Quick - Got a Viewer coming to look at the house for the first time in 12 minutes

[CreakyBra]

House went on the market few days ago - first viewer at 7pm. Very nervous.

Any tips - pointers to remember?

Vanilla essence on a baking tray in a warm oven - smells like you have been baking! Perhaps use this one next time.

Don't talk too much (easily done when nervous) - but point out the good points and deflect from the not so good!

Lots of smiling and eye contact! Good luck!

Will you be there for the viewing? If so, don't hover over them, get on with your own thing and let them look around, but tell them you're happy to answer any questions.

Tidy up (obviously). Turn lights on. Leave internal doors open. Check for any smells and open the window if necessary.

Good luck!

Yep am here to show them around - banished my DH and DCs out for a 'drive'. Am sick with nerves. Really want to sell but realistically probably won't sell to the first viewer.

Don't think it went well - they were in and out in 15 minutes. Didn't comment that they particularly liked anything or ask any questions. They seemed like a nice family but they were conversing in their own language so I was unable to gauge their thoughts - oh well. Hopefully, we will get another viewer soon.

Don't read to much into their behaviour - they may have needed to get back for something. Wait a few days, then ask the agent to get feedback. Good luck.

Got feedback this morning - they wanted more open plan living space.

Had two more viewings this evening - the first was ok but not holding out much hope. The second was a lot more positive - they are coming back for second viewing!

Sick with nerves still!

Sounds good! fingers crossed for you that the second viewing goes well.

Creaky, just wanted to say I drove myself mad doing viewings. If they are truly interested they won't care if you have 3 day old fish in the sofa (well.. maybe fish), but seriously, proper buyers can see through all the bits and pieces. Making sure it smells clean and looks as light and spacious as possible is about the best you can do IMHO. Best of luck... I think it's an average of 3 months to sell (I was convinced my place was so lovely it would go the first week, but could have saved a lot of heartache had I gone with 3 months and then been happy and surprised had it been earlier... it took (you've guessed it) three month for us!

180 - many thanks for the sensible advice. I was running round with baby wipes cleaning dust that I swear wasn't there 10 minutes before! How come I only spot flaws in the place when I'm showing people around?!! Three more viewings tomorrow including a second viewing. Trying not to get my hopes up.

Creaky, I don't envy you one bit! I think selling your house is one of the hardest things - that permanent tidiness, waiting for the phone to ring, hearing the silly comments people make as 'feedback'.
I will offer some suggestions which may be helpful:

• go round your house with 'fresh eyes'. Which is the nicest room? Which is the best order to see the rooms in? Which part gives the best first impression?

• direct your viewers with the 'lets do the xxxxx first', point the way and follow them. Any room looks bigger with fewer people in it so make sure you just stay by the door smiling.
• do not offer any deprecating opinions like 'the bathroom needs redoing' or 'the landing cupboard door has never closed properly', but accentuate the positive ' the shower was only put in 2 years ago', 'the built in cupboards are really huge'.
• remember you do not live in a show home. It does no harm to have evidence of children's playthings, or bits of whatever you may be doing on the table or kitchen tops, it looks a happier home if it looks lived in.
• find out what you can about THEM while you go round with the 'have you been looking for long?', 'where are you at the moment?' That way you may identify timewasters for yourself and not be disappointed in their responses to the agent. Comments like 'wanting more open plan living space' suggests they had not really looked at your property details in any depth. Questioning will also enable you to offer local info on shops/parks/schools etc - it may also calm your nerves as you enter into polite conversation rather than feeling you have to 'sell' them the property.

I don't know if this helps, but I wish you all the best with your sale. Good luck!

That's really helpful, ElbowFan, thanks. I'm on a permanent state of alert - my poor little DCs aren't allowed to make a mess - one toy out at a time.

The advice on pointing out the positive is particularly helpful as it's so tempting to draw attention to any flaws, think it's just embarrassment - not about the house just the fact that there are strangers looking around my home.

Be positive! elbowfan has loads of good points. But don't ram it down their throats, I hated that when viewing and the owner couldn't give you 2 seconds without banging on about all positives.
Our house was on the market 5 months, loads of viewings, not a single second viewing (despite good area, good school 4 doors down road which fed into great secondary, etc etc) but the house did 'need some updating' ;-) . We let the estate agents do all viewings on our house, but crossed over with them on one, and I don't think they were doing such a great job- in fact, i KNOW i could have sold it better but was pg, and working full time, and not able to.

And incidentally, when we sold our house (well, part exchanged), the guy wandered round for 15 minutes looking not particlaury enraptured, said 'god, they liked woodchip a lot' (too true), 'it's not as loud as I thought it would be' (main road location), 'how many bedrooms is it?' !!!, followed by, 'ok, full asking for yours, full asking for mine?' stuck his hand out and shook on it and that was that!!!! We had also viewed his once for about 15 min.... And I was totally despondent about ever moving by that point.
We were in our new house 6 weeks and 4 days afte that.

The point being, you never know who's going to pop up. And I did have the breadmaker on. Both times he came. And certain windows open. And only EVER mentioned positive things... Not schools as he was going to rent it out, but alterations like new doors, recently serviced boiler etc etc

I sold my house in Jan, it had been on the market for a week. Twenty viewings so by about the eighth I was sick to the back teeth of showing people round, got very laid back about it all, did a quick ten min view with them and left them to it, people tended to respond quite well to wandering around on their own and inevitably stayed longer and got a feel for the house. There were a few ofcourse who ran for the door after a couple of mins .

The house was always clean and tidy but very lived in which the buyers said made it feel a nice family home.

We were extremely lucky it sold so quickly but it was reasonably priced as I desperately wanted to move.

We ended up with two offers, one for the asking price, one for 5 grand below, we accepted the lower offer as they had sold to a first time buyer who had virtually completed. Make sure the people that offer can give substance to their offer, ie mortgage in place, have sold their house, chain details??

We were super lucky and I know that the market has changed but 3 years ago we put it up for sale, had thirty viewings, one offer that fell through and after a year with absolutely no progression got fed up and took it off the market so it just shows how house sales can go.

Good luck and try and relax about it, people will either want it or they wont. It'll all fall into place eventually.