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@Jameo
I think it’s quite easy to fall into being suspicious about Agents. They may be working for the sellers but at the end of the day they want the house sold to get paid, they need to work successfully with both sides.
We had to speak to the sellers agents financial advisor when we made a bid to buy. They just want to make sure you aren’t a time waster. You don’t have to give them anything if you don’t want to, it’s not a big deal.
Also RE the EPC E rating, they’ve been hammered because 64% of their lighting uses old school incandescent lightbulbs. The sellers must either be a bit dim/elderly people/or love paying energy bills.
Easiest thing to change obviously, just changing the lightbulbs could bump the house to D which is pretty standard.