but you are not putting the record straight you,re saying that every estate agent who has qualifications or is covered by a governing body should be trusted this is most definately not!!!!! the case as i said before regarding disclaimers the people these estate agents subtley reccommend e.g. financial advisors ,geometras, solicitors, builders to name but a few of the many they hold no responsibility for and the people who are led!!!!! to believe that because they,ve been told these people are o..k. are in many cases especially where the estate ageny is a big concern totally unaware that they have no redress. in my own experience read my post regarding the geometra reccommended by h.a.i. it was only because i am a builder that i actually laughed out loud at both his prices and his suggestions for damproofing .the translator also employed by h.a.i. looked offended and told me that a retaining wall/part of the kitchen which was soaking wet could be cured by some cement on the driveway as quote"things were different in italy"