Selling a House |
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Home-selling tips from the experts By Laura Brady
If you're planning to put your property on the market this spring you could be forgiven for thinking that you're in pole position. After all, the Nationwide Building Society says that the price of an average house has increased
However, the National Association of Estate Agents (NAEA) says that each spring every estate agent in the UK will be carrying more than 62 properties on their books. This means that competition will be strong. What's more, anyone parting with (or borrowing) hundreds of thousands of pounds to buy your home is going to be cautious, whatever the state of the market. The NAEA says that at the end of last year a property was viewed an average of 10 times before a sale was agreed and that this took an average of seven weeks. A further 10 weeks then passed between the agreed sale and the final exchange of contracts. Cost-free measures So shifting your property in as little time as possible is going to take some effort. But this doesn't mean that you have to break the bank. Paul Fincham, spokesperson at Halifax, says: "There is not much you can do about the size or location of your property, but there are plenty of cost-free measures you can take to improve its saleability. Your calling card is the picture of your home in the estate agent's window (or online), so make sure it looks as attractive as possible. Ensure outside lighting is favourable and have only the best rooms photographed. Remember that the garden is also an important 'room'." Consider the property's 'kerb appeal' - what it will look like to passers by who have spotted the 'For Sale' sign. "Cut back the garden, mend loose tiles and clear out the guttering," adds Fincham. "Does the front door need a lick of paint or a new doorbell? Make sure the windows are clean too. Any buyer will want to feel as though the property has been well looked-after." According to Lucy Richardson, a senior search consultant at Garrington Home Finders, potential buyers reach a conclusion about a property within five to 10 minutes, so first impressions are crucial. So, you have successfully enticed potential buyers over the threshold of your home. At this stage, remember that their purpose is to view the property rather than witness your day-to-day life in it. Space is priced at a huge premium in this country, but it's something that you might have more of than you think. "De-clutter the house to reveal as much floor space as possible," advises Paul Fincham. "Remove anything a buyer has to 'look through' - piles of washing or children's toys, for example." Try to present each room in its intended form. Clear out everything apart from a table and chairs in the dining room. In bedrooms, remove computers and paperwork and present it with just a made bed and the relevant bedroom furniture. This way a buyer can see a property's potential. Although you may be used to certain homely smells - such as smoke, cooking, wet dog or even cat litter - they could turn a viewer off. Get rid of the source of all smells, open windows and neutralise odours with some plug-in air fresheners that aren't too overpowering. Ensure that rooms are flatteringly lit by swapping glaring 100-watt bulbs for softer, more forgiving options. Space clearing In addition to elbow grease, a small monetary investment can also pay off. A kitchen alone can sell a house, according to Richardson, but if yours is old fashioned and tired looking, no amount of de-cluttering is going to help. "However, you can transform a kitchen by fitting new cupboard doors that can be bought very cheaply from B&Q or other DIY stores," she says. Spending about £100 on some neutral paint for the walls can also make a huge difference to your property's saleability - and even to its final selling price. This small outlay of cost and effort will also provide a fresh canvas for the next inhabitants of your property. Fincham says "Buyers are looking for a clean, neutral living space." However, this doesn't mean that it is worth undertaking major or expensive projects at the point of putting your home up for sale. A new, fitted kitchen or bathroom can cost more than you may be able to recoup on the price. There is also the danger that the renovations will not be finished in time, leaving you with a delay when trying to sell your property - or with a mess of dust and brick to show potential buyers. Trying to make a quick-fix job of renovations - especially loft conversions or extensions - could also hinder your chances of a sale. Indeed, selling your home quickly and at the right price is as much about what not to do as it is about improvements. A common gripe among property professionals is sellers' lack of awareness of how their home comes across to a different pair of eyes. Pets are a prime example. "I've been to houses that keep pit bull terriers that would frighten anyone half to death," says Dean Sanderson, director at Sanderson James Estate Agents in Manchester. Teenagers are another potential hazard. "I've seen boys' bedrooms full of posters of naked women - and it doesn't create a very nice impression," he says. "Especially if the buyers have their 10-year-old daughter with them." Richardson adds that during some viewings, not only have teenagers failed to tidy their rooms, they have sometimes still been in bed. "This is embarrassing for the viewer. Preferably all family members should be out. This way the property can be viewed comfortably and at leisure," she says. Leaving underwear drying on the radiators, rubbish in the kitchen or even empty toilet rolls on the holders in the loo may also be irrational things that can turn a buyer off a property, says Sanderson. "These problems may be superficial, but they can make the difference between a sale and no sale," he says. "Or, slice off up to £5,000 from the potential value." Quite a waste when you think of the cost of a day's work and a new light bulb. Top mistakes to avoid when selling your home Too much paraphernalia: Posters on the walls or toys on the floor look messy and show a disregard for the property Pets: Any evidence of pets - from being greeted by a pit bull to the smell of litter trays - should be eliminated Quick fixes on big jobs: Dodgy staircases and shoddy building work can devalue a property because of the hassle and cost of putting them right Glaring lights: It costs only a few pence to change a light bulb from a glaring 100-watt to a more subtle version and can make a room look 100 times better Leaving washing out to dry: This is not what your potential buyer has come to view.
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