Best House selling tips please :)

[MINIBondGirl]

We are about to put our property on the market so would appreciate what you would like to see / not see as a potential buyer. It's a Grade II listed cottage with 3 beds, garage etc. We have a fairly small garden but that is the only real downside for most people. It is tidy, clean, uncluttered with no carpets in the bathroom etc.

Just after any special tips you might have....

I would find the large tree so close to the house a massive off putter. It makes the rooms dark and is a possible cause of subsidence (I have had this problem with a previous house). So I would suggest that you find out whether the tree has a preservation order on it in case anyone asks.

The house itself has loads of kerb appeal, apart from the tree.

Other things:
Make the rooms look as light as possible by pulling the curtains right back or switching the lights on if it is a dull day.
Put the heating on if it is cold
Shine your taps - a small detail, but it makes the bathroom look really clean and sparkly.

Good luck

Don't be there when they do viewings. If you have loads of pictures of your children/family up maybe take them down so that it's easier for viewers to picture themselves living there.

• ride your estate agent like the devil. Demand feedback about viewings. Ask them the awkward questions like 'does my house smell?'. This makes it easier for them to say 'no but the furniture needs re-arranging'.

- make sure that both the front and the back are photographed in sunshine (this means the photographer will have to make more than one visit. Get photographs updated regularly to reflect changes including what is in flower. - kitchen and bathroom are key. These should be spotless and depersonalised (I hide things like toothbrushes)

Price wise look at the price bands on Rightmove and where your property will be displayed. Top of the list or on the second page?

Note that you will be tracked by some buyers using PropertyBee. See how it works and what display changes it shows when updates are made.

Photos sell houses. If you don't have any luck selling, take new photos from different angles. Relist the property on Rightmove as opposed to updating an old listing (think PropertyBee and how the iPhone and iPad versions of Rightmove display new properties).

Make sure the house is clean, tidy and doesn't smell!

Don't be in the property when the agent is showing a buyer.

Remove photos of family etc. which pose the question "do I really want to live in a house where this person lived!"

Don't tell the agent that your moving because your getting divorced or because of illness or old age etc! (they often tell buyers which indicates a forced sale). A lower offer will be made.

Thanks IsaacNewton - some good tips there. Not heard of propertybee before so that's interesting.

I always want to know why the vendor is selling. Surely on rightmove your property will move on page position as other places are listed / removed???

Nightmare with Propertybee - first it insisted I install firefox, then all sorts of players and I've now been bombarded with emails...

Remember that, as the property market has moved upwards, your buyers may be posher - and will certainly be richer - than you were when you bought.

Try to think about what their 'lifestyle' expectations will be. Expensive white bedlinen, champagne bottles, cut flowers, teapots, cupcakes and glossy magazines are all nice props which will give the impression of a nice life and a happy home.

And clean, clean, clean. Ironed bedlinen, sparkling clean kitchen and bathrooms (with all toothbrushes, loo brushes, manky towels hidden away).

Scrub your bathroom walls of limescale and scurf and get the sealant re-done and tiles regrouted. That way, even if it needs updating, your buyer will think, "It's clean and habitable, I can live with it."

SphericalRotundities - thats odd the PropertyBee (but it will only work with Firefox as its a Firefox add on).

If your being bombarded with emails then post on their forum - I've not seen anyone with this problem before.

www.property-bee.com/forum/viewforum.php?f=2

Try to be out when viewers come round. It's easier for people to imagine themselves living in your house when you are there. They may feel like they are intruding. If they have questions they can ask on a second viewing or thru the agent.

Clean and tidy as you are already doing really helps. Gives the impression that it is a much loved and well looked after home.

SphericalRotundities - Price Bands on Rightmove - for example if you list at £169,995

If a prospective buyer searches for houses in your postcode area with a max price (which is set from a drop down box on Rightmove's website) of say £170,000 - your house will be displayed somewhere down the page after the £170,000 houses.

On the web its always better to be at the top of the page.

Thomasbodley, yes, to a degree you are selling a lifestyle, not just four walls and a roof.

Wow, pretty house.

I think the tree needs pruning, gently though, nothing too severe just to let the light in and so that potential viewers arent put off by an over bearing tree.

Take a look at the way this property is "set" for the estate agents photographs, I thought it made such a difference and "sold the lifestyle".

www.caudwellandco.com/property.php?ID=345&propertyName=Tinkersley Cottage

FlatCapAndAWhippet - what a lovely property.....will definitely have a go at a bit of dressing.

As for tree - it has been trimmed a bit since that photo and is just about to blossom so should be lovely. We are lucky that we have good sized windows so don't have a problem with light.

We're trying to buy at the moment and prefer the owner to show us round rather than the EA. It means you can get (a modicum) of chat on neighbours, amenities, monthly utility bills etc. Really, really hate after the first once over being tailed on the second pass.

some listed cottages can be a bit dark. either try and make the dark cosy with lots of lamps or try and get viewings in the brightest part of the day.