Still No Viewings 2 Weeks After Back Up For Sale

[Ramsey1989]

I think I have finally managed to open a new thread (thanks for everyone's patience of previously jumping on the back of your threads).

So long story short, timeline for attempt at selling house and buying a bigger one is as follows:

1st August - listed house for sale with YOPA
6th August - After couple of days of negotiation accepted offer
6th September - Offer accepted on purchase of new house
1st October - Mortgage offer received, survey completed, sale of our place going well and only a week or two from exchange - then receive email from our buyer saying they are withdrawing from the purchase.
8th October - Seller of house we were buying puts his house back up for sale, though he said if we find another buyer he will accept our offer again.

Our buyer gave the following reasons for withdrawing from purchase:

• Maintenance fee of £43pm (for upkeep of private road and shrubberies, all 10 houses in close pay this), though the buyers knew this before viewing property and our agent reiterated this at the viewing before they offered. Buyers were also looking specifically for a flat so this is so much cheaper than leasehold flats.

• Subsidence risk is 'Low'; buyer said it should start at a scale of zero, however we have had confirmed by our solicitor that this scale is low, moderate, high, very high for southern properties. So as buyer is from north I think they got a bit confused.

• Alternative energy sources within 5k of property effecting ongoing value - again puzzled by this because I would understand of there was a wind turbine outside our window but we can't seen anything as we live in a town...

For whatever reason they changed their mind; so we need to find a new buyer fast, or we lose any chance of our onward purchase.

I have de-cluttered and had new photos taken as suggested; this was a good idea of everyone as I remember when viewing houses we preferred ones with only a bit of furniture, as we could then picture our own furniture in it easier.

Some may be put off by living over garages; however they are quieter than people I can assure you, none of the three garages (as we have 1 of them) have light/ power/ water and have strict covenants restricting doing any work to your car in or outside of the garage.

As the title of the post suggests we haven't had any viewing requests since it was put back up for sale; yet it was so popular when we bought it, and very popular when we had it up for sale at the start of August - EA says it is unusually quiet across the board from the start of October and he thinks it will pick up, but it isn't looking good.

I am just looking for anyone's help in trying to get some viewings? or whether they have struggled getting viewings after a sale has fallen through and what they did about it?

Listing is here:

www.rightmove.co.uk/property-for-sale/property-55790604.html

The opening lines of the description and then the photos aren't selling it to me - the description suggests it's large and spacious and the first photo is of a cramped kitchen.

The measurements on the lounge are misleading because it's not actually that wide as the stairs are in the way, so it looks more spacious on the floor plan than it does in the pictures.

Having the second bedroom as a study makes it look smaller and as if there isn't space for a bed so then it looks like a 1 bed & study cramped flat over a garage which is going to limit the appeal.

Three photos of the small kitchen are too much, none of the photos really show any of the rooms off.

I don't know the area at all so can't comment on price.

Good luck!

@whitemarble

If you look at the room sizes on floor plan and compare to 2/ 3 bedroom houses they are big rooms, we have looked at so many to buy and have been disappointed with room sizes not as big as ours.

The lounge is that wide because there is the section behind the dining table for storage which is that wide, and behind the armchair.

We are changing photos of kitchen this week and will only put two (including one shot from dining table down to kitchen).

The study has plenty of room for a double bed; we currently have a double sofabed in there at the moment which you can see a section of, we dont need a second bed as it is only us two living here but we need a study. We are getting more photos of this room from the other angles this week.

Thanks for your feedback, but as far as area goes it is very expensive down here even for the smallest house - houses in our close are 3/4 bed and range from £360k to 450k.

OP, you're right, I've just googled and seen that they changed the rules about re-listing in 2017. Sorry!
If it helps I actually can't see anything much wrong with your property, I think it will be just a case of waiting. Update the photos and hope I think. Good luck!

Bedrooms are a great size.

Living space is a bit small for the overall footprint so the flat feels unbalanced.

I would make more of the garden. Get a little bistro table and a few pot plants and take a photo to show you can enjoy outside space.

