Today we're putting our house on the market for the first time in our lives...

[MrsMerryHenry]

Any tips? Anything I need to beware of with regard to estate agents and absolutely anything else?

I know I need to go to at least two agencies, but is it better to instruct two and barter them down on their fee? Or better to leave it to one agency and reduce complications?

take everything estate agents say with a pinch of salt

i always think advertising with two agents looks a little 'desperate', but that is my own personal stance. i'd choose agent you feel you get most value from - cheapest rate, most coverage, best communicator.

good luck ... be prepared for the long haul though.

Thanks, likessleep (I need sleep today - was woken up in wee small hours by some random person from a sausage factory phoning our number - wtf??). When you say 'more coverage', do you mean that they cover a wider catchment area?

I would have a careful look round and find out which agent actually sells the most houses. (ie has the most sold boards). It's worth paying more for an agent who will actually get you a sale.

I would choose the best agent the one who really sells himself to you because they are the ones who will actually get out there and sell your house not wait for people to walk through the door.
In fact ask them, if nobody enquires about my house, if nobody asks for the details or asks you for a viewing what will you do about it and how long would you wait before coming back to me with the next stage in your selling strategy ?

Employ one agent.

Price realistically.

Look at the local property pages. Whose adverts stand out most? Phone around and ask about commission.

Get 3 EA 'valuations'. Don't believe twaddle. Make your mind up about what you'd sell for but don't tell the agent this yet! When they ask what you want, ask what THEY think it's worth! Look around other similar houses like yours that are on the market to get a feel for what your place may fetch. Ask agents' advice about what they'd advise you to do to sell your place- don't necessarily follow it but it's an indicator of what their 'eye' is like.

Ask how many photos you'll get on, say, Rightmove (that's where I think MOST buyers look!). Ask if they actively contact people who are looking for a property like yours. Ask how available THEY'LL be to show potential buyers around. Make it clear you're paying THEM to sell your house, not for YOU to conduct the inspections yourself!

Make sure they'll bring any offer to you however supposedly ridiculous.

Re the house, declutter, declutter, declutter. Have you got a garage? Put as much superfluous stuff in there you can (I put 1/4 of our excess furniture into a storage facility when I sold my house) and people expect to see cluttered garages! Get pictures off the walls and ornaments off surfaces, leaving one or two key pieces.

Keep the bathroom and kitchen spotless. Bribe the DCs to keep their rooms clean.

And good luck! If it's any consolation, the 3 houses we've looked at over the past 3 weeks have all gone under offer so there IS movement in the market out there at the right price!