Any tips on selling a house?

[shoz]

I have put my house on the market with very limited success so far. I don't suppose the recent interest rate rise has helped any and the estate agent says that school holidays are traditionally quiet. I have had two viewings via the agent and one 'drive by' viewing. One couple loved the house but their house isn't even on the market yet, so I'm not holding out too much hope there.
Does anyone know of any tips or even gimmicks I could try that may help?
It is a decent sized 3 bed semi in good order, double garage, driveway and open aspect to the rear, and it's in a decent area, so I don't think it's anything like that putting people off.
I would really be grateful for any advice.
Thanks.

[midget]

Beware of the b******s who ring the night before contracts are to be signed to say they have failed to get the last £500 of their mortgage, and would you consider dropping the price a bit. It happened 21 years ago and it still rankles.

Don't get too enthusiastic about your house- potential buyers won't believe you.

[Mrs C.]

They do say that a tidy front garden, good exterior decor , neutral colours indoors and tidy back garden help sell a house, as does a white bathroom
(avocado green being definitely OUT!). First impressions count, so make it look as spacious as possible inside.
Good school nearby? Seems to be a selling point nowadays too!

Don`t know what your house is like though!!

[Vonny]

We went through this last year and had a nightmare. First our buyer pulled out after stringing us along for 3 months and then when we found new buyers their buyer pulled out We ended up selling to our second buyers as they found new buyers for their property. Nightmare.

Definitely de-clutter. We put loads up in the loft and it made the house look so much more roomy.

Never mention any negative points about the house but be careful not to be over enthusiastic about the plus points.

They do say to put some fresh coffe on just before a viewing but we didn't - I just had a spray round with some air freshener.

Some people prefer to leave the viewings to the estate agents - one house we looked at the owners went out while we viewed. When we had viewings one of us would go out with the kids so as not to make the house look too crowded.

[JamesF35]

There are two things you need to sell your house - the first is to market it at the right price and the second is to have a good estate agent who will work hard to sell it for you.

As far as the price is concerned, you need to make it clear to the agents you ask to value your house, that you want to know what they consider they could sell it for within three months of putting it on the market. You need to make them realise you want an honest answer and you aren't necessarily going to give the business to the agent that comes up with the highest price. Ask them how they will market your property to achieve a sale within the three month timespan. Treat it like a job interview in which you are the employer and choose the one that you think will do the best job.

You'll need to listen to what the agents say about price and take their word for it, even if it's not as much as you were hoping for - they are the experts. Once you have chosen which agent you would like to deal with, you need to get down to discussing commissions with them. If they say 2%, for example, you need to tell them that you will agree to that providing they can achieve exchange of contracts for you within three months (make sure you specify an exact date) but if it goes beyond three months then you want the commission reduced to 1%. This will give them the incentive to pull their fingers out and do what they said they could do, which is sell your house within three months.

Rather amusingly, this is what we did when we sold our last house in the UK. The only problem, for the agent, was that the three month deadline was the 31st May and we finally exchanged contracts on 1st June. We were ready sooner but our buyers solicitor was dragging his heals. To say our estate agent worked hard for his commission in the last week or so is an understatement and, in the end, the loss of 1% commission cost him just over £4k. Needless to say we weren't too upset about it !

Good luck to you and don't let the inevitable stress get to you too much.

[englishangel]

Having worked for an estate agent,

I agree with all the above, except, the bit about reducing the the commission if contracts are not exchanged in 3 months. This is NOT down to the estate agents, as James says.

A friend of mine has a sale running, empty flat (leasehold so always takes longer anyway) and 'cash' buyer.

Buyer "I have the cash so I am not having a survey"
Buyer "The searches are back"
Buyer "Everything is on target"

After a month of this my friend (the estate agent) phoned the buyer's solicitor. They had never heard of him.

Turns out that he had instructed another solicitor, but as the sellers solicitor didn't know, the initial contract had been sent to the initial solicitor who had returned it 'not known'.

IN the meantime the sellers had sold their house, bough another and moved.

