Advice Welcomed on Sale of My House

[goodbyestranger]

I get on well with the agent who says he doesn't think a price reduction is a good idea; that the price is right. His view seems to be that the house may take a while to sell because I just need 'the right person'. The obvious problem is no on site parking but there's plenty on street parking nearby: I've parked on the street opposite for forty years (for the last twenty with a large VW nine seat people carrier) and there are a number of other spaces just a few steps up the road. A similar house with parking sold for £200k more a couple of years ago and another where parking could be created, assuming planning permission and c. £20k to create, sold for £50k more this summer. A smaller house with a small garden and no comparable views and no parking and much, much further from the beach sold for £125 less a few weeks ago. It's a ten minute flat walk along a National Trust path to the incredibly beautiful beach and the buses to both local schools (one a comp, the other a top co-ed grammar) stop at the door. I've brought my eight DC up in this house - admittedly a bit of a squash, but they love the house even so. I can't create any on-site parking, it just isn't there. The other possible issue is the extension I had to build in 2006 to accommodate the family as they grew. It's not the best looking extension ever but all that could be done within the confines of very strict planning controls in the area (AONB - Jurassic Coast) and is a really lovely room inside. The village community is vibrant and welcoming. Advice on how to proceed welcomed.

www.rightmove.co.uk/properties/73186305#/

Wow, can't believe some of those photos weren't included originally! That fireplace is such a feature. Once you've had a re-jig you can have new ones taken though. It really is a stunning property and it just needs to shine on the listing.

I'm feeling much more cheerful than I was before I started this thread, that's for sure. Thanks again all, this has been so helpful. If I can get the antiques guy to buy my table then yes the plan is that the old table and chairs in the summerhouse go back to the kitchen.

Good, I really hope you get that sale in the new year and your move to Scotland goes well (of course with a stop for a Thai in Lancaster on the way!).

If you're fond of the kitchen table use it in the summerhouse to dress it as a workspace, add a chair, old laptop, sewing machine and some nice storage and it shows what's possible.

I know some people aren’t keen but I would still keep the sitting room purely as a sitting room and put that beautiful table in the extension as a separate dining room. People wouldn’t have to use it that way but I think a lot of people do want a separate dining room. Think it is lovely to eat looking out at the garden / view too.

I'm completely unsure between making the extension a double room, properly made up, and a dining room. I'm concerned about the three bedroom thing especially as one is a single only. I'm also trying not to think about the huge weight of the table and heaving it elsewhere, especially down a set of stairs with possibly horrible consequences. Also really tickled that the guy I bought it from has four tables in his showroom, very similar, for around £5k (I bought mine for £1850 :) - tbh I'd be very happy to recoup the initial cost, especially since it's lost its once beautiful shine and needs polishing up again).

If you make it up as a beautiful master with dressing table area on the mezzanine, people can see the potential to make it a family living space. If you make it a living space I don't think people will see the potential to make it a bedroom and will see it as a mis-marketed 3 bed. My mum's is similar and she would turn her second lounge back into a bedroom to market it. Just my opinion as I'm more renovation than marketing but I think many people are blind to potential.

Hello OP, I love your house, including the extension - really nice.

A few things I would do:

• take out the dining table in the kitchen and replace with the one in the garden room/studio or other smaller table. Smaller dining chairs too. I’d also consider pushing the table alongside the wall, rather than having it central to make the kitchen look larger and show more of the units in the photos

• make the extension room the master suite - put in a double or put two of the singles together facing the patio doors. Remove the patterned curtains to let alll the light in for the photos. Make the mezzanine level a dressing area with a table and chair and display perfumes etc. Photograph the en suite and make it clear on the photos that it’s a self contained suite.

• make the garden room/studio either a proper home office or additional TV or games room.

• Remove as many of the side tables, random furniture and additional carpet rugs, bathroom rugs as possible and clear all kitchen worktops

Other than that, it’s perfect! I adore the garden and the views are breathtaking.

MustDust that's the way I'm leaning for exactly that reason.

Justyouwaitandsee I've never wanted to put the table in the sitting room because I personally loathe sitting rooms which smell of food, as they tend to if you eat there. The extension would make a good entertaining area if a buyer didn't need a fourth bedroom, for sure.

Thanks Mike. I'm sitting at the table now and unfortunately it won't fit against the wall, by some way, because of the Rayburn. The shower room in the extension is a good one (Fired Earth shower! Fired Earth tiles!) but the photographer didn't take a photo, not sure why.

@MustDust

If you make it up as a beautiful master with dressing table area on the mezzanine, people can see the potential to make it a family living space. If you make it a living space I don't think people will see the potential to make it a bedroom and will see it as a mis-marketed 3 bed. My mum's is similar and she would turn her second lounge back into a bedroom to market it. Just my opinion as I'm more renovation than marketing but I think many people are blind to potential.

This. Don’t turn it into a living area, no one will ever be able to imagine it as a four bed and it will significantly impact the price. Dress it as a beautiful bedroom over looking the garden and if people want extra living space they will easily imagine putting a sofa or whatever in there.

Branscombe!!!

I’m sorry I can’t add anything to the excellent advice you’ve already had but I had to comment. This is a very special village to my family who have been coming here for holidays since the 1940s. My grandmothers ashes were scattered on top of the cliffs. I even bought my dad an original painting of the beach, cliffs and valley for Christmas!! Such a beautiful place. Would move there in a heartbeat if I could.

(And your house is lovely!)

Additional photos look much better. The fireplace is lovely. I can't wait to see the revised photos, I'm glad you feel more positive.
Agree with the comments about making up the room as bedrooms, again, I didn't do that and people really cannot visualise it.

Lovely lovely house OP. I have a soft spot for Seaton having had a lovely Aunt live there for many years.🤞 For a quick sale for you.

How are you getting on @goodbyestranger any interest in the new year?

Yes! Would love to see what you have done to the lower floor room!

@goodbyestranger
Going back to the potential parking field across the road, I guess you know the owner so is it worth asking 'would they consider an offer'? And then ask the opinion of the local parish councillor responsible for planning? Cannot see the council would object if it effectively widened the lane/view along the road when it is a bus route?
If the landowner would be willing to consider an offer, then it would help enormously to mention this.

@goodbyestranger How are you getting on? Have you had any more luck? I’ve just had a look at the Rigthtmove link and the photos seem to be the same as after the initial shifty round, are to my still planning on taking some new ones? Your house is gorgeous so I hope it sells quickly!