Choosing an Estate Agent (UK)

My advice here is based on my own experience and probably only applies to the UK.  This advice is mainly based on office based agents but may apply to internet agents too - I may do a separate post later on internet only agents.

Choosing an estate agent is really important and can be really tricky.  For most people, its something you only have to do a few times in a lifetime so it can be a bit of a mystery.

Meet several agents 

My training as a quantity surveyor taught me to always get at least 3 prices for everything and choosing an agent is no different.  I usually invite 3 or 4 local agents to view the property.  Just call their office and they will be happy to come and value your property, this should be free.  

Prepare your home to the best it can look, this is going to be the time that the agent decided on a value, so do everything you can to make a great impression.

Let them know that you are meeting several agents, healthy competition never hurts to get the best possible fee!  I am obsessed with punctuality, so when an agent turned up 45 minutes late to an appointment I told him on the doorstep that I wouldn't be needing his services.  Imagine if he turned up 45 minutes late to meet someone who wanted to view the property?!

Having said that, be aware that the person who comes out to value your property is probably not the person who would accompany viewings so don't base your decision on that one person (this is a reason I like to visit offices - I see all the staff).

Do your homework

Look up what is on the market in your area at the moment, which agents have properties under offer? This isn't always fair as some properties are just tricky to sell and it ins't really the agents fault, but look broadly and you will get an idea of who is selling lots in your area and who has properties on the market but isn't selling them.

Check where the agents office is, although a lot is done on the internet now, if your property is in the window of a local agency it may just catch someones eye.  It is also easier for you to pop in and check on progress.  I like to take a personal approach when I can rather than phoning. 

Also do your homework to find out the value you should expect, what have neighbours homes sold for (Rightmove have a sold houses section on their website).  Beware that sold house information is 4-6 months behind and isn't always 100% accurate. 

My experience has been that an agent will usually recommend a much higher sale price than the others - tempting isn't it? Very tempting, until 2 weeks into the contract and they call you to advise you to decrease it, and even if you are lucky enough to get an offer, remember that a surveyor has to agree to it (unless you have a cash buyer).  

Surveyors tend to use local sold prices for their valuation, so say your neighbours split up/lost their jobs and had to sell quickly at a low price, that will more than likely bring your price down to a surveyor too - it's wrong but it happens and it can end your sale if the mortgage figures don't work out.

Fees

I can't speak for the whole country as I know fees vary from agency to agency and area to area.  You will usually find local agents are similar - they all know what each other are offering (and they will probably ask you too).  

Recently I have been offered fees of around 1%+VAT but I usually try to negotiate it down to 0.8%+VAT.  Some agents offer "free legal" with a fixed fee, ask a local conveyancing solicitor for their fees to see if this is really a good deal - this will vary on the value of your property so I can't start estimate this fee.  Also remember that this legal fee may only be the solicitors time and not include any of the necessary searches which form a large part of the legal fee.

Viewings

Do you want to do viewings yourself or have the agent do them?  There are pro's and con's to both. 

I personally sway towards vendor viewing being better as the vendor can talk about the local area, the neighbours, what its really like to live there, etc that the agent might not know.  Also, depending on the agent, they may not be free to book in viewings for a few days, a vendor may be free sooner.

However, if you are not completely comfortable, I would really recommend letting the agent do them, you don't want to put potential buyers off with your nervousness.

**edited to add: if you are letting an agent do viewings, make sure they will be able to fit them in speedily.  Recently I have been having to wait over a week to view a property, and if that is yours, theres a chance I'll find something different while I'm waiting.**

If you are lucky enough to get a second viewing, have information such as council tax, water rates, any other local information available as you will probably be asked, you want to appear to be as helpful as possible.

Contract

I think most agents tie you into to only being with them for 12 weeks, I try to get this shortened to 6 or 9 as it means I don't waste too much time if it doesn't work out.

Get Ready

Get the photos and description written and make sure you are completely happy before they go online, "there's no such thing as a second first impression".  Many people looking for property will be looking daily or even have alerts set up so you can expect lots of initial interest.

Make sure that you are free for viewings (whether you are doing them yourself or an agent is doing them).  If you have extended family coming to stay for a week for example, it might be best to hold off until they have gone and you have the house back to normal.

Also know that as soon as the information hits the internet people may be walking/driving past so make sure the front of the house looks great, keep an eye on litter, weeds, anything else that might put people off.

Good Luck

At the end of the day, selling houses is all about finding the right person willing the pay the right price.  There is a lot of luck involved as well as doing everything you can to have the best chance.  Try not to get too disheartened if you don't get an offer immediately, it's just a tough process.