Summer is a quiet time for viewings, it should pick up when the kids go back to school.

If it doesn't you may be on the market at too high a price. If a 3 bed semi in your area usually goes for £245,000 and yours is on for £260,000 you are too high, especially as that is over the stamp duty threshold.

This is a website which can tell you what the houses in your area actually sold for (not what they were marketed at).

You just have to put in your postcode.

http://www.ourproperty.co.uk/

[shoz]

Many thanks to all who replied; some very good and valid points that I will note.

We did spend a lot of time and money (too much I think, really) decorating the inside of the house in more neutral colours and having the front and rear gardens landscaped. All gutterings, soffits and drains have been replaced so the new owners should have no maintenance bills for quite some time.

As for school - unfortunately my town isn't blessed with the best of schools which is why I chose to send my daughter to a Blue Coat school in a neighbouring town.

As for price - a house about 4 doors down from me went, with the same agent, for about £5,000 less than mine about 3 months ago, but the agent told me that that house wasn't as well presented and didn't enjoy an open aspect to the rear, as does mine.

Commission - I asked the agent at the time if his price was negotiable and he said it wasn't at 1.25%. You must also remember that houses 'up north' don't go for the sort of prices that you may be used to. Very well proprtioned semis with huge gardens still go for well under £200,000 north of Manchester, but I realise that all this is relative.

All I can do for now is hope things pick up when the schools fill up again!

[Mid A 15]

Beware of the b******s who ring the night before contracts are to be signed to say they have failed to get the last £500 of their mortgage, and would you consider dropping the price a bit. It happened 21 years ago and it still rankles.

I had something very similar 22 years ago

I was all set to tell them to poke it but fortunately sense and sanity set in as I was paying about £2K less than the market price of my new place. Therefore the only one to really suffer would be me so I went with it albeit reluctantly.

[shoz]

I could always include the cat in the asking price....

[icomefromalanddownunder]

Ah, a cat.

Now, I love cats and do not notice any slight odour which may linger in the house when they are off killing tweety birds and masticating mice (Bogle, Eric - can't remember which song, except that it isn't the anti-war one which Blair claims to love), however, it is highly likely that any visitor or potential buyer would sense the smell, even if only subliminally, and possibly be put off the house. On the other hand, if they are a cat lover they may buy on the spot, without knowing why they are so attracted to the property.

Someone mentioned brewing coffee immediately pre-inspection. The smell of freshly baked bread is also, reputedly, a turn on. Since many of my culinary efforts result in the smell of charcoal, I would rely on the use of essential oils. However, whom do I wish to attract? Young single female (try sandalwood or cedar to remind her of aftershave?). Older, motherly type (lavender?) Male in-need of mothering (lavender or orange?)

I'm being absolutely no help at all, so will return to what I should be doing in our sensory lab (sniffing yukky wines).

[englishangel]

I am not sure if the cat is post-ironic, but if it isn't make sure it is not around for viewings, some people are allergic. Ditto even more so if you have a dog. Get an unbiased friend to have sniff to say if you have any 'odd' smells.

[shoz]

I am not sure if the cat is post-ironic, but if it isn't make sure it is not around for viewings, some people are allergic. Ditto even more so if you have a dog. Get an unbiased friend to have sniff to say if you have any 'odd' smells.

I always make sure the cat is well away for any viewings and I have been told there are no 'smells' hanging around.

I have been informed by the agent that I have a viewing on Saturday at 11 am. I will keep you posted.

[J.R.]

I am not sure if the cat is post-ironic, but if it isn't make sure it is not around for viewings, some people are allergic. Ditto even more so if you have a dog. Get an unbiased friend to have sniff to say if you have any 'odd' smells.

Perhaps you should............. Maybe Not !!!

[Deb GP]

Mwargh... I'm buying at the moment. *Nightmare*.

August was a pretty quiet month for selling by all accounts. Hang in there - it'll pick up soon.

[Great Plum]

i'm buying too - what fun it isn't...