Property sourcing agreement template (free, UK)
A plain-English sourcing agreement template for UK deal sourcers, covering the fee, reservation and refunds, due diligence and compliance.
Updated November 2026
A sourcing agreement sets out what you'll do for an investor, what they'll pay and when, and what happens if the deal falls through. Sign one before you share a property's address. Use this template as a starting point and have a solicitor check your final version: it's general information, not legal advice.
PROPERTY SOURCING AGREEMENT
Date: [date]
Between:
[Your business name], [address], company no. [number] ("the Sourcer")
HMRC AML registration no. [number]. Redress scheme: [scheme], membership no. [number].
and
[Investor name], [address] ("the Investor")
1. The property
[Property address or reference] ("the Property").
2. Services
The Sourcer will introduce the Property to the Investor and [negotiate the purchase price / liaise with the seller's agent and solicitors / provide a deal pack / arrange refurbishment quotes].
The Sourcer does not give financial, legal, tax or survey advice.
3. Fee
The fee is £[amount] [plus VAT].
A reservation fee of £[amount] is payable on signing. The balance of £[amount] is payable on [exchange / completion].
4. Refunds
The reservation fee will be refunded in full if:
(a) the seller withdraws or the purchase cannot proceed for reasons outside the Investor's control; or
(b) [a survey or valuation shows a material problem not disclosed in the deal pack].
It is not refundable if the Investor withdraws for any other reason after [number] days.
5. Investor's checks
The Investor will carry out their own checks, including a survey, legal searches and financial advice, and must not rely only on information from the Sourcer.
6. Non-circumvention
The Investor will not buy the Property, or introduce it to anyone else, without paying the fee, for [12] months from the date of this agreement.
7. Anti-money laundering
The Investor will provide identification and evidence of the source of funds when asked, as required by the Money Laundering Regulations.
8. Data protection
Each party will handle personal data in line with UK GDPR. The Sourcer's privacy notice is at [link].
9. Complaints
Complaints should be sent to [email]. If unresolved after 8 weeks, the Investor may refer them to [redress scheme].
10. Law
This agreement is governed by the law of England and Wales.
Signed for the Sourcer: ______________________ Date: ________
Signed by the Investor: ______________________ Date: ________Clauses that prevent disputes
- Clear refund triggers for the reservation fee.
- A non-circumvention period, so an investor can't go around you once they know the address.
- A statement that the investor does their own due diligence.
- Your AML registration and redress scheme details, which investors increasingly ask for.
Upstream fills in your sourcing agreement from the deal and investor details in a couple of clicks, with your registration numbers added automatically, then produces the invoice when the fee is due.
Frequently asked questions
Do I need a sourcing agreement?
You should always have one. It protects your fee, sets refund terms and shows investors you're professional and compliant.
When should the investor sign the sourcing agreement?
Before you share the property's address or any details that would let them approach the seller directly.
What is a non-circumvention clause?
A clause that stops the investor buying the property, or passing it to someone else, without paying your fee for a set period.