dispute.
What agent could do to change your mind?
Quite simply, not created the issues outlined above.
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By : Horsforth Linley and Simpson
15 Feb 2013Hi Tom, Thanks for your comments. I did fully out line our position and that which was signed to during your tenancy in relation to regarding access for viewings. It was disappointing that you were not able to accommodate our requests to conduct views, despite advising that we would be fully flexible around the times that you could be present, and even offering as the branch manager to conduct the viewings myself so that you could be satisfied that there was no risk to your property. It is true that in some extreme cases landlord have pursued tenants for compensation for void periods caused by not permitting access as it could constitute a breach of the agreement. I need not list the things which the landlord needed to be compensated for, though I can state the property was not left clean and there were several issues that needed resolution. We do advise all tenants of what we expect to be done at the end of the tenancy, and even offer a pre check out inspection (at no charge to the tenant) where we visit the property several days before the end of the tenancy and advise what work needs to be done so that we can return the deposit in full. Had you have not “taken measures†or been threatening regarding access then we would have been able to do this for you. Many thanks
By : Tom
10 Jun 2013I feel I must respond to your comment on the following points: 1) Why has it taken you until 6 months after my initial review to reply? No doubt this results in the vast majority of reviewers being unaware of your response and therefore unable to dispute any points you make. I'll be honest, I only came to see if you had replied so late out of boredom. 2) You were not flexible about viewing when I was present. You told me of a time and day the viewing was happening and that I had no say on the matter. I however, made myself available for a number of viewings at your request. On a few occasions this involved me canceling meetings and returing early from work. Infact the the aforementioned viewing was the only viewing that I didn't agree to. 3) Re: Landlords succeeding in persuing tenants for voids caused by lack of access - please provide evidence. I'm sorry I simply don't believe you and doubt anyone does. 4) We both know that my deposit was returned in full by order of the Tenancy Deposit Scheme. Its just a shame that you had to be ordered to do the right thing. Just so anyone else reading this knows - The tenancy ended in July and it took until October to have my deposit returned in full. 5) Precheckout inspection. This is a fantastic idea. Either it wasn't introduced until after my tenancy or it wasn't well advertised. My checkout instructions (which I still have for some reason) make no mention of it. I would have jumped at this opportunity. Please do make sure future tenants are aware of it. 6) Please don't suggest that I was in any way threatening. We both know that is not true and it's offensive. The very most I did was hint I might change the locks if you didn't stop insisting on entering my home, without my permission, while I was at work. I mean honestly - how exactly could I be a threat if I had already told you I would not be there? What I did do is take in 3 sets of potential viewers, who you left waiting in the rain for over 20 minutes and offer them a cup of tea. You didn't mention that, did you? Or that I courteously phoned your office and passed on your appologies while they waited for your agent to arrive? Or that I gave you agent a drink on their arrival because I sympathised that they had been rushing about? Yet you have the audacity to accuse me of being inflexible and threatening?
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Performance Statistics
| Services | Valuation | Fees | Min Price of property reviewed | Max Price of property reviewed |
|---|---|---|---|---|
| Sales | 0.00% | 33% | £0 | £0 |
| Lettings | 33% | 33% | £525 | £1,550 |
Address
Linley & Simpson
12 Station Road, Horsforth, West Yorkshire
LS18 5NR
0113 2390663
Services offered
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- Lettings
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Linley & Simpson Branches (View All 19)
Avoid ...
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1 Star Review
By : 'Amanda'
Services : Letting( As a Tenant )
Would you recommend ? : No
24 Apr 2025
People found this helpful
If I could give less than one star I… If I could give less than one star I would . It has been my misfortune to rent through Linley Simpson horsforth twice . They knowingly left myself and 4 children without any form of heating 8 months . Then at the end of our tenancy refused to my deposit... Read Full Review
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Terrible and you should avoid ...
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1 Star Review
By : 'Olivia'
Services : Letting( As a Tenant )
Rent PCM : £1550
Would you recommend ? : No
Postcode : LS2
23 Jul 2024
People found this helpful0
Terrible and you should avoid at all costs. Truly awful experience and will never use them again and you shouldn’t... Read Full Review
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Linley and Simpson Horsforth ...
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1 Star Review
By : 'Gillian'
Services : Letting( As a Owner )
Rent PCM : £1500
Would you recommend ? : No
Postcode : LS16
16 Apr 2024
People found this helpful0
Linley and Simpson Horsforth may have some strengths, but property maintenance isn't one of them. They failed to conduct proper routine inspections and hence did not notice that the tenant had made alterations to the decor of my property without asking permission. I knew that he had changed ... Read Full Review
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Avoid! I have never met a ...
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1 Star Review
By : 'Disappointed'
Services : Letting( As a Owner )
Would you recommend ? : No
Postcode : LS19
13 Apr 2023
People found this helpful2
Avoid! I have never met a company with more contempt for their clients than this. Have decided to self manage after such bad experiences with them. Allowed tenants to go into arrears, don’t follow up on tenant damage, don’t report faults to landlord and give opportunity to... Read Full Review
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AVOID, AVOID.INCOMPETENT. ...
