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The buyer can either keep pressing for the seller’s appraisal or pay for independent evidence, and neither option is especially comfortable before an offer. I understand why the withheld report attracts attention, but making it the centre of the negotiation gives that document more authority...

A compact way to manage that uncertainty is to keep four separate lists: documents outstanding, money required, property issues and moving tasks. Mixing them into one long checklist makes a minor packing job look equivalent to an unresolved item needed for completion.

Save the date when you capture each advertised price. Listings can change, disappear or return, and without dates you may later compare observations from different market moments as though they were simultaneous.

One missing fact is the contract structure. Does the cheaper proposal restrict you differently or charge for photography and other work if the studio does not sell? Also ask every agent to describe the offer process in sequence: buyer qualification, written presentation to you, negotiation, and...

Start by making the fee basis comparable: same expected sale price, clear tax treatment, and a list of included and separately charged work. Then ask who answers enquiries, who conducts viewings and who takes over once an offer arrives. “Full service” means little if the named agent disappears...