Selling for first time - estate agent advice please!

[squalorvictoria]

We've finally decided that now's the time to sell up and move somewhere cheaper in order to afford a bigger house. We're also going to move near to my parents which I've been desperate to do since DD was born, and she's 18m.

I've made appointments with three different agents to come over after Easter for a valuation and to talk fees and, er, stuff. We really are a bit clueless, having only ever bought before.

So, any tips re. negotiating agent fees, sole agent vs. multiple agents, that kind of thing?

Be very careful of tying yourself into a long exclusive deal with an estate agent - we chose the agency that didn't have a fixed exclusivity period as they said that they were so confident of their ability to sell (and to be fair, they have been pretty good). Even if they say that you only need to stay with them for, say, 4 weeks, make sure that there isn't an additional written notice period which will mean you can't leave for another x number of weeks after serving them formal notice that you want to end the contract.

Get everything in writing and double check any contract. Cross through anything you are unhappy with - they will want your instruction more than they want to stick to the letter of their contract.

See what they have to say about your house. Again, with the most recent place I sold, I knew it needed a few bits and pieces done and I went with the agency which had the agent who made suggestions rather than said: "No, it's fine, just sign on the dotted line, blah." He had a good eye, spotted small things I hadn't even thought about that would be quick fixes and make the place look better.

Whatever fee they come up with you can negotiate it down. We're paying 1.25%, which is good but you might be able to get it down to 1%. Don't forget you have to add vat onto the fees.

The agent you choose will be representing you to potential buyers so decide which one suits you best. Do you want someone who does a hard sell or would you prefer someone who is more laid back?

Brilliant advice already, thanks so much. I hadn't a clue about exclusivity deals or VAT on fees.

We were thinking of going with the agents we bought from, because they seem to be the biggest and I imagine get the most footfall. But another agent is offering 0.95% if you have them as sole agent, which I now know is quite good. Hmm, I suppose we could use that to barter with the big agents?

I'm not quite sure how I want the house to be marketed. We've never loved it and just want a quick sale at a good price, really!

Yes, use that to negotiate with the larger agent. Just try your hardest to declutter and make it light, warm and airy. We did quite a bit of work before putting our house on the market (fixed problems and repainted yellowed woodwork) and it worked a treat. Make sure the photos are good enough - if these don't portray your house in a good way you are not likely to get many viewings.

Also I think its worth looking on rightmove at what kind of house the various agents have marketed and sold recently - if that sold ones of the same type near you that would give me confidence
check sold prices as well to give an idea about what is realistic to expect

We are going to do a LOT of work over the next few weeks (well, I say we, I mean getting people in to do it for us!). So many jobs that should have been done so long ago it's embarrassing, but it's DH's fault for being lazy and tight (and mine for not getting it sorted without his input ). We're having the kitchen, bathroom and stairs painted, plus new floor in kitchen and living room. Hopefully once that's done the house will look so nice the slightly tatty garden won't matter.

Tidy up the garden, unless it is a complete jungle or a complete wasteland, then a weekend's hard work and perhaps #100 spent on some plants will make a huge difference.

Oh we'll definitely tidy it, just don't want to spend any money on it (aside from some flowers I have on order for the front garden that is).

Worried about our neighbour's fences though. The one in the back garden is in a right state, one panel hanging by a thread on one side. Out the front, a panel blew down a month or so ago so there's a bloody great gap. He clearly has no intention of fixing them, and actually had the gall to knock and complain when we shifted said panel off our garden and onto his drive! I don't think we dare ask that he fix them, and we sure as hell won't subsidise him. Other than try to tie up the hanging panel so it doesn't make our garden look awful, I'm not sure what we can do.

If the buyers bring up fencing you can legally ask him to fix his boundary line. Sure a sol will tell you more if you are worried. Just won't look great for pics. Maybe get the agent to stand with back to that fence when taking pics :)

I don't think he has a legal obligation to fix it btw, just saying that a letter from a solicitor sounding formal can do wonders (if you can get one, or her secretary, to write it for you-along the lines of 'our client is aware that you are responsible for the boundary line shown in the title deeds attached, edged red. Whilst they wish to cause no animosity, the current partial lack of a boundary line in the form of a fence may confuse potential buyers of their property and possibly imply that you have created a walkway or open garden. We hope you have taken legal advice on this matter and attend to it accordingly.') ;)

That's interesting, I didn't know that. It's a small garden though, so when it comes to photos the only place you can stand is by the back door! I'm sure the floppy panel can be tied up so it looks less awful. The missing panel at the front may even be able to be slid back into place, the lazy sod just hasn't tried.

Will have to think about the best course of action here. Sadly I think asking him nicely if he'd consider fixing them won't go down well, and the last thing I want is to start any sort of dispute.

'' XX has offered me X percentage, can you do any better? Oh, go on I'm sure you can''

This got me a very low fee with my preferred agents

Although most marketing will be done online I would look for an agent that produces really nice brochures. That's what your viewers will leave with after all.

Our agent accepted a stepped fee so if he manages a sale in excess of £xxx he gets a better commission.

Good luck.