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1 Star Review
By : 'Clare'
Services : Letting( As a Owner )
Would you recommend ? : No
Postcode : LS19
18 Sept 2021
People found this helpful3
AVOID, AVOID. INCOMPETENT. Horsforth fully Managed property. Too many issues to list. Allowed tenants to damage property, did not record in Check Out report. I have disputed deposit return with deposit company and paid for my own surveyor to do Report of extensive damage. Deposit company... Read Full Review
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A poor experience as a ...
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2 Star Review
By : 'Ed'
Services : Letting( As a Owner )
Rent PCM : £750
Would you recommend ? : No
Postcode : LS16
4 Mar 2021
People found this helpful6
A poor experience as a landlord. Have opted to self-manage not because I have any desire to, but as a less stressful option than dealing with Linley's 'fully managed' service. Emails ignored frequently, bad internal comms (made more difficult because you rarely speak to the same... Read Full Review
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An extremely disinterested ...
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2 Star Review
By : 'Annoyed'
Services : Sales( Prospective Vendor/Buyer )
Would you recommend ? : No
Postcode : LS18
14 Dec 2017
People found this helpful6
An extremely disinterested branch of people. Having gone through the process of buying a house, they are by far the worst agents I've dealt with. Wouldn't move a feather to help a potential buyer or customer. I would NEVER choose or trust Linley and Simpson to sell a property of mine. The ... Read Full Review
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*Shocking customer ...
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1 Star Review
By : 'Annoyed'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : LS19
19 Sept 2016
People found this helpful11
*Shocking customer service *Very rude and intimidating staff, including Director Will Linley *Unable to deal with complaints or follow their own complaints procedure * Quick to resort to intimidating tactics including... Read Full Review
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I have found the tram here ...
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1 Star Review
By : 'Yeadon'
Services : Letting( As a Tenant )
Rent PCM : £525
Would you recommend ? : No
Postcode : LS19
17 Jun 2015
People found this helpful8
I have found the tram here very officious and unfriendly. My circumstances have changed due to a bereavement which means I no longer wish to reside in the property due to my husband dying in it. Linley and simpson have put every obstacle they could in my way and I feel have acted un professionally... Read Full Review
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Our property was fully ...
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4 Star Review
By : 'Robina'
Services : Letting( As a Owner )
Rent PCM : £1200
Would you recommend ? : Yes
Postcode : LS16
23 Sept 2014
People found this helpful1
Our property was fully managed by Linley and Simpson. Unfortunately we had a tenant that had rent arrears and left the property in a damaged and dirty condition. The property had been in very good condition and as landlords we were left with financial loss and faced with sorting out the mess and... Read Full Review
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THE WORST AGENCY I have ever ...
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1 Star Review
By : 'YSL'
Services : Letting( As a Tenant )
Rent PCM : £575
Would you recommend ? : No
Postcode : LS28
8 Aug 2014
People found this helpful3
THE WORST AGENCY I have ever seen. I live in Bournemouth and arranged the viewing for two properties being Broom Mills Road and Normington House. I phoned again to confirm as it was an 11-13 hour round trip, 650 miles on the road, and had to book a hotel to stay overnight. In the morning of the... Read Full Review
What agent could do to change your mind?
Please have a little more responsibility for the viewings you arrange and the promises you make. I have made a completely wasted journey involving more than £300 in losses, two days, 650 miles on the road and waste of time, effort and fuel due to your false and non-keeping viewing arrangements, which were \"confirmed\" two days before the date. I am very very disappointed and cannot think of the most suitable words (except abusive or foul language) to describe your services on the day.
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As a tenant I've had a number ...
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5 Star Review
By : 'Richard'
Services : Letting( As a Tenant )
Would you recommend ? : Yes
Postcode : LS14
30 Apr 2014
People found this helpful0
As a tenant I've had a number of dealings with Linley & Simpson and have found them to be polite, professional and very helpful, in particular Lea who has put a lot of time into sorting out the reference... Read Full Review
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DO NOT RENT FROM LINLEY AND ...
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1 Star Review
By : 'jonothan'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : LS12
8 Apr 2014
People found this helpful0
DO NOT RENT FROM LINLEY AND SIMPSON for further evidence please see my Facebook page @ Linley & Simpson # Amateurs I took out a tenancy of 12 month fixed contract from initial start I had problems...the house was covered in plaster dust, curtains and pole on floor, tbh a rite mess post... Read Full Review
What agent could do to change your mind?
all other agents at Linley and simpson have manners sometimes stay away from David mear, is rude and down rite annoying buts in when your talking and is so rude Rebecca taylor, is sarcastic lies about what needs to be cleaned when handing property back, Rebecca proposed I owed £70 after re meeting at the propertie I owed £30 vast difference
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I would not recommend this ...
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1 Star Review
By : 'SF'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : LS29
18 Feb 2014
People found this helpful2
I would not recommend this letting agents for several reasons. 1. The house I rented was in an appaling condition. Within 6 months there was mould all over the walls and damp moving up the walls. Much of my furniture and clothes had to be thrown away due to being covered in mould. 2. The heating ... Read Full Review
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Absolutley disgusted with ...
