@headvsheart OK, viewing tips - what I can remember anyway!
Don't try to be an estate agent. You're not. You are the owner, and assuming you're friendly and easy to deal with, that's an advantage. Be friendly and tell them what you've enjoyed about living there.
Think about where to start and your route through the house. First impressions count. Start with the best bit, and try to end up there too!
Always let the viewers go into the rooms first. If you go in first, it makes the room feel smaller. Instead, hover by the door and invite them to go in.
Think of something positive and useful to say about each room. Don't just say "this is the bedroom"! It's so easy to do, and not useful! Instead, say things that will give them some information about the place, highlight a feature, or give them an idea of how you use it.
eg - "we really enjoy being in here as it's a really bright room in the evenings, this window gets loads of light" or, in the kitchen "we've loved this kitchen because xyz. We replaced the boiler just last year. I love the way the kitchen opens out onto the garden and we tend to have the doors open most of the summer"
Also, most estate agents will give viewers a print out of the particulars of the house. If you're doing your own viewings you may not have this. But, this is really important! Once a viewer has seen loads of properties they tend to merge into one! Having the particulars helps remember which was which! Make your own - use the estate agent's pictures, and make sure you print them in colour. Copy what they've written for the website and add anything you think is a selling point eg nearby schools, transport links etc. Put your phone number and email address on it if you like, and let them know it's fine to get in contact and ask you questions. Remember to actually give them to your viewers (I kept forgetting!)
I read that viewers sometimes feel a bit uncomfortable viewing properties with the owner as they feel they can't have a proper look around eg opening doors to fitted cupboards etc.
So, we said to our viewers up front - we're going to show you the house twice - we'll do a whizz round to show you where everything is, then we'll make a cup of tea and let you have another look on your own while we do that.
This isn't compulsory! You need to be pretty confident that you're happy for them to actually poke about and also not worried about stuff going missing! But it worked for us.
Once we'd done the first go round, we'd ask them if they wanted a cup of tea or coffee and made one if they did while they looked around on their own. (I boiled the kettle before they came so it wouldn't take long to reheat). Not everyone wanted to stay for a drink and that's fine. But the ones who did stop for a drink seemed to be the ones most interested in the place, and it gave them a chance to ask us of questions. It also was nice to demonstrate - we're not an estate agent, we're friendly and will be easy to deal with.