Top 10 tips to selling your home
We fully understand the importance of an individually tailored market appraisal. We would love the opportunity to meet with you to demonstrate why we might be best placed to serve your needs, it's never too early to call us out for a free valuation. In the meantime, why not have a read through our top 10 tips to selling your home.
Breckon & Breckon currently conduct in the region of 400 viewings a week and have been in the business of selling property since 1947. It is quite interesting that despite the many thousands of viewings we carry out each year across all price ranges, the same few tips seem to help our clients achieve the best price. Lets face it, we all love the Sarah Beeny / Phil Spencer type T.V. shows. They too have a great deal of property experience but from a national perspective. What we would like to do is share with you some local knowledge and let you in on the top 10 most relevant tips to assist with the sale of your property in Witney and the surrounding West Oxfordshire villages.
1. The Golden Minute
We can pretty much tell within one minute of the prospective buyer arriving how they feel about the property. First impressions are really important. Take a friend or family member to the opposite side of your road and look back at your home, what do you see? Consider the good and bad. Deal with bad to enhance the good. Remove wheely bins, trim the hedge, rehang the gate etc. and then make the entrance hall as clutter free and inviting as you can. Remember that golden minute.
2. If it's broke - Fix it!
Todays hectic lifestyle means that for most people those niggley little DIY jobs never get done. Now is the time! We certainly are not talking about redecorating throughout, but more in line with fixing that cupboard door in the kitchen, replacing the cracked window pane or the sealant around the bath. Maybe your helpful friend could point these bits out to you. Don't take offence but do take action.
Ok, so you've made it through the first minute, your buyers are still smiling, we need to keep it that way. Ask the same person that looked at your home from across the road to come inside and wander around with you, room by room, and point out all of the bits of clutter that you perhaps no longer see but have learnt to live with. If you come to realise you haven't used it for the last few months, why not demote it to the loft, or better still, sell it on eBay? Rooms look bigger with furniture but considerably smaller when cluttered.
4. Stay away!
One of the most important things when showing a buyer around is to make them feel at home. If the owner is around, even if in a different room it can make the buyer feel a little uneasy which is certainly not what we want. These days estate agents tend to accompany most viewings, make sure your estate agent accompanies them all! Try to stay out of the way for at least half an hour per visit. You'll also find that the feedback is more accurate when given to the estate agent without the owner present.
5. Listen to feedback
It's quite likely that not everybody will feel the same way about your home as you do. This in itself is not a bad thing. Encourage detailed conversations with your estate agent after each and every viewing and get to the real reason why the buyer is not going to take it any further. If you haven't found a buyer after the first 10 viewings and you do nothing it is quite likely the next 10 viewings will result in similar outcomes. Listen to the recurring objections, work out ways to overcome them and put your plan in to action.
6. Bits you love
Just before your willing helper disappears, give them a pad and a pen and go back around your property once again. There will be at least one special feature in every room that may have been a contributing factor when you bought the property in the first place, or that you have come to know and love in your time there. This could be anything from a spectacular view from the bedroom to a stunning stone fireplace. It is essential that each and every special feature is pointed out to your buyer on their first visit.
7. Actively encourage offers
It is far better to have received a low offer that you turn down than to have no offers at all. Both sellers and estate agents have their own opinions as to what a reasonable price may be. In reality it is down to the prevailing market conditions and how buyers feel about your property that determines the level of any offer. Every negotiation has to start somewhere and without an offer, your agent has nothing to work with. Furthermore this gives your agent the opportunity to inform other potential buyers that offers have been made but not yet accepted.
Never underestimate the importance of your asking price. We have been brought up to believe that when it comes to property, it's LOCATION, LOCATION, LOCATION. We all fully accept the importance of location, but at the moment a correct pricing strategy is paramount. Getting the best price for your property is not about setting the highest asking price, but about attracting the buyer or buyers that are ready willing and able to pay the top price. Underpricing your property is almost as dangerous as overpricing it, so don't be tempted to go down either route! Thoroughly research the market before setting your price, or better still make sure your estate agent has done this research for you.
If you have taken on board a lot of what has been covered above, the most important thing now is to take your property to the market and expose it to as many people as possible. Most agents have a low key marketing option which works in certain circumstances, however, if you are looking to get the best price for your property you need to shout about it. Estate agents introduce buyers through one of three channels, the internet, their database and more traditional forms of advertising (newspapers, window displays, For Sale boards etc.). Most property websites have upgrade options to make your home stand out from the crowd, make sure you take every upgrade on offer! Look through the local property paper to see which adverts stand out. Rows and rows of tiny property pictures crammed on to one page does not work well. For Sale signs need to be eye catching and the sales brochures used by your estate agent must be the best in the business with professional photography and a floor plan.
10. Choosing your Estate Agent
A common mistake when choosing an estate agent is picking the one that offered the highest valuation or perhaps the one that suggested the middle of three prices. Whilst their guide to pricing is important it is more pertinent to select the estate agent that you genuinely feel is best placed to deliver your expectation. These expectations should be centered around everything that is important to you and may include communication skills, feedback, professionalism, honesty, integrity and dogged determination to ultimately deliver the best possible price. Don't just take their word for it, put them to the test. A little mystery shopping goes a long way