Your Lead Dashboard

What you are looking at, and why it is not a bought list.

Every lead here started as a public record with a date on it: a planning consent granted. a charge filed at Companies House. a premises licence applied for. Something happened, recently, that means this business is about to need what you sell.

That is why every card carries a Why this lead line and a link to the record itself. You can open the source, see the date, and say on the phone exactly what prompted your call.

Six parts. Learn them once.

The header

The tiles

Live leads is everything you can see. All temps cycles Hot, Warm and Cooling. Postal address is how many you can write to today. Introduced and Completed are your own pipeline.

The filters

On Multi-Unit the project-type dropdown also carries “3+ units (excludes 1-2)”, above the individual bands. The bands answer “show me this size”; this answers “hide the smallest”, which previously meant selecting every band in turn. It filters on the actual unit count, and the bands themselves are unchanged. Added 4 Sep 2026.

On Development Finance the Filters dropdown carries two cuts of the loan cycle. Facility at term is every borrower whose short-term facility was registered 9–18 months ago, so the exit is being arranged now. Refinance pressure, beneath it, is a narrower group inside that one: the facility is at term, a second charge has since been registered, no satisfaction has been filed, and the latest charge is over 400 days old. In plain terms, the developer borrowed again rather than exiting and is now past the point where the facility should have cleared — the moment a refinance conversation is most likely to land. Added 25 Sep 2026.

On Hospitality a second dropdown, Venue type, sits beside the first. It groups what Companies House says the licence applicant does — Restaurant or cafe, Pub or bar, Takeaway, Food or drink shop, Hotel, Club or entertainment, and so on — and the same type shows as a pill on the card. It is a separate control from the licence-type one, so you can ask for a new licence AND a restaurant at the same time. Added 26 Sep 2026.

Beside it sits Licensed for, which is usually the more useful of the two. It lists the activities the notice actually applies for — Alcohol (off sales), Alcohol (on sales), Late-night refreshment, Live or recorded music, Films, Dance or theatre — taken straight from the licensing notice rather than from any company record. Off-sales alone is a shop; on-sales with late-night refreshment and music is a bar with covers. Roughly 80% of leads carry at least one, and a venue normally applies for several, so the counts add up to more than the number of leads. Both also appear on the card, with the raw SIC code beneath. Added 26 Sep 2026.

The Hospitality board covers London, Birmingham and Norwich. Areas are grouped by city, so the Area dropdown offers “London · all N”, “Birmingham · all N” and “Norwich · all N” as things you can pick in one go — one click gives you everything in that city’s catchment, including the surrounding district councils, which for Norwich means South Norfolk, North Norfolk, Breckland and the Suffolk edges as well as Norwich itself. The individual councils are listed beneath each city if you want just one. You will only ever see the cities your own board covers. Birmingham and Norwich both added 26 Sep 2026.

Everything you need is on one card.

How fresh the lead is. Nothing else.

Temperature is the lead's score, so the number on the badge and the word beside it always agree.

The score reflects what is known about the lead: how many units, whether there is a named contact, whether the applicant is a company with borrowing history. Age is shown separately on the card, so you can see both without one being mistaken for the other.

It answers one question — what should I do first? — and it is not a valuation. A Cooling lead is not a bad lead, it is an older one. On this board a “Cooling” charge is still only two months old.

Use the All temps tile at the top of the board to cycle Hot, Warm and Cooling, or leave it showing everything.

Ten minutes, once.

Open Settings and fill in your details: business name, address, phone, email, logo, signature, and what makes your firm stand out.

Everything you send from then on — every letter, every email — goes out on your letterhead, in your name, with your sign-off. Not ours.

While you are in Settings, set the address Send Lead should send to, and choose a 24-hour or 12-hour clock.

What you offer

Every draft is built the same way: we supply the reason for writing (the specific consent or licence, dated), the question at the end and the easy way out. You supply the middle — the paragraph that says what you do.

Until you have written it, that paragraph reads “-- ENTER EMAIL BODY HERE --” with an example underneath, and Send, Copy and Print will not work while it is still there. That is deliberate: it is the one line that must never reach a customer by accident. Type over it and everything unlocks straight away, or write it once in Settings below and it is filled in for you on every lead from then on.

We do not write that paragraph for you, on any board. What you sell is yours to describe, and a letter that goes out in your name saying something you did not choose is worse than one with a gap in it.

There is one box for all boards, and a box per board underneath it. Fill a board's own box only where your offer differs there; leave it blank and the all-boards wording is used. The faint grey text in each box is an example, not something we have saved — the box is genuinely empty until you type in it.

Settings also carries links to the privacy notice, the terms and this guide, so you can come back to any of them at any time.

Post first. Here is why.

Most owners on these boards are single-purpose property companies with no web presence at all. The routes, in the order they are worth trying:

1. The postal address. A registered office, the applicant's own correspondence address, or the planning agent's office. All of them receive post.
2. Find company — opens Companies House for the company, its directors and its filings.
3. The planning agent. Often the fastest route in: they act for the developer, they open their post, and passing things on is their job.
4. Email or phone, where the board shows one. It has been verified.

