Valuing Your Property
Valuing a property is an art not a science. When an Estate Agent provides you with a property valuation, basically what they will do is look around to see what similar properties in your area have sold for, and we suggest you pitch your price at around that figure.
There are a number of tools available on the Internet for you to use and the two websites given below offer a free market estimate facility:
Remember, with the above web-based tools they will not take into account home improvements and extensions you may have made over the years.
Another great way is to look in the local property paper, or in your local Estate Agents window, and see what figure similar properties to yours are being advertised for. A combination of the above will help you to choose the most appropriate price at which to market your property. You can also choose to use the services of a professional surveyor, this link will take you to www.localsurveyorsdirect.com where you can find details of local Surveyors and Structural Engineers throughout the UK able to carry out surveys and inspections on your property.
Staging Your Home For Viewings
Below is a guide of the things you should be doing and checking in advance of showing prospective buyers around your home. If you don't you are leaving yourself open to receiving an offer for your property for much less than it is actually worth.
First impressions count for so much, particularly when selling your property. Often prospective buyers make their minds up early so it's important to ensure the first images they have of your property are positive.
Put yourself in the prospective buyers shoes. Imagine you are them and view your property critically as if you were looking to buy it. Also consider what their journey around your home will be. It is important that as many of these things are in place as soon as possible as you could be receiving calls about viewings within just a few hours of advertising your property on www.smartpropertysales.com
Firstly they will arrive and see the outside of your property. Is your garden neat and tidy, is your path or driveway free of weeds and leaves - if not tidy them up. People want to see that your home is cared for and these early signs provide an indication of this. Also consider your external doors, windows and any painted brickwork - again for the sake of a lick of paint if these are untidy or look scruffy this could cost you the sale of your property or the price you receive for it.
Next your front door is it clean, does it open a close quietly and smoothly - you don't want to have to slam a door shut when a prospective buyer has just stepped inside.
Ok, the buyer is now seeing the inside of your property for the first time (aside from photos) and it is imperative that the property is clean, neat and tidy. Clear away any clutter and ensure floors and surfaces are clean. If possible (and warm enough) open some windows and let some fresh air in. Ensure that there is enough light coming in - top tips use a higher-powered bulb and use mirrors to reflect light from both bulbs and windows. All of this is important to give the impression of space. Try not to have too many pictures on the walls and on display around the property - these can distract buyers who will spend time looking at these instead of your property.
Make sure that as you walk down the hall you haven't got problems with squeaky floorboards, frayed carpets or a wooden floor that is lifting in any areas. As you enter the first room to show your prospective buyers, show them in first. You want them to be able to appreciate the full size of the room without you standing in their way.
- The Living Room
- the room where the family relax. Try to make this room look appealing and cosy. Softer lighting from floor standing or tabletop lamps can look great. Ensure that your carpets, curtains and suite are clean - it is worth getting a carpet cleaning company in to do this or you can hire cleaning equipment yourself. Remember though these things do need to be dry when your viewer's call, do give yourself a day or so to allow for drying time. One alternative to cleaning your suite is to use a throw to cover them in a stylish and appealing way. Have some music playing in the background, it sets the mood nicely. Don't have the television on though; again they are here to view your property not catch up on this week's episode of Eastenders. Have a look around at door handles and light switches, wipe off any grime and finger prints on theM. Then take a final critical look at your room, is there anything else you can do to enhance it appeal?
- The Dining Room
- a nice thing to show your buyers here is what your Dining Room looks like when it Is set up for a family meal. Your job is to seduce them with thoughts of what it would be like for them if they lived there. Lay the table - but use your nice stuff, you know the canteen of cutlery and china plates you usually save for Christmas. Add some candles to create effect too, make the room look fantastic, again soft music and lighting can help to create the perfect atmosphere.
