Hi Mountie - I am bound to wonder what you have been doing travelling 5,000Km in 3 weeks. Sounds to me like you haven't done your homework properly - such a mad dash around is not necessary. Some of what you say is true - there are many bad 'agents' out there but I remind you again - just because someone says that they are an 'agent' doesn't mean they are. Your ex-milkman had either passed his estate agency exams or not and was thus licensed or not. There is no halfway house. Ask for their registration number at the chamber of commerce and check it out. That's a start and will eliminate a lot - especially foreigners who settle in Italy and think they can sell houses just because they can build websites. Then choose someone with a track record - there are plenty of them! And if they are based outside Italy check their professional credentials in their home country. Yes, there are some nasties in the business but it would be unfair to claim that all in the business are unworthy.There are some pretty unpleasant and thoroughly dishonest buyers around too!