Successful Selling

The tips you need to sell in the housing market

Spruce up inside

We’re not suggesting that you remodel the kitchen, but giving the walls a lick of paint and repairing any damage, cracks, and wear and tear could help your house sale. Are there rooms where a neutral colour could lighten the room and provide that blank canvas we mentioned earlier? Try and declutter indoors too. Of course, there are things that will be very personal to you, but they won’t mean anything to a prospective buyer, and consider whether what’s important to you could stop your prospective buyer from imagining their vision for what will become their home.

Pets

There are a couple of considerations here. The best atmosphere for a potential buyer will enjoy your home more if the atmosphere is relaxed and comfortable. Some people don’t like animals, and others will be nervous around pets other than their own. Try and remove that worry. Could you arrange for the dog to be out for a walk, or better yet in the kennel if you’re got multiple viewings in a day? That takes away any anxiety and bad behaviour on the part of your pet and removes any potential for tension. It also gives you the chance to vacuum up after your beloved long-haired mutt! Animals also come with a particular smell, so put the cat litter outside, and try an air freshener, or simply give the house a good air. We’re not suggesting that you deny having any pets, but remember, anything that can affect your potential home buyer from imagining their vision for your home could prevent a successful house sale.

Be ready with answers 

Later on in this e-book we're looking at what potential buyers should consider and some of the questions that they might ask. You could prepare some of your answers in advance based on those questions, but remember, buyers may have many other questions based on their own circumstances and ambitions for their next home. 

A little bit of research will give you all the answers you need. You could even try and volunteer some of the answers. So for example, if your guests bring their children, you could give explain which local school catchment area your home is in. There could be all manner of questions that people have but always answer honestly, and if you don’t know, say so. 

Be aware of your responsibilities 

There are particular responsibilities as a seller and some information that you have to disclose using a TA06 form. This is sent by your buyer to you to complete before you exchange contracts. More information about this here This covers issues such as boundary disputes, problems with title deeds, and disputes over noise and nuisance. If you do have anything ongoing, or you’re aware that there are issues with the title deed, for example, have a chat with your estate agent about the best way to deal with any issues. 

Engage a professional estate agent 

It might seem like an easy option to go it alone, but remember that a professional estate agent will take the right photos, create a stunning sales pack, and already have people looking for houses just like yours. Not only that, but a professional estate agent can provide you with a realistic sale price, give you advice and guidance on do’s and don’ts, and knows the local market, so they will know the strengths to concentrate on to get you the house sale that you are seeking.

In the Garden

This vintage car looks great the way it’s been converted into an oversized planter. But it might not be to everyone’s taste, so it might raise questions in a prospective buyer’s mind. If I buy will it go? How much maintenance does it need? Is it safe? If there are easier options for your buyer to look at and buy you might lose out. Of course, you can explain what will happen with it. If it’s going with you then be proactive and explain that. And you might even find that your prospective buyer loves it and wants to keep it. It’s all down to personal taste!

Keep it simple 

Don’t ‘overdress’ your garden. We’re not suggesting a re-landscaping- that would be absurd. 

Don’t ‘overdress’ your garden. We’re not suggesting a re-landscaping- that would be absurd.But if you are able to show off the really positive parts- areas to relax with friends, ease of maintenance, or space for the kids to play, that’s great. Put the chairs and cushions out, have your brolly up, weather permitting of course! Got a barbecue? Get it out where you would usually use it. If you can create the impression that your garden is functional and fun you will give your potential buyer a positive experience. If you’re a big fan of garden gnomes, fairies or even tortoises, can you unclutter by putting them away for a while?
 

2. Keep it tidy

Pretty obvious stuff this. Mow the lawn, have a good tidy up. If you have hedges or large plants that need pruning then do so before your house goes on the market. Everyone knows that hedges are hard work, so don’t create the impression that your potential buyer will be spending their leisure time tending to it instead of enjoying their garden. If you have pets, there’s some obvious tidying to do there too! 