- The Kitchen
- the heart of every home. What do they say, nice kitchens and bathrooms sell properties so this is a really important one and can make the difference between an offer or no offer. Stand back and have a look at your kitchen. If it's full of pots and pans, blenders and mixers, taking up space on the work surfaces and sink area you may wish to pack these away, clean the surfaces, taps and splashbacks, and pour some bleach down the sink to eliminate any unpleasant odours. Buyers will go around opening and closing cupboard doors and drawers so ensure that they all open and close smoothly and quietly, and again tidy them up to give the impression of a well-organised, clean and looked after kitchen. The cooker is next. Clean the oven inside and out as best you can, especially if you are leaving this as part of the sale, and if you have a clock on your cooker make sure it is set to the right time. Your white goods i.e. washing machine, tumble drier, 'fridge, freezer and dishwasher, all need to be clean and ensure that you remove any out of date or strong smelling food from the 'fridge. Windows and floors also need to be free from dust and grime. Use soft, wall lighting if available to create a cosy and relaxing atmosphere. There is no harm in having a pot of coffee brewing for when your prospective purchasers visit as it gives out an enticing aroma, and you can always offer them a cup!
- Bedrooms
- everybody wants to have nice bedrooms with plenty of space and if you have any large pieces of furniture like wardrobes or dressing tables that are taking too much space or light you may wish to remove them for viewings, along with excessive items of personal clutter. Make sure that the beds are made and dressed with your best bed linen. If the viewing is taking place in an evening, a bedside lamp is a nice way to sell the appeal of a bedroom. Take a look around the bedrooms - would the carpets benefit from being cleaned or by adding well-placed rugs? Viewers may look in cupboards, particularly built-in wardrobes to get an idea of space, so ensure that these are not packed full of clothes. Give the impression that more could easily be fitted in. Many homeowners utilise a third or fourth bedroom as a home office, but you are selling the potential of your property and so need to show each room off for what it is. Bedrooms should be bedrooms, dress them as such and move your computer elsewhere.
- Bathrooms and WCs
- Give your bathroom suite a good clean. Ensure there is no grime, watermarks or mould as these can be very off-putting to prospective buyers. If your bathroom or shower is tiled, consider whether re-grouting the tile work is necessary. Make sure all paintwork; windows, floors and rugs are clean. Neaten up any clutter and bear in mind that buyers will often look inside bathroom cupboards and cabinets. Give the toilet a good clean, remove any lime scale, and keep the lid closed. Use an air freshener and dress the bathroom with your best towels.
- The Conservatory
- conservatory windows should be clean, including the roof if this is glass or plastic. It is worth investing in the cost of a window cleaner if necessary to ensure that your conservatory looks its' best. It may also be worth introducing some gentle heat into the conservatory for viewings, especially if it is a cold day, and soft lighting if it is an evening viewing as you want prospective purchasers to really get a feel for how nice it can be to relax in there. Just like with the Living and Dining rooms it is important that suites and curtains are clean, again if necessary consider using a throw to cover any conservatory furniture if it no longer looks its best. Give your walls a wipe down and make sure your floor is also clean. From your conservatory, you will most likely be looking into your garden.
- The Garden
- Property purchasers want to see what gardens can be like versus being presented with potentially lots of work to do. Your grass should be trimmed, the edges neat, flowerbeds weeded and dead flower heads and brown foliage removed. If you can fork out on some topsoil to freshen up the look of your borders it can help flowers and plants to flourish. Decking can be a real attraction particularly if it is well maintained; again for the cost of a tin of wood treatment it's well worth the effort. Ensure that your garden pond is an attractive proposition and that it is kept clean, neat and tidy and all weeds have been removed. Tidy up your garden shed - a great way of giving the impression of space is to hang garden tools on the walls. Pathways need to be free of weeds and may benefit from a clean with a pressure washer if necessary.
- The Garage
- Garages have a multitude of purposes, they are not just a place for parking your car. Purchasers want to see the space potential, so give your garage a general tidy up and sweep it out. If it has a flat roof then check its condition too.
Carrying Out Viewings
Firstly a great idea is to have viewing diary so you know when prospective purchasers are coming to view your property, you can also use this diary as a place to capture their name and contact details so that you can contact them if the need to reschedule the viewing arises.
- Before a viewing
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Produce a property fact sheet that they can take away with them, the kind of things you will want to have on there are:
- The cost of your council tax.
