Selling your house for dummies

[Chocolatecupcake12]

Hi

I've never sold a house before. I've got estate agents coming next week to give me their valuations.
I'm having a massive declutter and tidy of the house.
I haven't got an epc assessment, so I think I need to look into getting this sorted
Will need to pick a conveyancer/solicitor once I've picked my estate agent.
Hoping to get it on the market early September as I've heard July and August are pretty dead periods for selling. This gives me a few extra weeks to get the house completely presentable for viewing and pictures. Will get new white towels and bedding
Can anyone give me a list of stuff I need to think about that I haven't already mentioned, a selling checklist for dummies if you will?

Are those prices inc or ex VAT?
Does either agent have an idea of who to market your property to, or is it a Rightmove scatter gun approach?
Just had some photos done, they are rubbish and I could do better with my Pixel phone! Not sure what my preferred agent will do to sort it as I paid up front which would be re-imbursed on sale. Plus they screwed up the EPC and I've not seen the plans yet. Happy days.
Oh and having to pay for an AML check by the agent when they could look at the details/paperwork I have is infuriating as you have to pay the solicitor to do another lot! It's a licence to print money...

Those are all including vat
Both saying aiming the house at families rather than first time buyers
With agent 2 I'm wondering whether the 'professional photos' will just be the estate agent with a slightly better camera. Not sure I appreciate paying upfront for the photos if they're not amazing, they basically said they could take the photos themselves and gestured at his phone or I can pay extra for professional photos.
How can they cock up an epc rating?

They got the lighting wrong, changed the grade from Very good to Average because they didn't enter the lights as low energy, which the previous EPC had noted.
I also had the Main heating change from oil boiler to ASHP and the data has to be entered specifically by model rather than generically.
The company taking the photos were recommended and appointed via the agent, paid for by us. I'll see what happens as the agent agreed the photos weren't good.
Your fee rate is good, no-one round here (tried 3 different ones is close to those).

I’ve just had our professional photos back and they are very good. They did drone shots as well. It looks lovely. We did have to pay extra for them.

Epc assessment all done.
Finally made a decision to go with estate agent 1 who is independent and cheaper. The price difference wasn't massive, but they seem nicer to deal with.
Now to carry on with sorting the house out over the next couple of weeks ready for photos and get it listed for beginning of September
Feel quite nervous about getting it on the market. I imagine a stressful few months ahead

Good Luck!

Buying & selling homes is so stressfull. I moved a couple of years ago, did building work on the new house & moved my Mum in with us in the course of 2 years, it was a lot!

I think we'll eventually downsize and I'm hoping that will be my last move...