The coach house thing is unusual and could put people off.

@serbska

There is a good open plan living space to the front of the property; I am getting a few new photos taken early this week, and I am having these re-ordered so it shows a good progression through the flat rather than randomly ordered (garden - lounge - kitchen - 2nd bedroom - main bedroom - bathrooms).

I am also going to make sure I get another photo of the garden leading up to the door so you can see what is already fenced and what can be combined to make a larger private garden.

I have amended a good few parts of the description, as I had left out the part about still having the LABC guarantee up to 2021 - this is attached if anyone wants to check through and see what they might amend.

I wouldn't pay any attention to the reasons they gave for pulling out. I'd guess they just got cold feet and were embarrassed so came out with some nonsense justification.

Yes, it is unusual in having the garages underneath, but I think it's quite appealing really in it being freehold and sort-of detached. I'd much rather that than some of the other properties linked to. Photos aren't great which you're having changed. Other than that I think the market is just slow. Depends whether you are willing to wait it out. If not you'll probably have to reduce the price.

I definitely think it being detached is positive! However, I really don't see that it is worth £50k than the other ones linked above. The last two are lovely and cheaper.
I understand you have a second bathroom but I don't think that's hugely important to people looking to buy a flat.
The garden isn't hugely useable (I'm guessing you don't use it as it's not fenced off)
I don't know the area so the price might be right. To me it seems over priced by about £30k.
Definitely get your photos sorted as a priority. You need to de clutter as it screams lack of storage.
Unfortunately when you're selling, you have to basically live in a show home!

Also, this is an issue. A house opposite yours sold for £317k and has 4 double bedrooms. That was only a year ago
www.rightmove.co.uk/house-prices/detailMatching.html?prop=49642179&sale=55139270&country=england

Pictures look very pokey. I would suggest you remove the little rug thing in the living room. Also too many photos on walls. Remove half of them. You storage furnite is very bulky-would it be possible to remove this at least for the pictures? Pictures are a bit dark?

Just been thinking about this post as talking with a friend who said family member been really grumpy this weekend and not contributing as would usually to family present. Has an estate agency, not immediately by you but close and I suspect this behaviour change is linked to your slow viewings ie. both reflection of a now much slower market.

Now I get what the property is I think it has a lot going for it and isn’t comparable to the ones I linked, apologies. I like the idea of being effectively detached. Think garages might put a few off but the detached bit will appeal to others so swings and roundabouts.

Think the opening bit in details should emphasise that it is the only property in the building maybe ? I think as well as first time buyers it may well appeal to older couples downsizing and parents moving after breakup as walking distance to the 3 schools. Good luck , hope you get some viewings soon.

@Baxdream

Wouldn't say this was an issue; it was sold at quite a discount because it was rented, and the current tenants were short term let whilst selling and from speaking to new owner the whole place was trashed - so it needed so much work doing to it inside and out.

@PostNotInHaste

Thank you for the feedback, yea market is just a bit poor at the moment - I am thinking people are holding fire till Brexit talks when thinking about buying houses.

I understand I am rather impatience and the house hasn't been up for sale that long (aside from the 8 weeks it was marked STC), I am just on the edge of resigning myself on losing our onward purchase.

The house is well placed in price for the properties around it; many have sold for a fair amount over what Zoopla rough estimates are as (Zoopla's estimates are quite crude), so I am not worries about price at this stage - if we had no offer/ viewings originally I might worry but as it stands I think people would be willing to pay it, it only takes 1 viewing and 1 offer.

I am going to complete the last tweeks to photos/ desciption this week so it looks like a fairly new ad, after this I will leave it to run its course as I have hassled the EA quite a bit.

If it comes to the end of 16 week tie in period for YOPA (21st November) and there is still no luck, I will probably make a deal with Goadsby who originally sold it to me to get them as an agent also.

Agree with others, clear the kitchen counters, remove bread bin and microwave for photos and clear top of the cupboards. Remove utensils pot, tea, coffee, sugar etc just so you can see work surface. I am not asking you live like that, just clear it for photos.

