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Original poster

Selling house: what order

41 replies

IronNeonClasp · 30/10/2023 13:16

Hi. I’m in a tiny 2 bed cottage sharing a room with my DS, DD is in the back room. We need to desperately move to a 3-bed but I’m not sure what order to do everything as it’s been a long time since I purchased and I’ve never sold a house before

House needs quite a bit doing to it which I was willing to take off any offer rather than doing myself..

Had a valuation in March which was for about the same I purchased it for in 2007.

OP posts:
Angelselevenx · 30/10/2023 13:21

@IronNeonClasp I'd firstly start with speaking to a mortgage advisor to see how much you can borrow, then get a few estate agents round to get some estimates on sale price, then if you're happy put it up for sale, once you have an offer you're happy with you can then reach out to a solicitor and work with your mortgage advisor to get your mortgage application sent.

Original poster
IronNeonClasp · 30/10/2023 13:30

Angelselevenx · 30/10/2023 13:21

@IronNeonClasp I'd firstly start with speaking to a mortgage advisor to see how much you can borrow, then get a few estate agents round to get some estimates on sale price, then if you're happy put it up for sale, once you have an offer you're happy with you can then reach out to a solicitor and work with your mortgage advisor to get your mortgage application sent.

Oh thanks for the quick response @Angelselevenx - I did also speak to a mortgage advisor in March so it’s doable.

Is it possible to put house on market with no internal pictures? I’ve just split with my now ex and don’t want him sharing any links

OP posts:
Angelselevenx · 30/10/2023 13:31

@IronNeonClasp hmm I think some agents offer an off market sale where they'll just send to their contacts rather than have it on selling sites. I'd probably want photos on there though just to draw people in but you could always ask!

Twiglets1 · 30/10/2023 14:19

You need to get at least 2 EAs round to get a valuation since the situation may have changed since March. They will find it much harder to sell your property for the best price without internal photos so I don’t think it’s advisable not to have them. But speak to the EAs about that.

Original poster
IronNeonClasp · 30/10/2023 14:25

Thanks I’ve booked 2 valuations with regular local EA’s.

OP posts:
Twiglets1 · 30/10/2023 14:27

That’s good @IronNeonClasp

I wouldn’t bother doing any expensive work to your place ahead of listing it. But I would declutter. Especially if the cottage is a bit of a squeeze. You want it to look cute for someone not cluttered.

RaisinsOfMildAnnoyance · 30/10/2023 14:43

Depersonalise the interior as much as you can, then any nosy parkers won't really glean any information from the pics.

CremeEggThief · 30/10/2023 14:46

Speaking bluntly, who on earth is going to bother viewing a house with no photos or a floorplan online? This would be a massive mistake, OP.

Mum2jenny · 30/10/2023 14:47

Floor plan essential imo, not so much internal pics

Original poster
IronNeonClasp · 30/10/2023 15:53

Completely agree about fooorplan! Just wanted to keep some privacy online

OP posts:
WildCherryBlossom · 30/10/2023 15:59

You definitely can market offline. It might take longer to sell but discuss this option with the EA. Friends did this as they didn't want the internet footprint for a number of reasons.

I would declutter and maybe repaint some rooms if they look like they need it. Give the house a thorough clean, bleach grouting etc etc. If possible ask someone with a garage to store a few boxes for you so you can declutter.

I would be very surprised jf it is marketed at still the same price as 16 years ago but I suppose it depends on the area / condition etc.

Pjmasksonrepeat · 30/10/2023 16:03

We weren't market ready when the photographer came. He helped us drag stuff from room to room and blurred out any photos on walls etc. Maybe removed anything personal that you don't want and just get 1 photo of the living room and one of the bathroom or something?

Strawberryjams · 30/10/2023 16:07

It can be difficult to get viewings depending what the market is like in your area. We recently sold and bought and was pretty stressful, but worth it! I’d discuss this with the EA and see what their opinion is as if I saw a house without photos it probably wouldn’t grab my interest to come and view plus would think it was possibly too bad to photograph. Would your ex know you were selling? You could opt for no sign outside and if you don’t tell people he may not even have a clue.

Magicisuponus · 30/10/2023 16:07

If I was a buyer, I would be massively put off by no internal pictures, as I would assume it is a complete pigsty /leaks/ falling apart . Some pictures are necessary to show its liveable.

Original poster
IronNeonClasp · 31/10/2023 16:44

Magicisuponus · 30/10/2023 16:07

If I was a buyer, I would be massively put off by no internal pictures, as I would assume it is a complete pigsty /leaks/ falling apart . Some pictures are necessary to show its liveable.