No contact yet means nothing has been published for that lead. It is not an oversight; the source has not released it. Those leads are still worth reading, because the company name and the source record are both there.

What the draft actually says

Every letter and email follows the same four steps, because it is what gets replies:

1. The reason. The specific consent or licence, with its date. This is the strongest thing on the page — it proves the approach is about them and not a mailshot, so it goes first, before any greeting flourish.
2. What you offer. Your own words, from Settings.
3. One question. Something small enough to say yes to — an offer to send terms beats a request for a meeting.
4. The way out. “If it is already arranged, tell me and I will leave it there.” It costs a line and it raises replies, because it makes not answering unnecessary.

Keep it short. Everything above is editable before it goes.

The small print under an email

Below the message you will see a faint block you cannot edit. It is added automatically when you send or copy, and it is there because it has to be:

• Where you got their details. These contacts come from public registers, not from the person — and UK GDPR Article 14 says they must be told that, at the latest when you first make contact.
• A way to opt out. Required by PECR for sole traders and partnerships, and a planning record does not tell you which of those you are writing to.
• Your company details, if you have entered a company number — Companies Act 2006 s.82.
• A short line for an email that reaches the wrong person.

It is not editable on purpose: it is exactly the part that gets deleted by accident while you are shortening a message.

The five things you will actually do.

1. Find the good ones. Click Priority until it reads Hot. That is your day's work, in order.
2. Open a card and read Why this lead. If it does not make sense said out loud, skip it.
3. Draft. Writes the letter and the email for you, on your letterhead. Every part is editable — click into the address, the body, the sign-off, anything, and type. Then Print / PDF, or Copy.
4. Log what happened — called, emailed, no answer. Two seconds, and it is what stops the board showing you the same lead twice.
5. Move it along. Mark Introduced when you pass it on and Completed when it funds.

Use the star to keep a lead for later, and Favourites to see just those. Select lets you act on several at once.

On a phone, every button becomes an icon

On a narrow screen the buttons on a lead drop their words and keep their symbol. The labels are still there for screen readers, and pressing and holding one shows its name — but this is the quick way to learn them.

The call button shows the number

On a wide screen the call button is labelled with the phone number itself, so you can read it back on a call or type it into your own system without opening anything. Pressing it dials. On a phone it collapses to the handset symbol like the other buttons, and the number sits in Details, where pressing it copies it to your clipboard.

Where the number reaches the planning agent rather than the developer, the button says so before the number. That is deliberate: you should always know who you are about to ring.

An orange control means a filter is on

Whenever you have narrowed the board — an area, a project type, a search, one of the filters — that control turns orange and glows. It is there so a short board never looks like a broken one. If you are seeing fewer leads than you expect, look for the orange control and clear it.

Sorting never turns orange, because changing the order hides nothing.

The two building-ish symbols are worth separating in your head: the arrow is the planning record we found, and the classical building is the council's own copy of it. Either will do as evidence; the council's is the one to quote if anyone questions where it came from.

What you can and cannot break.

You may be asked to agree the terms again

The agreement is recorded for the device you are on, not just for your account. Open your board on a new laptop or phone and you will be asked to accept once on that device too. It is the same agreement and the same single tick.

This is the reason the terms say the leads are supplied for your own use: every device that opens your link agrees to that, and the number of them is visible at our end.

Nothing you do deletes a lead. Hiding one hides it from your view only. Your favourites, notes and stages are yours — no one else sees them.

If your board is ever reset, your leads stay. A reset clears working state, not the leads themselves.

The undo arrow in the header reverses the last thing you did.

One page. It matters.

You are the authorised firm. When you contact anyone from this board:

1. Identify yourself and your firm clearly, in writing and on the phone.
2. Honour any opt-out immediately, and for ever. Someone who asks not to be contacted must never be contacted again.
3. Screen against TPS/CTPS before calling.
4. Verify current details before you rely on them. These are public records and they age.
5. These leads are supplied in confidence for your own use — not for resale, redistribution or sharing.

Leads are not financially pre-qualified. No advice, rates or suitability assessment has been given. Your firm remains responsible for all regulated activity.

Do I need to be FCA authorised?

For these leads, no — and if a broker has told you they are not registered, that can be perfectly correct.

Authorisation attaches to the lending, not to a broker in the abstract. A regulated mortgage contract needs the borrower, or a close relative, to live in at least 40% of the property. Where the borrower is a company, or the scheme is two or more homes being built for sale, that test is not met and the loan is unregulated. Broking unregulated business does not require FCA authorisation, and we do not ask you to hold any.

Only unregulated leads reach your board. Anything that is not clearly unregulated — a conversion of somebody's own house, a build in their own garden — is removed before you ever see it. That is why the notice at the top of the board can say what it says without an exception buried in it.

Everything above, in a table.

Anything that looks wrong — a bad address, a company that does not exist, a lead that should not be there — tell James. If it is wrong at source it gets fixed for everyone on the next refresh.