Lounge, I would remove the storage units to the left of the tv, a low bench would look better than the tiny tv stand you have just for proportions. Also the little side table next to the sofa. As you have a garage I would just stash stuff in there.

You need a photo from the kitchen showing the connection between the dining table and the kitchen.

Tuck the blind pull cords up they look like wires.

In the bedroom change the duvet cover for a plain white one, even if it is just for photos, remove cuddly toys from top of kallax unit.

In the en-suite, put all the shampoo bottles together in the shower stall rather than dotted around and I always like to see a full toilet roll on a holder, so you could borrow the one from the bathroom.

The bathroom looks sparse, at least hang a colourful hand towel over the side of the bath, maybe dot some candles round the bath.

Next to the £43pm service charges say what that is for as it is confusing as a freehold .

Take inspiration from show home photos to see how they show a house.

It is a lovely house, but the market will slow this time of year.

A lot of what I suggested on the other thread still hasn't been done OP. The bathroom is now too stark - stick a plant in there, even if it's a fake one, and I agree with the pp who suggested a coloured towel. The kitchen is a key room. Look at how other kitchens are presented and don't just make it look as though no one lives there, but do remove excessive clutter.

I would remove the rug in the living room and find a neutral, as in cream, throw to go over the armchair. The throw needs to be tucked in neatly on the chair and not look like a large towel dumped across it.

If you are not getting viewings then it is down to price - it always is. The market is not great due to Brexit uncertainty. You possibly don't need to get as much as you think for your onward purchase now.

I disagree that the market slows at this time of year - we've sold twice after going on the market in October/November.

@wowfudge

I need to wait till EA is available after i get back from work this week to get photos done; personally i dont think putting a plant and a towel in a bathroom is going to sell it to me so i will leave that as is, as all i see is clean white suite.

I have spoken to many EA down here and if they say there is a lack of buyers/ market activity since start of October, they cant all be wrong.

Again the rug can stay; the armchair throw is tucked in but its a massive chair so it only just goes over it, the lounge pictures are staying and its only kitchen and 2nd bedroom which will be changed - with a few added like different angle of 2nd bedroom and garden view to entrance etc.

I can change all this over and over but to be honest it is never going to suit everyone; anyone sensible can see through a bit of furniture, they dont need it to be a fancy show home.

If it sells it sells if not i wait it out and look for another place to buy; i already have mortgage offer and survey for the house i was buying, so not about to tell the owner 'btw cause of brexit and other factors i want to pay £20k less for your house now'.

Wowfudge has given you some good pointers. You've asked for opinions and help and that's been given to you.
I'm assuming that this is your first experience of selling (apologies if I'm wrong). Selling isn't easy.

I agree with wowfudge. I've sold two properties this side of Christmas and one was a flat.

@Baxdream

Yes I am new to selling; this is my first time, and I have asked for your opinions and taken them on board.

Since I started the thread I have boxed up 6 boxes of clutter; taken furniture down, and agreed with all the suggestions especially in regards to the kitchen.

I had the EA over on Saturday to take photos of lounge, bathroom and second bedroom. However, other rooms were not ready at the point and I have ordered a white bed sheet to then get new photos of main bedroom (only have two bed sets, one is dark blue and the other the world map print green currently on bed).

I have a full time job; a second job in the evenings selling anime and pop culture products through my limited company, and so everything takes time - I am trying to make the advertisement better but this will not happen over night, in a week or so it could be that if you check it the new photos will have been done but as I work no where near my house during the day - the EA can only visit at certain times in the evening, or weekend and this time if year is going to mean darker photos than the previous.

I am thankful for the suggestions, but stating that it still hasn't been done yet isn't very helpful.

OP flat hunters won't know or care how busy you are, but they will see things that put them off. You have to critically look at your flat in those photos as though it's the first time you've seen it and think what puts you off because it is magnified for potential viewers. I appreciate that when you have your first home you often end up with a mish mash of furniture and it just isn't ever going to look like a show home, but you have to present it at it's very best.