Can you stop property tourists?

I wrote 2 years ago (here) about property tourists.  These are the people who aren't content with having a nosy on the internet and have to visit a property in person even though they aren't going to buy it.

This popped up for me recently for a couple of reasons.  A few days ago, I was in the hairdresser and chatting to a lady beside me about plans for the weekend and she mentioned she was going to view a property (she didn't know me or what I do - I don't think).  So I continued the conversation to ask what area, etc and I couldn't believe it when she said she wasn't really moving, she was just looking for design ideas.  Now let me pause for breath for a moment. Design ideas??  You are wasting someones time (I estimate it takes about 3 hours to prepare for a viewing on average) and invading their personal space because you can't be bothered to google some design ideas or hire a designer.  I'm sorry, I just don't think thats ok.

I feel like show-houses are slightly different, unless you deliberately waste the sales assistants time, it isn't really too bad.  Although so many photos are on the internet now that there isn't really any need to see it in real life if you aren't interested in buying.

I have Summer Terrace on the market, which is probably why this is so personal to me at the moment, and I have had several viewings, or to be accurate, several appointments to view and some people who bothered to turn up.  

As a vacant property it is less of a burden to me when people don't turn up, I waste an hour maybe, but I know now to expect it and take some work with me to do so I don't waste time waiting for someone who doesn't show.  

So if you are selling, how can you prevent a property tourist wasting your time?  Well, the truth is you can't 100%, but there are a few things you can do to help.

• Pre-checkthe viewers - Talk to your agent about your concerns, it isn't uncommon to refuse to let someone view who isn't in a position to proceed - either under offer on their own property (and check that) or have funds in place (the agent can check that too).  It is a bit of a risk to not let people view, but a good agent should be able to weed out the less serious enquirers.

• Quality over Quantity - Some agents go for quantity over quality, so if you do book a viewing and the agent is going to handle it for you, my advice is to stay local and spy.  It sounds a bit crazy, but you will be able to see if the viewers look genuine or if they are wasting your time. 

• Do viewings yourself - There are some people who aren't deliberately wasting time, they are genuinely undecided on moving.  My experience has been that people are less likely to book a viewing that they aren't sure about if it is the vendor showing them the property.  I guess it's a bit of a safety blanket of meeting an agent and remaining anonymous to the vendor, so consider that as an option if you feel able to present the viewing yourself.

Minnie Mouse (Red) Bedroom

This week I wanted to put together a Minnie Mouse themed bedroom, once again, nothing too permanent and for an older Disney fan.  There are loads of Minnie Mouse bedroom furnishings for children, but I wanted something less childish. To avoid the more childish designs I stuck to the red and white outfit rather than the pink outfit that Minnie wears sometimes.

I think there are some brilliant quotes associated with Walt Disney and from the films, perfect for a teen or young adult to be inspired by.  These look great framed and again, cheap and easily changed.

The dressing table is plain white but I would replace the knobs with cute red and white polkadot ones for a Minnie themed room - available in DIY stores or online quite cheaply.

While my husband would argue that a Dooney & Bourke bag isn't really a bedroom necessity........I'll leave that decision to the girls!

Alice in Wonderland (Girly Tea Party) Bedroom

I took the theme of Alice in Wonderland, but the more I thought about it, the more it could be a bit scary.  Instead, I decided to take reference from the blue white and black from Alice's outfit but have a girly and more whimsical tea party theme.  I find this happens sometimes in designs around characters, thats why the characters are an inspiration point but not integral to every part of the scheme.  I find it important to remember these designs are for homes to live in, not theme parks or hotels to visit.

The art work and clock not only balance out the pastel colours, but also clarify to the Alice in Wonderland reference.

The other items are a tea party themed fabric for the curtains, pretty garden tea party bunting and tea cup and teapot themed accessories.  As always, being a boring realist, the furniture is quite plain and will adapt to any change in theme.

Disney Mickey Mouse Theme College Room

This themed room is for a room where you can't make permanent changes, maybe rented or college room.  To hand art or even the clock, look no further than 3M Command strips. 

Follow

Summer Terrace - before and afters

For someone who once worked as a photographer, I'm now rubbish at remembering to take photos.

Here are the few I can find.

I've probably included the kitchen loads but here it is from start to finish.

Most of the other rooms look like they haven't changed (as i talked about in a previous post just a like of paint?) The room with the biggest change is definitely the airing cupboard to shower room.

...which became...

                

 

I really wanted to stage this property but the advice of agents and what I have been seeing is that properties in the area are selling empty at the moment and I don't want the extra expense and hassle if it isn't necessary.  However watch this space, I may change my mind.