Tips for conducting a viewing?

[QueefOfTheDamned]

My house is for sale. So far, we've had a lot of viewings but the EA has handled them all. The EA has basically begged me to allow someone to view tomorrow (Sunday) but it means I have to conduct the viewing myself. I've never done this before. Any tips? Do I show them around or let them wander around themselves?

Greet them at the door and shake hands then walk them round the house in the most obvious way e.g. hall way, cloakroom, sitting room, dining room, kitchen / utility, then go upstairs and either start or finish with the master bedroom with the others inbetween and the family bathroom. In small rooms let them go in and you wait by the door, otherwise you can crowd the room and make it feel even smaller. You don't have to say too much on a first viewing - point out any particular features e.g. inglenook fireplace / open chimneys / log burners (if you are leaving them). You don't need to go into great detail about everything you have done since you have been there unless they ask. A first viewing is often a quick look to see if the house ticks their boxes - if it does they will come back for a 2nd viewing and that is when they will probably want more detailed information.

Leave the garden until last so none of you are trecking mud around the house. Good luck!

Decide which is the best room downstairs and upstairs.
For example, start with your kitchen if it is a good selling point - it makes a good initial impression.
Then upstairs make the very last room they see, the best one.
This good start / good finish will bookend any so-so rooms in the middle.

Bildodogs advice about not crowding is very good. It's too easy to make a room feel smaller than it is

Thank you. I easnt sure whether to tell them everything we've done or not. I guess I'll be lead by them.

One of the people viewing has actually seen it before a few days ago. She has been scouting properties for her daughter who lives in another country at the moment but is moving back to our town and Mum has shortlisted our house and another in the next street. The daughter is back in town for tomorrow only on a flying visit, hence agreeing to viewing on a Sunday.

The house is only an average 3 bed semi and the mother lives locally so they know the area...probably better than I do, actually, as I'm not native to this area.

Good luck - if it is a second viewing - and the mother has seen it - they will have talked about it and will have specific things that they want to see again or ask about. Play it cool if the Mum is on it, and they know the area well etc it will be a breeze. Keep out of the way - but be around for Qs. Maybe ask them if they want you to show them around - or if as the Mother has been already if they want to go around on their own. Fingers crossed.

I'd show them around first, don't try and "sell" and if they don't appear to be dodgy then leave them to look on their own at the end.

Be prepared to answer why you're moving (and obviously pick a reason that doesn't reflect badly on your house - eg want to move up the property ladder).

Finally, don't get nervous and start saying negative things (e.g . "I know this room's a bit small"). It's suprising how many people do! If in doubt say nothing.

Good luck!