Feel free to ignore my advice about not making the bathroom so stark, leaving the horrible looking throw on the chair like that and not moving the rug, but I've both sold houses which were quirky, i.e. not to everyone's taste, and made good money (although they were homes first and foremost, not a means of making money) and bought houses which were poorly presented at bargain prices compared to similar houses which went for more because other people couldn't see past the filth in one and the eclectic décor and clutter on every surface, horizontal and vertical in another!

In all honesty, the flat has a studenty/bachelor pad feel about it: it isn't homely to me and when you look at the presentation of the other flats a pp linked to, the difference is apparent.

The blurb of the advert is clumsy and doesn't flow - too many long sentences trying to cover lots of different things. Even stating there is plenty of room for a dining table twice doesn't help - it's like protesting too much and saying it's a squeeze.

As long as the house it tidy does it really make that much difference precisely how it is laid out, where items are place etc.? I'm looking for a house and it makes no difference to me, I look at the room dimensions, floor plan condition of the house, I can see all that regardless of clutter. This house for example; www.rightmove.co.uk/property-for-sale/property-56393166.html

It's a bit overpriced and the kitchens too small, but the pictures wouldn't put me off at all. I know all that stuff will be gone.

@wowfudge

It is hard to look at a place that is your home and critically evaluate it from a buyers perspective; it is first and foremost your home, so to me I see no problems with it because I have lived in it and loved it.

The people who got 3 quarters of the way to buying it loved it to, but for whatever reason changed their mind - I doubt this was for the throw over the armchair or any other minor detail.

What I was saying is you are not being helpful suggesting that I am taking to long to correct everything; and it still hasn't been done since your other posts last week, busy or not busy like I said these things do not happen over night.

@totallywired

Totally agree with you; when I have looked at properties I have not said 'oh dear god not this one because I hate that rug or that throw or that bathroom isn't dressed up nicely, to me I look at the bare bones of the house - what condition is in it and what are the size of the rooms on the floor plan, everything else can and will be changed when moving in!

As long as the house it tidy does it really make that much difference precisely how it is laid out, where items are place etc.?

Yes it matters.

Why do you think people stage their houses? Lots of people will say 'oh I can see past all that' but actually most people can't and don't.

There is an entire industry dedicated to selling you tings you don't even need... if advertising doesn't work on you, you are in a very small minority who can't be influenced ;-)

With the OPs flat - I see that big arm chair and think 'gosh, how awkward having to walk around that every time I come up the stairs and go to the bedrooms, the sitting room is basically an awkward shaped corridor, oh, I don't like that, I would have to walk around the arm chair every time I came in/out, or I wouldn't be able to seat so many people. Is the space too small for me? Hang on, those dimensions aren't reaaaaalllly representative as there is the corridor section and the stair head..." and so on.

If there was a nice chaise sofa where the big 3 seater is, and nothing where the arm chair is, I wouldn't be drawn to the awkward layout.

Also the lack of plants makes me think its really dark in there. In my head, a couple of plants = bright and airy flat = life = good. No plants = dark = bad. Plants are super on trend anyway, can't hurt.

@serbska

The EA is coming over during the day when we are at work to take the specified photos I have asked for (including what angle etc.), so hopefully it will be a nice sunny day down here.

Practicality comes to mind when you suggest moving furniture; I cannot afford storage, we need the armchair to sit on so it cannot be moved - it can't go in the garage because my car is in there.

I will try to visit a store before Thursday to see if I can get some kind of plants; I have never had plants because most varieties of household plants are actually poisonous to cats, so for this reason I didn't want to cause a problem to the two I have - if anything I think I will just get some fake ones.

If I lived in a house and not a flat, I expect moving furniture to different rooms for photos would be possible but it just isn't an option here.

Rather than confuse people over detached but above garages, I'd suggest 'Quietly positioned, with no neighbouring flats'

@Ariela

That sounds better, I will suggest that for an amendment.