Terms and conditions

These terms govern your purchase of property research from us. Please read them before you buy — by completing a purchase you agree to them.

Last updated: 2 September 2026

1. Who we are

This site is operated by Mike Massey Limited trading as The Property Sourcer ("we", "us", "our"), a company registered in England and Wales, company number 17414254, whose registered address is 4 St Thomas Street, Sunderland, United Kingdom, SR1 1NW.

You can contact us at info@thepropertysourcer.co.uk or on 07470 140022.

2. What we sell

We sell written research reports about individual residential properties that are already being publicly marketed for sale by third-party estate agents.

Each report contains our own research and analysis, together with the address of the property it concerns. The report is the product; the address is part of its contents.

3. How we produce our reports

We research properties on our own initiative and for our own catalogue. We review publicly available listings across the areas we cover, analyse the ones we consider worth writing up, and publish those reports for sale on this site.

We do this before any customer exists for a given report, and independently of anyone's requirements. We are not instructed or engaged by any buyer, seller, agent or other person, and we do not act for any of them.

4. What we do not do

For the avoidance of doubt, we do not:

• take instructions from you, or search for properties to your requirements or criteria;
• act for, or on behalf of, you, any seller, or any estate agent;
• introduce you to any seller or agent, or contact them on your behalf;
• market, advertise or offer any property for sale;
• negotiate, make offers, or take any part in any purchase;
• reserve, hold or secure any property for you;
• handle any money relating to a property purchase; or
• give financial, investment, tax, legal, valuation or survey advice.

Nothing on this site or in anything we send you should be treated as advice of any kind. If you want advice on whether a property purchase suits your circumstances, speak to an appropriately qualified adviser.

5. What you receive

When you buy a report you receive, by email and immediately on payment:

• the report itself, containing our written analysis of the property's condition, likely works and rental position;
• the address of the property;
• the figures we hold for it — the advertised asking price, our estimated rent, and the projected gross yield calculated from them;
• a link to the publicly available estate agent listing for the property; and
• any supporting material we hold and are entitled to share.

What you do with the report afterwards is entirely a matter for you. If you decide to pursue the property, you deal with the agent and seller directly, and instruct your own solicitor and surveyor.

6. Placing an order

Adding a report to your basket is not an order. Your order is placed when you complete payment, and a contract is formed between us when we send you the report. If we cannot supply a report for any reason, we will refund you in full and no contract is formed.

Each report is sold to one customer only, and is withdrawn from sale once purchased. While you are completing checkout, it is held for you for a short period; if you do not complete, it may be released for sale again.

7. Price and payment

The fee for each report is shown before you add it to your basket and again at checkout. Prices are in pounds sterling and include VAT where applicable.

Payment is taken by card through Stripe. We do not receive or store your card details. Your order is not complete, and the report is not released, until payment has been confirmed.

8. Your right to cancel, and why it ends immediately

You normally have 14 days to cancel a distance contract for digital content. Because the report is supplied to you immediately on payment:

• you are asked at checkout to expressly consent to us supplying it straight away; and
• you are asked to acknowledge that you will lose your right to cancel once we have done so.

If you do not want to give that consent, do not complete the purchase — contact us instead and we will explain your options.

This does not affect your legal rights if what we supply is not as described, or is not prepared with reasonable care and skill.

9. Refunds

We will refund your fee in full if:

• the property the report concerns was already sold, under offer or withdrawn from the market at the time you purchased, and we had not identified this;
• we cannot supply the report for any reason; or
• the report is materially wrong — for example, the address is incorrect.

We check every published report daily against our data sources and withdraw any whose property is shown as sold or under offer. No data source is instantaneous, so a property's status can change between our check and your purchase; that is the situation the refund above is for. Contact us and we will deal with it promptly.

We do not refund because you have changed your mind, because an offer you made was not accepted, because you were outbid, because a survey reveals work you did not expect, or because the property did not achieve the projected rent or yield. Those are ordinary risks of buying property. The fee pays for the research, not for any outcome.

10. Our figures and reports

Everything we publish is prepared in good faith from sources we consider reliable, including the estate agent's listing, Land Registry sold price data and local rental market data. However:

• Rents are estimates, not guarantees, and the rent actually achievable may be higher or lower.
• Yields are projections, calculated as annual estimated rent divided by the advertised asking price, assuming a cash purchase with no void periods and excluding purchase costs, running costs, management, maintenance and taxes. Your actual return will differ, and will normally be lower.
• Our report is not a survey, valuation or structural assessment. It is our written opinion based on the agent's listing, published data and our own analysis. It cannot identify defects that are not visible in a listing.
• Asking prices, availability and property details are set by the seller and their agent, and can change without notice.

You must carry out your own due diligence before committing to any purchase, including your own survey, your own legal advice and your own rental appraisal. We strongly recommend you view any property before offering on it.

11. Our liability to you

We do not exclude or limit our liability where it would be unlawful to do so. That includes liability for death or personal injury caused by our negligence, for fraud or fraudulent misrepresentation, and for breach of your statutory rights as a consumer, including the right to services carried out with reasonable care and skill.

Subject to that, and because the fee you pay is small relative to the value of any property purchase:

• our total liability to you in connection with any report is limited to the fee you paid for that report; and
• we are not liable for losses arising from your decision to buy or not buy a property, including the price you pay, rent you do or do not achieve, the cost of works, or any loss of profit or opportunity.

If you are buying in the course of a business, we are not liable for business losses.

12. What you may do with the report

The report is licensed to you for your own use. You may not resell, republish or systematically share it, or pass it to another business that sells property research or sourcing services.

Our reports and written content remain our intellectual property. The agent's listing content remains theirs.

Download links in your order are personal to you. Please do not share them.

13. Deal alerts

If you subscribe to alerts, we email you when new reports are published. You confirm your address before we send anything, and every email contains a one-click unsubscribe. Alerts are a convenience, not a promise that any particular report will be published or still be available when you look.

14. Your information

We handle your personal information as described in our privacy policy.

15. Complaints

If something has gone wrong, please contact us at info@thepropertysourcer.co.uk or on 07470 140022. We aim to acknowledge complaints within 3 working days and to resolve them within 15 working days.

[Escalation route to be inserted if applicable — see section 16.]

16. Changes to these terms

We may update these terms. The version that applies to your purchase is the one published when you place your order, so please read them each time you buy.

17. Governing law

These terms are governed by the law of England and Wales, and disputes may be brought in the courts of England and Wales. If you live in Scotland or Northern Ireland, you may also bring proceedings in your own courts.

Nothing in these terms affects your statutory rights as a consumer.