Thanks all super helpful although I only have a day and a night to get it in to shape now. Well it’s definitely falling apart :( Haven’t had spare cash to spend on it and don’t really want to as someone most likely will want to put a new kitchen in, put their stamp on it etc. But it’s missing a couple of kitchen cupboard doors and a draw as crap DIY ex-H fitted, need’s redecorating and probably needs a rewire so willing to knock about £8k off asking price as long as it’s priced high/reasonably enough to reduce it for a reasonable offer..

OP posts:
LibertyLily · 31/10/2023 17:01

You can do a 'soft marketing' @IronNeonClasp where the estate agents will contact anyone registered with them looking for a property like yours, but won't place it on the online portals etc.

We are about to do this - but not because we don't want people seeing it's for sale/what it looks like inside - and had the EA's photographer round yesterday. We're just concerned about putting it out there this close to Christmas so will soft market in the first instance, then go live online in February. That way we have the (slender) chance of securing a sale now and if not, our house will come fresh onto the market without appearing to have languished in the new year.

However, I'd never recommend listing with no internal pics. I can understand your reservations but as others have said its massively off-putting to see a property with no photos of the inside.

Lizzt2007 · 31/10/2023 17:07

IronNeonClasp · 31/10/2023 16:44

Thanks all super helpful although I only have a day and a night to get it in to shape now. Well it’s definitely falling apart :( Haven’t had spare cash to spend on it and don’t really want to as someone most likely will want to put a new kitchen in, put their stamp on it etc. But it’s missing a couple of kitchen cupboard doors and a draw as crap DIY ex-H fitted, need’s redecorating and probably needs a rewire so willing to knock about £8k off asking price as long as it’s priced high/reasonably enough to reduce it for a reasonable offer..

Edited
Show quote history

Op the valuations are likely to take into account that there's work needs doing, especially obvious work like new kitchen.

Strawberryjams · 31/10/2023 17:11

What your house is valued at is in its current condition so no need to take money off unless they ask and you are happy to do so.

Original poster
IronNeonClasp · 31/10/2023 17:26

Strawberryjams · 31/10/2023 17:11

What your house is valued at is in its current condition so no need to take money off unless they ask and you are happy to do so.

I had 2 valuations spring this year; 1 @ 85-95 and 1 @ 95-105 but house prices have fallen here and prices seem to be based on interior design not location etc.
Have 47k left on mortgage and was offered max 170 by bank and a broker and my Dad said he’ll give me some inheritance but to ‘pick a figure’ so thinking 20k? I have 15k debt which I was hoping to write off with any equity as then when it’s paid off I won’t notice the higher interest and extra mortgage payment (currently £330 a month) expecting to go to maybe £700 (debt £450 a month) and earning just under 40k

All this for an extra bedroom ! I don’t want to convert it as it would need a new roof, ceiling to be raised etc, structural conditions and it’s just too small. Plus I want to get away from here now. Too many bad memories need a fresh start.

I was planning on buying with my (v recent split) ex who held up my plans for a year so really want to press ahead now and focus so I’m not here another 7 years (I should have moved when ex-H moved out!

Thanks for all of your replies I really appreciate them.

OP posts:
RainingIsDraining · 31/10/2023 17:50

Hi OP, I'm not quite sure I follow your figures but if you're looking at a £170k mortgage I'm pretty sure your repayments will be a lot more than £700 a month - I don't think there are any interest rates round that moment that would come out at that - £700 a month is under 3% at 30 years and I don't think you'll get anywhere near that interest rate.

Maybe I've misunderstood though!

Original poster
IronNeonClasp · 31/10/2023 19:56

Thanks yes hoping to get something around 130k I think but the properties are utterly crap here tbh. Not sure whether to move areas within kids catchment area

OP posts:
kcsun · 04/11/2023 15:32

Hi @IronNeonClasp , from my own experience you could find your next home first and make an offer, and then get to sell your home, because there is a pretty underrated way of selling to a private investor which saves you having "for sale" board, share interior pics with the entire world and avoid agent's fees.

I wish I knew this myself when we were selling our first house, and save few wasted months on so called investors, one of which didn't have a clue on what and where he wanted and another haven't even had mortgage sorted.. We ended up with a third one! I recently came along a private cash investor who considers below market value (which sounds like you are already happy with) and even pays your legal fees. Depends how much below market value you are willing to sell, but worth a try getting a free quote?

Could have saved 8 months of stress myself few years ago would I be aware, because time and stress costed quite a bit for us too.

Original poster
IronNeonClasp · 15/11/2023 22:11

Currently have 5 viewings this week (stress) so send all of your positive vibes please for us :)

OP posts:
Twiglets1 · 16/11/2023 05:57

IronNeonClasp · 15/11/2023 22:11

Currently have 5 viewings this week (stress) so send all of your positive vibes please for us :)

Wow 5 viewings is really positive!

Sending positive vibes your way 😀

WildCherryBlossom · 16/11/2023 14:09

Best of luck OP! 🤞

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