3. Keep in mind… 

…that your potential buyer will have a vision of their own. So neat, tidy, and simple is the best strategy to present your garden in the best possible way. That gives your potential buyer the opportunity to experience what could be their garden, and create a vision in their own mind of what they might want to do with it. So try to unclutter, and try to understand in the eyes of your potential buyer what they might see and feel. Your taste is unlikely to be the same as their’s, so think about how you can help your buyer realise their vision for their next garden.

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The tips you need to buy in the housing market

Buying a home is one of the most stressful things that you can do.  Whether you are a first time buyer, looking for a larger home for a growing family, or downsizing, its important to ask the right questions. But it is easy to get caught up in the excitement of finding your new home and forget some of the key questions that we should be asking.  

First of all, there's no such thing as a stupid question. It's your next home, and a major investment for you and your family. So you should never be afraid to ask anything.

Ask Yourself These Questions When Buying A House 

Is it for work, family, or something else? 
What sort of lifestyle do you want to maintain? 
Why are you in the market to move?

You could ask yourself the questions below to keep yourself focussed on what's important to you. 

1. What Are Your Motivations To Buy A House? 
Be clear with yourself with what your motivations are.   Especially if you're a first time buyer, getting it wrong means that you could be stuck in a home or area that you aren't keen on. 

2. It's all about you (and your family)
Don't buy just because your peer group might be. If buying for the first time, or moving to a new home is right for you, then great. If it's not, think about your motivations. 

3. What Will My Commute Be Like? 
Think about how long it will take you to get to work. Are public transport links good enough for you? And take a look at the costs involved of commuting. Does the cost of your new home balance out with the cost of commuting?

If you find a home further out than you'd considered research how long your commute will be. You will probably trade house price with cost of travel, but you will be giving up something just as valuable your time.

A more recent consideration is whether you work from home or not. If you do, does your new home come with the space for you to work. The kitchen table might seem like an attractive proposition but maintaining your work/life balance at home is really important so you should consider separate space and access to high speed broadband. 

Where Is My Sphere of Influence? 
Your sphere of influence is your family and friends.  Will you be able to see your family and friends easily when you move? Does your new home have the facilities that you want to entertain guests?

Keeping in touch with your family and friends is important. They are the people who you spend your leisure time with, and isolating yourself from them will impact your social life and time away from work. 

Will This Home Suit Me Long Term? 
Quite often a house move solves a short term need- like more space for a growing family, but try and consider your needs for the next 5 or even 10 years.

Whether you have children or not, the proximity to good schools will make the market more competitive, and put a premium on prices.

If you have children, or are planning to, school catchments are a consideration that you should research. 

If you don't have children, or have passed that stage, buying a home close to a good school means that your home will ride out any drops in the housing market well, and always attract that premium. It's worth considering how your home could become a valuable asset later in your life. 

What Is The Local Area Like? 
Check out local amenities and facilities like parks, green space and local shops, pubs and restaurants. You might be looking for a rural area in which case check out things like access to broadband, Doctors' Surgeries and so on. 

Buying a great house in an area that you don't like will only make you unhappy.  Spend some time exploring the local area to make sure that its somewhere that you want to live.

Does The Town Offer What I Want? 
Your setting down roots with your new home. Is the area that you've chosen suitable? Are the local facilities right? Are you happy with being in an urban area, or rural? 

How are the local schools?
Remember that the housing market goes up and down, and there are costs associated with moving. If you get your house move wrong it could take a long time for your home to appreciate enough to bear that cost, or you may lose money.

What about home improvements?
You'll most probably want to redecorate, or renovate the kitchen or bathrooms. There could be work to do in the garden too. Most homebuyers move with the expectation that they will invest in their new home quite quickly.

TV home improvement programs, social media and the internet are awash with great ideas for making home improvements.  But what they don't really give you is an idea of cost so you should have realistic expectations of what you can achieve with the finances you have available to you.

It is usually less expensive to buy a home that has had recent renovations than it is to complete the work yourself.  But don't overdo it. Research and plan the work you want to carry out, and be realistic.

