Selling advice

[Noimaginationforaun]

We are planning on putting our house on the market January/February. I know probably the worst time to sell but we don’t have a choice so it definitely has to happen.

Just after advice really! We’ve never sold a house before so where do we start? Do you need a solicitor straight away? How do you pick an estate agent? What sort of things should we do to the house?

Get 3 local Agents in to provide valuations and also get their selling fees. Believe 1-1.5% is around the norm

I would suggest getting a Solicitor lined up, so you are ready to roll soon as you accept an offer

Best of luck

We sold recently and I kept an eye out to see which companies had boards out on houses locally - especially ones that had sold! We had 3 round to give us a valuation - all we're in a similar ballpark, which made it easy. We also took into account how well the agent came across (one wasn't great, seemed really uninterested) and things like whether they would be doing all the viewings or shared between colleagues. Also price! Fortunately the one we liked best and felt would do a good job of selling our home to people also had the lowest fees!

With solicitors I would advise getting recommendations from people who have recently moved. And definitely make sure that the firm has more than one conveyancer - we ran into trouble when our solicitor became unwell and had nobody to cover his work.

We sold quite quickly once, we got a solicitor after the estate agent was appointed. I think you need the solicitor when the house gets an offer - not before. BUT solicitors fees/quality of service can vary massively so start asking round for recommendations now.

If I was you I would get some estate agents round before Christmas, they can tell you if any works needs doing to maximise sale and you can decide what one you are going with. Sorry you have to sell quickly. I hope it goes well.

Key question I asked the agents when I was selling my last house : Why should I choose you over xyz agent?. If they are a good agent they will extol their own virtues and ask if their staff can come round and see the property so they know what they are selling - if they just slag off the other agents and talk about their statistics then avoid like the plague. Just my experience but it worked!!

Agents are usually no-sale-no-fee. But they can’t earn any fee unless they actually get your instruction to market the house. They will want to sign you up on a sole agency agreement for as long as possible. Take a look at the minimum term – I wouldn’t allow them more than six weeks. They will usually negotiate this.

Agents usually think that the best way to get your instruction is to value house high and they will be competing with each other on how high they dare value the house. Try not to get stuck on any particular figure in your head – this can work against you when you are negotiating with the buyer. The house will fetch what it will fetch and this will be entirely unaffected by either the agents initial valuation or any figure you have grown attached to.

Ask the agent this question:

What price could you guarantee to sell the house in a week? This will give you a truer reflection of what they really think. Although they will probably try to avoid answering this.

Try not to be swayed by a higher valuation. They all advertise on the same portals so it’s really down to how much the person themselves have impressed you.

We ended up going with the estate agent who was most enthusiastic about our house as we no longer loved it and felt it best someone else do our viewings. This one had the cheapest fees 0.75% and sold it within a day in March this year, we didn't really want to sell so quickly hence caravanlife, but out new house will be perfect for us when it's finished.

Just beware the one who gives you the highest valuation, often they do it to play to peoples greed and get the business. Knowing full well it won’t sell for that and you will need to reduce in a few weeks.

Get valuations from 3 agents and have a look on right move to work out if you think their valuations are realistic compared to other similar properties that are currently on the market. It is also wise check out your competition.

Ask the agents what their fees are.

No need to appoint a solicitor until you have accepted an offer but it would be a good idea to call a few for prices so that you are ready when the time comes. Ask friends for recommendations.

In the meantime, get your house ready for photos. Agents work pretty quickly once you have instructed them. You don’t want to leave sprucing up till the last minute.

Get all you info on ground rent/lease, building regs, guarantees , certificates etc in order and to hand.

And passport for ID/money laundering will be required.

Get a mortgage in principle if you need one.

And good luck 💐

Some agents like Purple Bricks and online agents cut fees by getting you to do all the leg work and viewings yourself. It can be a major faff if you have a busy life or if you have a more complicated sale with an open day/multiple viewings and need to go to best and final.
We have always used a traditional high street agent who have done all the viewings.

Thank you so much! This is all really great advice! I’ve got a little to do list and feel much more knowledgeable!

I was lucky enough to sell a flat and picked an agent who clearly knew what he was talking about. And by that I mean he would also tell me what I didn't want to hear e.g. "I want to put the flat on at 250k."
Agent:" I can do that but you'll be competing with.properties that offer x and you might not compare so well in comparison."