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1 Star Review
By : 'Mr'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : LS19
11 Dec 2013
People found this helpful2
Absolutley disgusted with this letting agent. I rented a moderately expensive property through them for three years and the service was terrible. The gas fires in the house did not work so I contacted the agent during the first winter, nothing was done, nobody came to have a look so the only source ... Read Full Review
What agent could do to change your mind?
The agent should have listened to my concerns and fixed the fires. To leave a tenant in the cold for three winters is unacceptable.
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XXX DO NOT RENT FROM LINLEY ...
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1 Star Review
By : 'UNHAPPYMUMMY'
Services : Letting( As a Tenant )
Would you recommend ? : No
Postcode : LS16
23 Jul 2013
People found this helpful2
XXX DO NOT RENT FROM LINLEY AND SIMPSON XXX BE WARNED XXX I am a single mother with a disabled daughter and I began renting a property through Linley and Simpson, Horsforth, with my now ex partner, a few years ago. We were very happy in the property at first but, as time went by it became... Read Full Review
Comments (1)Was this helpful?:
By : Horsforth Branch Manager
13 Aug 2013Dear tenant, We have spoken and worked closely regarding you tenancy in this property for the last 14 months. As advised we take all safety issues seriously and ensure that all properties rented out...
I have been a tenant with ...
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5 Star Review
By : 'MR'
Services : Letting( As a Tenant )
Would you recommend ? : Yes
Postcode : LS19
17 Feb 2013
People found this helpful0
I have been a tenant with linley & simpson for three years and have found the estate agents to be extrmely pleasent, and very helpfull if needed anything, They have always been polite to me on either the phone when ringing them, or in person when visiting the office. I couldnt ask for better... Read Full Review
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Rebecca Taylor is the best ...
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1 Star Review
By : 'wendy'
Services : Letting( As a Tenant )
Would you recommend ? : No
30 Oct 2012
People found this helpful9
Rebecca Taylor is the best thing about the office. The rest of the staff in the shop are rude, they do not reply to correspondence or telephone requests, the inventory is not worth the paper it is written on and there are many misprints on this legal document which are swept under the carpet. Gemma ... Read Full Review
Comments (1)Was this helpful?:
By : Horsforth Linley and Simpson
15 Feb 2013Hi Wendy, We have met and communicated frequently since your move in and I know that we have manged to resolve some (not all of the issues outstanding). As you are aware many are now pending with ...
I would strongly and I mean ...
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1 Star Review
By : 'Unhappy'
Services : Property Management
Would you recommend ? : No
24 Sept 2012
People found this helpful10
I would strongly and I mean STRONGLY, advise property owners against using Linley and Simpson (L&S) as property managers. These cowboys offered me nothing but false promises, fake smiles, and gross misconduct through out the three year period of which they managed my property. I feel aggrieved... Read Full Review
Comments (1)Was this helpful?:
By : Horsforth Linley and Simpson
5 Oct 2012Dear Reviewer, My name is Paul Mitchell and I am the branch manager at Horsforth. I believe you have tried to contact us via our website feedback form in relation to your complaint, but we have not ...
I would strongly advise ...
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1 Star Review
By : 'Tom'
Services : Letting( As a Tenant )
Would you recommend ? : No
21 Aug 2012
People found this helpful9
I would strongly advise against letting through Linley and Simpson. In fact, I would not wish our experience on anybody. In summary, Linley and Simpson: Are poorly organised Demand viewings without your presence Try to ignore your legal rights Bully tenants with false suggestions of legal... Read Full Review
What agent could do to change your mind?
Quite simply, not created the issues outlined above.
Comments (2)Was this helpful?:
By : Horsforth Linley and Simpson
15 Feb 2013Hi Tom, Thanks for your comments. I did fully out line our position and that which was signed to during your tenancy in relation to regarding access for viewings. It was disappointing that...
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Complaints Procedure
<pre><strong>Customer Complaints Handling<br /></strong><br /><strong>Procedure<br /></strong><br />Linley and Simpson aims to provide the highest standards of service to all its customers, but to ensure that your interests are safeguarded, we offer the following:<br /><br />- If you believe you have a grievance, please write in the first instance to the Branch Manager at the office where your problem originated. Managers’ names and contact details may be found on our website.<br /><br />- The grievance will be acknowledged within 3 working days, investigated thoroughly in accordance with established ‘in-house’ procedures and a reply sent to the complainant within 21 days of receipt of the letter.<br /><br />- If the complainant is dissatisfied with the initial outcome, he or she can appeal to the Company Directors.<br /><br />- Will Linley or Nick Simpson at 56 Street Lane, Roundhay, Leeds, LS8 2ET will@linleyandsimpson.co.uk or nick@linleyandsimpson.co.uk<br /><br />- If the complainant is still not satisfied, Linley and Simpson offers independent mediation between the complainant and the company via The Property Ombudsman for Lettings.</pre>
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Last updated at 6/14/2012, 8:30:44 AM by allAgents
