Seven Secrets for Selling Your Home

So you’ve instructed your agent and your home is up for sale. Now, you’re waiting impatiently for a flood of viewers who will fall for its charms and be keen to put in an offer as soon as possible.

That may or may not happen, depending on the market and factors such as the all-important location, but there are certainly a few steps you can take to make potential buyers more likely to decide yours is the property for them.

We don’t mean the old favourites like making sure visitors are greeted by the aroma of freshly-brewed coffee or bread baking in the oven, but we do have some pretty simple – even obvious – ideas that will present your home to best advantage and give you the greatest chance of securing serious interest.

1. The first impression is the only one that counts
   It doesn’t matter how good your home looks inside – your potential buyers have judged it before they even walk through the door. ‘Curb appeal’ is worth investing in, so ask a friend to take an objective look at your property from the outside and give you some honest feedback. Maybe you haven’t noticed the peeling paint on the fence or that half the shrubs in your borders are dead. Similarly, open the front door and take a look at the hallway. Is it cluttered with coats and shoes? Are keys and letters lying around? Clear it as much as possible and make it an inviting and welcoming space for visitors.
    
2. Take the ‘home’ out of your house
   It’s hard, especially if you’ve lived somewhere for a long time, but de-personalising your home is one of the most important things you can do when you’re trying to sell. You want potential buyers to imagine themselves living there, to visualise how their own things will look arranged in your rooms. Get rid of as much as you can – family photos, memorabilia and keepsakes – and either put it in storage or stash it with a helpful friend or family member who has room. If it’s in your budget, consider hiring a home-stager – they’ll be able to showcase your property properly as they don’t have the emotional involvement you do.
    
3. Spruce it up – but don’t overdo it
   Quick fixes can help you sell, so go ahead – replace the broken cupboard door handles and dripping tap. Clean the curtains and the grubby bathroom grouting, maybe give the hallway a lick of fresh paint. But there’s no need to invest in a mammoth makeover – after all, you have no idea what the new buyer will want to do when they move in and their tastes could differ wildly from yours. You could end up spending more on ‘upgrades’ than you’ll receive in an improved offer, so keep it simple.
    
4. Remember not everyone is an animal-lover
   If you have pets, you need to take extra care when preparing for viewings – after all, not everyone is a fan of dogs, cats or any other small furry animals. Furniture covered in hair, a litter tray that needs emptying or the smell of dog food will all put people off – much as we love our furry friends, for some people they can give the impression that a house isn’t clean. Do what you can to minimise their presence; if you have dogs, for example, you could consider making sure they are out on a walk when visitors are due.
    
5. Show off your storage
   As most of us know, it seems there is never enough room to put things – good storage is something every buyer looks for. Empty out any cupboards, drawers and built-in wardrobes as much as you can to give an impression of space and make sure whatever is left is neatly organised as buyers may well want to look inside.

   Take time to consider the lighting in your home as well. Clean curtains and windows, cut back any outside bushes that block your natural light, change dirty lampshades and increase the wattage of your light bulbs. A bright, cheery and airy house is more likely to sell.
    

6. Always be ready to show
   You never know when your buyer will walk through the door so, while it’s hard work, it’s important to keep your home ready for viewings at a moment’s notice – or certainly in a state of readiness so that you don’t have to do too much before people arrive. Don’t leave dirty dishes in the sink or shoes lying on the stairs. Keep the bathrooms clean and the floors swept. Make everyone pick up after themselves. It’s inconvenient but it will make life easier if you have a viewing at short notice – and it will help your house to sell.
    
7. Use a great agent
   You should have confidence in your estate agent and trust that they are doing their best to sell your home – from marketing it as fully as possible to being aware of competing properties being offered for sale in your neighbourhood and their strengths/weaknesses against your own. They should stick to any requirements you have for viewings – for example, perhaps you would rather people didn’t come on Sundays – and follow up with potential buyers to find out what they liked or didn’t like, regardless of whether they make you an offer. After all, if there’s something specific putting people off buying your home, you need to know so you can address it.

Follow these simple tips and you’ll give yourself a much better chance of selling your property quickly. Don’t forget to price it correctly and be clear about what is included or not in the sale. Make sure you have any relevant paperwork, such as guarantees for built-in appliances or copies of planning permission for an extension, to hand.

