How Does Property Sourcing Work?

Thinking about investing in UK property but not sure where to start - or simply short on time? That’s exactly where a professional property sourcer comes in. Here’s a clear look at what sourcing is, how it works from first call to keys, and what good looks like (plus a few pitfalls to avoid).

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What a property sourcer actually does

‍A property sourcer finds and packages investment opportunities that fit an investor’s brief - typically including deal analysis, viewing and due diligence, negotiation, and introductions to conveyancers, brokers and letting/management. The sourcer’s edge is access & expertise: off-market leads, agent relationships, quick comparables, and the pattern-spotting that only comes from doing this all day, every day.

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The step-by-step sourcing process

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1) Investor brief & criteria (Discovery Call)

We define your goals together: Are you looking for cash flow, capital growth, or both? We'll clarify your budget, risk tolerance, timelines, and preferred strategies (e.g. BRR, HMO, flips – and if you’re not sure what these mean, see more information about them in another blog of ours here).  

If you have no idea – just tell us, and we will help you decide!

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2) Market scan & shortlisting

We start looking for you and define where and what to buy: We analyse key areas with high rental demand, future growth potential, and compare current listings with off-market opportunities from our contacts.

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3) Deal analysis  

Do the numbers stack up? We assess rental yield, ROI, money left in, potential refurb costs, and exit strategy. Conservative projections and risk-mitigation always guide this step.

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4) Viewings & due diligence  

What we check: Property condition, structural issues, compliance risks, neighbourhood profile, resale/letting/finance potential. We also review title documents and local constraints.

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5) Offer & negotiation  

Securing the deal: We make the offer on your behalf, backed by proof of funds, strong agent/vendor rapport, and clear timelines to ensure your bid stands out and moves fast while also saving you as much money as possible.

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6) Conveyancing & completion  

We connect you with trusted solicitors and mortgage brokers, liaise on surveys, help resolve delays, and track the sale to exchange and completion. You will still need to do the usual solicitor checks and sign contracts , but we ensure everything possible is done in the background for you.

7) Hand-over to lettings/management

Post-sale support: If needed, we coordinate with our internal refurbishment and management teams to prepare the property for tenants—fully hands-off for you (unless you have input on colour schemes and designs 😊)
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What does a good deal look like in 2025?

‍There’s no one-size-fits-all, but current data suggests northern markets continue to offer attractive yields compared to southern England — with some cities still posting gross yields around or above 8% on typical buy-to-lets. In the end, you decide what a “good deal” looks like for you, and we are happy to help you quantify that and find an investment matching that criteria.

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Fees, compliance and protecting your downside

‍Sourcing fees are usually a fixed amount or a % of purchase price, paid on exchange or completion. Make sure your sourcer is transparent on: fee triggers, refund scenarios, and scope. Expect written heads of terms, AML/KYC checks, and proof of due diligence.

At Donelan Property we charge a one-off commitment fee of £750 (+VAT) that serves two purposes. It shows us that you are committed to the investment process and allows us to start the process of searching for properties. We’ll send any deals we source to you in the form of a deal pack with as much of the information in as possible - whether it takes a week or a month, we’ll keep searching until we find the right property for you! Once we do, the sourcing (or finder’s) fee is 2% of the property price, or £5,000, whichever is higher. That’s charged at 50% on the instruction of solicitors, and 50% on the completion of the sale. That means you’ll know that we’ll keep pushing that sale through for you until completion.

Common pitfalls to avoid
- Headline yields without costs.  
- Chasing “hot” postcodes or “trendy” strategies.  
- Under-estimating finance.

- No proof or explanation on the reasons for choosing a specific investment.

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When a sourcer makes sense‍

If you want to accelerate without cutting corners - particularly when buying at distance, scaling to multiple units, being time-poor, entering specialist niches (HMOs, BRR, blocks), or just being new to property investment - a seasoned sourcer shortens the path from goal to keys and does all the leg work for you.

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If you’d like to know more about working with Donelan Property to secure your next investment, see more about us here.