Terms and Conditions

Website Terms and Conditions

Last updated: 6 September 2026

These terms and conditions govern your use of the Eleven Eleven Estate Agents website. By accessing or using this website, you agree to these terms.

If you do not agree with them, please stop using the website.

1. About us

This website is operated by:

Legal business name: [INSERT LEGAL COMPANY NAME]
Trading name: Eleven Eleven Estate Agents
Correspondence address: [INSERT BUSINESS ADDRESS]
Email: [INSERT CONTACT EMAIL]
Telephone: [INSERT TELEPHONE NUMBER]
Company number: [INSERT COMPANY NUMBER, IF APPLICABLE]
Property redress scheme: [INSERT SCHEME AND MEMBERSHIP NUMBER]

In these terms, “Eleven Eleven,” “we,” “us” and “our” refer to Eleven Eleven Estate Agents.

2. About these terms

These terms apply only to your use of our website.

They do not form an estate agency agreement, selling agreement, purchasing agreement, investment agreement or contract for professional services.

If you instruct us to sell or market a property, introduce a buyer or investor, arrange an assisted sale or provide another property-related service, separate written terms will apply. If there is any conflict between these website terms and a signed service agreement, the signed agreement will take priority in relation to that service.

Our Privacy Policy explains how we collect and use personal information.

3. Website information

We take reasonable care to ensure the information published on this website is accurate and up to date. However, website content is provided for general information only.

Nothing on this website constitutes legal, financial, mortgage, tax, surveying, investment or other professional advice. You should obtain advice from an appropriately qualified professional before making decisions based on information found on this website.

We may change, remove, correct or update website content at any time without notice.

4. Property particulars and advertisements

Property particulars, photographs, floor plans, measurements, descriptions, prices and other marketing information are intended as a general guide only.

Although we take reasonable steps to ensure property information is accurate:

● Information may have been supplied by a seller, owner, surveyor or another third party;

● Photographs may not show every part of a property or its current condition;

● Measurements and floor plans are approximate;

● Descriptions of boundaries, access rights, parking, services, fixtures and fittings should be independently verified;

● Photographs may have been taken using wide-angle equipment or under different seasonal conditions;

● Prices and availability may change or properties may be withdrawn without notice; and

● No property description should be treated as a statement of fact or relied upon without further investigation.

Prospective buyers should inspect the property, review the Home Report where applicable, raise appropriate enquiries through their solicitor and obtain any necessary survey, valuation or specialist report.

We will not knowingly conceal or misrepresent material information about a property.

Nothing contained in property particulars forms part of an offer, contract or warranty unless expressly confirmed in a legally binding written agreement.

5. Valuations and appraisals

Any market appraisal provided through or following an enquiry on this website is an opinion of a property’s potential market value at a particular time. It is not a formal survey, mortgage valuation, structural report or guarantee of the price that will ultimately be achieved.

Market conditions, property condition, Home Report findings, legal issues, buyer demand and other factors may affect a property’s value and saleability.

Unless expressly agreed otherwise in writing, our appraisals should not be relied upon for lending, taxation, insurance, court proceedings, matrimonial matters, probate or other formal purposes.

Requesting an appraisal through this website does not oblige you to instruct us and does not create an estate agency contract.

6. Property enquiries and viewings

Submitting an enquiry or viewing request does not guarantee that a property remains available or that a viewing will be offered.

Viewings are subject to the seller’s instructions, property availability and any conditions communicated to you.

Visitors must behave respectfully, follow reasonable safety instructions and avoid damaging or interfering with the property or its contents. Children and other accompanying persons remain the responsibility of the person arranging the viewing.

You should notify us in advance of any accessibility requirements where reasonably possible.

7. Offers and property transactions in Scotland

Any note of interest or offer submitted through us is subject to the seller’s instructions and must normally be handled formally through the appropriate Scottish legal process.

An advertised price is not necessarily the price the seller will accept. The seller is not obliged to accept the highest offer or any offer received.

An offer, verbal agreement, email, message or indication that an offer may be acceptable does not normally create a legally binding contract for the sale of heritable property in Scotland. Buyers and sellers should take advice from their own solicitor. A binding contract is generally created only when missives are formally concluded.

We do not provide conveyancing or legal advice.

8. Our selling strategies

Eleven Eleven may offer or discuss different selling routes, including:

● Traditional open-market sales;

● Discreet or off-market sales;

● Introductions to investors or other prospective buyers;

● Assisted-sale arrangements; and

● Direct-purchase options.

Not every option will be available or suitable for every property or seller.

The commercial terms, fees, risks, responsibilities and timescales connected with a particular strategy will be explained separately before you enter into an agreement.

Where Eleven Eleven, an associated business or a connected party may have a financial interest in a proposed transaction, that interest will be disclosed where required. You should obtain independent legal and financial advice before entering into any non-standard property arrangement.

Nothing on this website guarantees that we, an investor or another party will purchase, sell, finance or otherwise transact in relation to a property.

9. Buyers and investors

Information supplied to buyers or investors is provided in good faith but should not replace independent due diligence.

You are responsible for assessing:

● A property’s value, condition and suitability;

● Refurbishment costs and timescales;

● Rental demand and achievable rent;

● Finance availability and borrowing costs;

● Taxation and legal consequences;

● Planning, licensing and regulatory requirements;

● Investment returns, yields and exit strategies; and

● Any other commercial or financial risk.

Any figures, projections, comparable evidence, estimated returns or examples are illustrative unless expressly confirmed otherwise. Property values and investment returns can fall as well as rise, and past performance does not guarantee future results.

We are not financial advisers, mortgage advisers, tax advisers, solicitors or chartered surveyors unless expressly stated otherwise.