Does The Home Fit My Budget? 
Many buyers will buy towards the top of their budgets. But if you are planning some renovations, keep in mind what your monthly mortgage payments are if you do take extra cash to pay for a new bathroom or kitchen. 

Don't forget to budget for having a life as well as your mortgage payments, and keep in mind any additional costs like commuting if you are moving further away from work.

Do I Have The Skills And Finances To Decorate and Upgrade my New Home?
If you are older can you access facilities that you need easily? Will that still work for you in a few years? Does the local area provide what you need for your hobbies and interests? Maybe you're a keen cyclist? Are the roads safe for you to cycle on?

Do your homework on schools, shopping, parks, medical facilities or whatever you need to suit your lifestyle. 

Every home will have its particular characteristics. Ask the questions and find out what they are. Of course, your survey and searches will show up anything significant.

Questions to ask about the house you're buying

What must a Seller Disclose? 
The law changed in 2013, which means that a seller must now disclose much more information on their home than was previously needed. 

The Property Information Form must be completed during a property sale that includes information on a range of issues like disputes and complaints, boundary issues, extensions and alterations and so on. More info on this here 

How Old Is The Roof And Major Systems and Appliances? 
Replacing a roof or central heating system can be a costly exercise.  We would all love a new home with everything in perfect working order, but in reality the age and state of repair of structures and systems varies widely from property to property.

Surveys will take care of what you need to know about structures, but be sure to understand the condition of boilers, central heating and other crucial systems. You can budget for future replacements if you understand when repairs or replacements are likely to be needed. 

A seller doesn't have to provide these, but having access to information about the cost of electricity, gas, oil and sewerage if on an enclosed system can help you to assess cost and budget. It can also give you some clues about the efficiency of a property during the winter.

You shouldn't assume that what you see is what you get. 
Things like washing machines, driers and cookers may not be included in the sale. once again, ask the questions, get a list, and make sure it's included in the sale if you go that far. 

Has Any Work Been Done to The House That Required Planning Consent or Building Regulations Approval?
Your local authority searches will reveal any planning consents and other permissions. But its usually pretty easy to spot where a house has been extended or had renovations carried out. Compare it to similar local properties if you can, and ask the questions.

If planning consent doesn't exist take advice on what to do if you really love the house, but be mindful that this could cost you time and money and you could be left out of pocket and with a property that could be subject to enforcement action.

What Is Included In The Sale?
This issue is becoming more prevalent with regular flooding every year. It's less of an issue here in Essex, but check out whether the property you're interested in has been flooded recently, or is at risk of doing so. Insuring against flooding is expensive, and you may not even get cover. And the cost if a home is flooded can be very expensive because walls and floors may need significant repairs as well as replacing personal belongings and furniture.

Hopefully, you can figure this out up front and decide whether to move forward or not.

What Are Current Market Conditions? 
Are you in a buyer's or a seller's market?  Or is it balanced?  How the market is performing may dictate how you approach your house purchase.

Understanding the market that you're buying in can help you to frame how you approach your purchase, what you may be able to offer and what you can reasonable expect in a negotiation. 

What are the Questions I Should Ask My Estate Agent Before Buying A House?

What Are Current Market Conditions?
Are you in a buyers or a sellers market? Or is it balanced? How the market is performing may dictate how you approach your house purchase.

Understanding the market that you're buying in can help you to frame how you approach your purchase, what you may be able to offer and what you can reasonable expect in a negotiation.

Catch up on our forecast for the housing market for 2021 here

What Are Similar Homes Selling For In The Local Area?
Take a look at similar homes in your chosen area. You'll get a good feel for realistic pricing, what's over the top, and where the bargains are. Bear in mind that there will be reasons for all of these things and ask the questions to find out why. For example a house that looks under priced might need renovations, or is being sold as part of probate.

Zoopla and Rightmove are good resources for your research, and publish regular reports on the state of the housing market.

By knowing what a home is worth you can negotiate with confidence.