House gone sale agreed, highest bidder not alerted

could be plenty of reasons. In reality the vendor can sell to whom ever they like and the EA should be working under instruction from them.

Just because you have put in the highest bid at that time does not mean that you were the highest bidder. The fact that you are chipping in at €1k intervals - good chance the other bidder offered an extra €10k and said offer only stands if you accept it now - as in pointless in doing the over and back for €1k increments.

I’d also suggest phoning the agent rather than relying on communicating through email, especially if things are moving quickly.

Should have been phoning them with offers and then following up by email imo, then you'd be sure everyone is on the same page. I was certainly on the phone to EAs a lot when we were buying.

Hi.

i always say know your rights. there is a code of practice for estate agents managed by the PSRA

Principles of the Code of Practice

1.Act Professionally

2.Honesty

3.Integrity

4 Confidentiality

5 Effective and Open Communication

6 Professional Development

So if the agents does come back to you and tells you what the decision was based on - then you have no grounds for complaint. There is nothing in your situation that indicates the agent was doing anything wrong, yet.

if they blanked you or refused to engage then you could make a complaint based on point 5. It will not get you the house, but if an agent falls short of the conduct expected you should report them.

Sounds like a poor agent but there’s not much you can do about that.

Vendor can choose to sell it to whoever then want, doesn’t have to be the highest bidder. Going in “all guns blazing” won’t change much IMO. If the vendor is happy, the best you’ll get from the agent is an apology, and I’ve a feeling that won’t help you much

I dunno, I would have always thought an agent had to revert to you if you're the highest bidder to give you a chance to come back again. I mean that's what the whole concept of bidding is surely.

Fair enough if there's some other reason they want to take the other bid but at least communicate that to you.

The vendor might have had a preferred buyer but put it on the market to push the price up. The preferred buyer might be a friend, relation or someone from the area. Some people have emotional attachments to property so decisions are not always rational.

I was talking in general and responding to the post that said they have to inform you.

They can do what they like effectively

not that unusually.

Circumstances of each bidder can be relevant.

Are you a cash buyer?

Are you in a chain of selling your current house?

Are you buying to reside in it or looking to buy as an investment property?

I won't really consider someone who was only going up in 1k increments. Because I then expect them to try to start negotiating discounts later based on the smallest things. Trying to drive the price down later.

That obviously only applies if only one of the parties are increasing in 1k amounts.