10. No guarantee of outcome

We will provide our services with reasonable care and skill where you formally instruct us, but we cannot guarantee:

● That a property will sell;

● The price a property will achieve;

● That a transaction will complete within a particular timescale;

● That a buyer, seller or investor will proceed;

● That finance will be approved;

● That a property will achieve a particular rental income or investment return; or

● That a transaction will not be affected by matters outside our reasonable control.

Specific service commitments will be set out in the written agreement applicable to your instruction.

11. Website forms and communications

You must ensure that information submitted through our website is accurate, current and not misleading.

Submitting a website form does not create a contract and does not require us to accept an instruction, arrange a viewing, provide a valuation or respond within a particular period.

Email and online communications may not always be secure, uninterrupted or received immediately. If a matter is urgent or time-sensitive, you should contact us by telephone and confirm receipt.

We may retain communications in accordance with our Privacy Policy and legal obligations.

12. Acceptable use

You must not:

● Use the website for any unlawful, fraudulent or abusive purpose;

● Submit false, misleading or unauthorised information;

● Impersonate another person or misrepresent your authority;

● Attempt to gain unauthorised access to the website or its systems;

● Introduce viruses, malware or other harmful technology;

● Scrape, harvest or systematically extract website content or personal information;

● Interfere with the operation, security or availability of the website;

● Use website content to create misleading property advertisements; or

● Reproduce or commercially exploit our content without permission.

We may restrict or block access where we reasonably believe these terms have been breached.

13. Intellectual property

Unless otherwise stated, the content and design of this website—including our branding, logo, written copy, photographs, graphics and marketing materials—belongs to Eleven Eleven Estate Agents or is used under licence.

You may view and print website content for your personal, non-commercial use.

You must not copy, modify, republish, distribute, sell, license or commercially exploit our content without prior written permission.

Property photographs and particulars must not be reused to advertise, market or misrepresent a property without permission.

“Eleven Eleven Estate Agents” and associated branding may not be used in a way that suggests endorsement, partnership or affiliation without our written consent.

14. Third-party websites and services

Our website may include links to property portals, social media platforms, mapping services, professional advisers and other third-party websites.

These links are provided for convenience and do not necessarily constitute an endorsement. We do not control third-party websites and are not responsible for their availability, security, content, accuracy or privacy practices.

You access third-party services at your own risk and subject to their terms.

15. Website availability

We aim to keep the website available and functioning properly, but we do not guarantee continuous or uninterrupted access.

We may suspend, withdraw, update or restrict any part of the website for maintenance, security, operational or commercial reasons.

We are not responsible for loss caused solely by temporary website unavailability, technical faults or circumstances outside our reasonable control.

16. Limitation of liability

Nothing in these terms excludes or limits liability where doing so would be unlawful, including liability for:

● Death or personal injury caused by negligence;

● Fraud or fraudulent misrepresentation; or

● Any other liability that cannot legally be excluded.

Subject to the above, we are not responsible for losses arising from:

● Reliance on general website content instead of obtaining appropriate professional advice;

● Inaccurate information supplied by a seller, owner, buyer or other third party;

● Decisions made without independent legal, financial, tax, surveying or property advice;

● The acts or omissions of third-party websites or service providers;

● Events outside our reasonable control; or

● Business losses suffered by someone using the website for commercial or investment purposes, including loss of profit, revenue, opportunity or anticipated savings.

Nothing in these terms affects a consumer’s statutory rights or limits any duty we owe under applicable estate agency or consumer-protection law.

17. Consumer rights and cancellation

If you enter into a separate contract with us for estate agency or other services, your payment obligations and any cancellation rights will be explained in that agreement.

Where a consumer contract is entered into at a distance or away from our business premises, you may have a statutory 14-day cancellation period. If you ask us to begin providing services during that period, you may be required to pay a proportionate amount for work completed before cancellation.

These website terms do not replace the cancellation notice or other information that we may be legally required to provide when you instruct us.

18. Privacy and cookies

Our collection and use of personal information are explained in our Privacy Policy.

Our website uses necessary cookies and may use optional analytics or marketing cookies. Further information is available through our cookie notice and preference controls.

19. Complaints

If you are unhappy with our service, please contact us first so we can try to resolve the matter.

Complaints contact: [INSERT NAME OR JOB TITLE]
Email: [INSERT COMPLAINTS EMAIL]
Address: [INSERT BUSINESS ADDRESS]

If we cannot resolve your complaint through our internal complaints procedure, you may be entitled to refer it to our approved property redress scheme:

Redress scheme: [INSERT SCHEME NAME]
Membership number: [INSERT MEMBERSHIP NUMBER]
Website: [INSERT SCHEME WEBSITE]

Any referral will be subject to the scheme’s eligibility rules and time limits.

20. Changes to these terms

We may update these terms to reflect changes to our website, services, business practices or legal obligations.

The latest version will be published on this page with its updated date. Continued use of the website after an update means the revised terms apply to your subsequent use.

21. Severability

If any provision of these terms is found to be invalid, unlawful or unenforceable, the remaining provisions will continue to apply.

22. No waiver

If we delay or fail to enforce any provision of these terms, this does not waive our right to enforce it later.

23. Governing law and jurisdiction

These terms and any dispute arising from the use of this website are governed by Scots law.

The Scottish courts will have jurisdiction, except where applicable consumer law allows you to bring proceedings in another part of the United Kingdom.

24. Contact us

Questions about these terms can be sent to:

Eleven Eleven Estate Agents
[INSERT LEGAL COMPANY NAME]
[INSERT BUSINESS ADDRESS]
[INSERT CONTACT EMAIL]
[INSERT TELEPHONE NUMBER]