- Approximate costs of your gas and electricity bills.
- Water rates.
If your property is a flat or an apartment give the monthly service charge - this will most likely include buildings insurance. Use this sheet to remind them of the key things about your property - much like Estate Agents particulars' would i.e. number of rooms, bathrooms, en-suite if applicable, conservatory, garage, garden etc. Also include our website details www.smartpropertysales.com so they can go on-line and view your property at anytime. Add brief details of the local area and its proximity to commuter routes, major towns, bus and rail links and areas of local interest. Remember to include information on local Schools, Universities and Colleges too; buyers with a family will want this information.
- Showing the people around your property
Lead the buyers through your property - remember you know where you are going, they don't. When you enter a room allow the buyers to go in first. If the room is small then it is best for you stand outside pointing out all the positive points. Do point out what's good about your home, prospective buyers may not know the morning sun rises in just the right spot or that if you look south there is a view to die for. Remember though, don't over do it. A few well-chosen words and comments are better than information overload - you can add more detail to the fact sheet.
During the course of viewing it's a good idea to gather some information about the buyer for example:
- Are they a first time buyer?
- When are they looking to move?
- Are they in a chain and how many are there in the chain?
- Do they have to get a mortgage and if so have they got an agreement in principle from their lender?
After a couple of days give them a call to see if they are interested in making an offer on your property. If they are great, if not then ask them for some constructive feedback on your property.
Negotiating Offers
The prospective purchaser is already aware of your selling price and so will be happy to pay in the region of that price in most cases, they will however expect to negotiate.
What you must do in advance is decide on how much flexibility you have in your selling price i.e. what is the minimum price you are prepared to sell for and stick to that.
When negotiating a potential buyer may point out things or ask you questions that have the potential to annoy you - it is imperative you do not get worked up by this, you must remain calm. After all they are only trying to secure the best possible price for themselves. Have a list of answers to any anticipated questions so that you are well prepared along with a list of selling points / benefits of buying your property.
Again, if you receive a bid which is too low remain calm, the buyer is just testing the water. They wouldn't be wasting their time having the discussion if they weren't interested.
When you agree on a selling price and ensured that anything included in the selling price e.g. cooker, 'fridge, curtains etc. is agreed, its time to put the wheels in motion and to do this you will need to instruct a Solicitor or Conveyancer to carry out the legal work for you. We at Smart will be happy to arrange this for you, just give us a call on 0845 056 9403 .
Conveyancing
Make a list of items that are included in the sale price.
Record the buyers details, you will need their name, address, telephone number and their e-mail address if they have one. Also take details of the buyer's Solicitor if available - if not call them later and get those details, you'll need Solicitors name, address and telephone number. If they don't have a Solicitor, ask them to call us on 0845 056 9403 and we will arrange this for them.
Pass these details on to your Solicitor/Conveyancer. The next step will be for the buyer or the buyer's mortgage company to arrange for a survey/valuation to be done on your property.
Exchange and Completion
Your Solicitor/Conveyencer will talk you through this step of the process albeit very straightforward for you, its basically the signing of the necessary contracts. Exchange of contracts makes the agreement to sell/buy legally binding and completion is basically completing/finalising the deal.
Moving out
It's a good idea to spend the weeks before the big move preparing for the move, pack away those things you use least often first, gradually packing up everything but the essentials as you approach the last few days before the move. You don't want to be left with the task of packing up a whole house in a weekend.
Your removal company should supply you with enough boxes in which to pack your items - remember label your boxes and make a list of what's in each box. You don't want to be in the situation of having unloaded your boxes into your new home and thinking "now where are those cups, I need a brew!" Your removal company can also provide you with a collapsible wardrobe, which is a great and convenient way to transport your clothes.
Remember to cancel things like milk deliveries, your telephone and Sky TV. You'll also need to give your Gas and Electricity providers a final meter reading when you leave. Royal Mail offer a post-forwarding service so that you don't miss any post from anyone you may not have advised of your move.
A great way of advising your suppliers that you have moved home is to use www.iammoving.com - just visit their site for more information.