Consumers, Estate Agents and Redress Bill [Lords]

I have to take exception to the hon. Gentleman’s latter point. I accept his point about the popularity of politicians and estate agents, although I think we just about shade estate agents—at least I hope so; I should be bitterly disappointed to think that we were classed at exactly the same level. I disagree with the hon. Gentleman that sensible regulation cannot work. Good, reasonably light-touch regulation—it does not need to have knobs on—could be overseen by a body such as the NAEA itself. An annual licence fee will not make a big hole in the enormous turnover of estate agents, given that the sale of just one property can produce a fee of £3,000. If licensing promotes justice for tenants and property buyers it is well worth doing. My right hon. Friend the Minister said that he was unwilling to move to regulate letting agents because of the lack of an adequate evidence base. Will he consider incorporating in the Bill enabling clauses to provide that in one year, or a maximum of two years, there should be such an evidence base? The Government would then be able to act rapidly and implement a scheme of regulation without having to wait another 20 years for a slot in the Queen’s Speech. That is the main wish—not gripe—I want to put to my right hon. Friend. I ask him to consider it seriously, as it could make an enormous improvement and make a good, well-intentioned Bill even better.