Selling a flat quickly after buyers dropped out

[NibbleQueen]

Can anyone advise how to sell property quickly?

We are selling our 3 bed flat and due to bloody incompetent solicitor on our buyers' side (Juno) our buyers are now out of the running and we now need to find new buyers at short notice. We have already reduced the price £10k, will probably end up taking less. If we don't find new buyers we will miss out on our new home. Devastated doesn't even begin to describe it.

You could sell this within days with better photos and an estate agent that knows what they are doing. 390 for a 3 bed and that much outside space is a bargain - people are buying flats with shared space.

We had another agent round who wants to take his own photos, though it is a bit of a state right now. What would you change about the photos to show it off better?

Photos of all the 3rd bedroom, can you dress the other 2 up a bit more to look luxurious?

Many more of the outside garden space. Perhaps different angles.

@NibbleQueen

We had another agent round who wants to take his own photos, though it is a bit of a state right now. What would you change about the photos to show it off better?

I think less clutter especially in the kitchen because the colourscheme already makes it look smaller, better angles, maybe get some more light in if possible - open blinds fully rather than just opening the slits etc. I would also organise the photos better so it’s from front door to shared garden space (you need better photos of this) and parking last.

I'm not the best at dressing rooms but the bathrooms may benefit from a splash of colour, the white bedroom looks very stark rather than "stunning"?

@RandomMess

Photos of all the 3rd bedroom, can you dress the other 2 up a bit more to look luxurious?

Many more of the outside garden space. Perhaps different angles.

I agree with a more premium decor. Maybe use neutrals for bedclothes / cushions / kitchen accessories. Put everything but the essentials you need to show off the space away too if possible. Make it generic.

You need to get them to correct that weird '3 bed block of flats' heading...

Where the picture of the 3rd bedroom? you need to have that if you want to market it as a 3 bed flat. Also service charge/ground rent/lease details.

Your building seems to be near a railway line which might put off some people.

I think the building and decoration looks good though.

I would lose the office area in the lounge. It suggests that there isn't anywhere private to work from home.
Dress the table in the kitchen as they do in show homes with place settings for 2, serviceware, glasses and a vase of fresh flowers.
Pull back the white shower curtains, I always want to see the type of shower (hand held, rainforest etc).
Include a photo of the missing bedroom.
Great flat though!

We've got about a day to clear all the boxes and dress the flat up. What are some simple ways to make the bedrooms look more luxurious? I'm happy to buy a few bits in Matalan but not sure what to add for bigger impact. Specific shopping list please!

wrt photos

• on some it's obvious that a fish-lens has been used.
• the curtains are not straight
• agree with the office area. either show it in full glory or don't show it at all.
• better light
• some flowers

wrt property details: add how the communal garden can be used? bbq area? playground? or are they just to look at?

It says “3 bed block of flats” for sale. But it’s not...

Also, it says Ealing, UB2. I’m not from London so I thought I would have a bit of a rightmove search for what came up and I was surprised because yours looked so much cheaper. And then I googled Ealing postcodes and UB2 isn’t one of them. So it now looks (to someone who doesn’t know the area) that you’re trying to pull a fast len.

*fast one. I dong know who len is!

PotteringAlong UB2 is Southall but within Ealing local authority. It shouldn't really be marketed as in Ealing.

NibbleQueen Your agent really needs to change the details beside the '3 bed block of flats'!

@sunshinesupermum ah.

Well then, OP, maybe that’s your issue. People are searching for Ealing and getting your flat, but it’s not in Ealing. So they reject it.

Maybe put the actual location on and you might have more luck!

I don't think you can beat white bed linen for photos. Matalan have a plain white 100% cotton waffle duvet cover with 2 pillowcases in king size or super king (generous looks more luxurious) for about £40. I know that Primark have similar a little cheaper (£25 I think). You need 4 pillows though, not 2, propped up vertically.
2 matching table lamps from Argos. Gold or teal shades would look good in your room.
I see your lamps are non-matching. They are inexpensive but make the room more polished.
You could swap the picture above the bed with something a little larger and more impactful for the photographs. Sorry my phone won't allow links.
Argos do same day delivery before 9pm for lots of things.

Matalan have framed wall pictures 'abstract block' £20 each. You could buy one of each and put them together above the master bed. It says you need to buy fixings separately.

How many years are left on your leasehold? The fact it doesn't say would make me wary.

Leasehold flat described as “luxury” in s gated development with extensive communal grounds, an on-site caretaker and allocated parking with no indication of how much the service charge is - I automatically assume it’s incredibly expensive and move on. If this isn’t the case, get it added to the listing.

It's rare that a listing has the service charge but it often has length of lease.

Thanks all, I have asked the agent to add the lease as its 95 years so not hiding anything. Will also add more photos of the grounds as they're lovely and original photos added in winter.

Have also asked them to add that ceilings are 12ft, we have a loft, and we're near national trust land. Our service charge is on the expensive side but that does include a sinking fund, so residents will never get a bill for repairs. I've told agents this so they can mention it anecdotally

I like it very much. It has that loft vibe you could make even more of, and three beds is great!
In fairness it looks pretty close to Ealing Broadway to me. It's definitely close enough for socialising etc.
I don't think the EA is exactly selling it though with the description and photos.
But it's a very nice flat. I wouldn't drop the price further at this point.

I would ditch the cafe style net curtains though, straighten up the curtains and maybe clear out some of the files/study stuff from the living room. It should scream airy and large, but does look cluttered.

Do you think its history as the Hanwell Insane Asylum might put people off a bit? Though apparently it was quite enlightened for the times ...

Not sure I get the comments about people being misled by it being called Ealing. There's a map so whether the address includes the words Ealing/Hanwell/Southall (all of which I think would be legitimate) no-ones going to be confused.

As somewhere between areas it might be worth using two agents which cover different areas eg one in Hanwell and one in Southall.

I'd agree about removing clutter and probably the office area. Others in the block seem to have better photos of the outside space so I'd see if those could be improved. Perhaps even include at the end a photo of the canal locks on a nice day.

HI OP,

You need to do a major declutter.

Get rid of the desk in the living room and make the 3rd bedroom an office - much more desirable now for people.

Get rid of all photos bar 2 well selected ones. Tidy your beds and clear up everything in bedrooms except bed and side tables.

Spend a solid day together on this - look at photos of other apartments and compare your staging.

I have sold all my previous properties quickly through ruthless decluttering, making sure all paint work was fresh and clean, bathrooms and kitchen spotless, move your personal stuff to storage.

Honestly, although your kitchen looks lovely, the rest of the place is a mess and quite dates in terms of decor and you are probably competing against more modern, or more modernised places so you need to put in way more effort to tidy it up.