Good luck!

Renting Your First Home? Read Our Checklist First!

Taking that step and living independently as an adult for the first time is exciting, of that there’s no doubt. Even if you’ve been to university it’s not the same as it’s generally still a protected environment with some degree of parental support.

But once you have a ‘proper’ job and think you’re ready to make your own way with no safety net, it’s a heady feeling to start browsing the ‘to let’ adverts and imagining a home of your own.

Just remember to keep your head out of the clouds when it comes to the practicalities. Whether you’re planning to live alone or share with a friend, keep these points in mind:

• Be realistic about your budget.

This is the most important thing to remember as it will affect how comfortably you live. You need to have enough money to pay not just your rent but your bills, as well as to buy food and other sundries. If you’re paying more than 30% of your income just on rent, you’re likely to struggle to meet all the other costs and will inevitably have to cut down on any luxuries.

Make a list of all the other regular outgoings you’ll have, along with estimated costs. Utilities – electricity, gas and water – are the obvious ones, plus there’s likely to be council tax. You’ll probably want internet and a telephone, and what about television – can you live without Sky Sports or the movie channels? At the very least, you’ll need a television licence. If you’ve got a mobile phone or subscribe to Netflix or any other services, you’ll need to take that into account too.

• How will you get from A to B?

If you have your own car or motorbike, then the costs of that – insurance, fuel etc – will be part of your budget. Is there parking, on or off-street? Will you have to pay for a permit?

If you’re relying on public transport to get to work, into town or for a night out, make sure your new home is close enough to bus stops, the train station or the nearest taxi rank for your needs. That dream place might lose its sheen if you’ve got a 40-minute walk in the rain twice a day during the winter.

• What will your moving-in costs be?

Make sure you’re aware of any advance charges – you can expect to pay a security bond and at least one month’s rent upfront. Find out if there are any fees to pay for your rental application or credit checks.

If it’s a furnished property, check what’s included and whether you need to provide items like crockery and cooking utensils yourself. If it’s unfurnished, then the list becomes a whole lot longer. If you don’t have friends or relatives with spare furniture to put your way, then auction houses, online classified adverts and local social media buy-and-sell sites are good places to source reasonably-priced, quality second-hand items

• Will you need a guarantor?

If you’re moving into your first place, then chances are you will need someone to co-sign your rental agreement. This is someone who vouches for your commitment by also signing the contract and agreeing to take legal responsibility for your rent if you are unable to pay it. If your income is below a certain level or you have a poor credit history then this may also be required.

If you think this might apply to you then find someone in advance who is willing to sign – this is likely to be a parent or another close relative.

• Take out contents insurance.

Even if you are renting somewhere furnished and there is some insurance in place, it’s still wise to buy your own policy to protect your personal items. Your phone, iPad and laptop are all worth a considerable sum, not to mention a games console if you have one, DVDs, clothes, books and other possessions. Our belongings are always more valuable than we think and it’s wise to be protected against anything that might mean they need replacing.

• Thinking of a house-share?

Even if you’re planning to move in with your best friend in the world, you need to make sure there are ground-rules in place. Chances are only one of you can be the official tenant, so you’ll need a second agreement between the two of you to make sure financial obligations are clear.

It’s a good idea to set up a separate, joint bank account into which you can each pay your share of the rent, any bills and money for shared household items like cleaning products and food basics.

Don’t just assume you’ll be able to work out it all out between you – agree on how you’ll tackle chores and rules for keeping shared space tidy or having overnight guests. Even the best of friends can fall out when one never does the washing-up so pre-empt problems by discussing them first.

Don’t forget your letting agent can be a valuable source of advice. It’s in their interests to make sure you’re happy with your chosen new home so ask questions and make the most of their expertise to find the right property for you.

NEWS: Off target?

Oh dear. Just as the media is clamouring for more insight into the housing sector after the Brexit vote, the cross party Economic Affairs Committee releases a report called Building More Homes. It's conclusion? The government isn't. Building more homes, that is.

In fact, the committee goes further and says that the government's target to build new homes isn't nearly tough enough, and should be increasing its current commitment by a whopping 50 per cent. That means 300,000 new homes would need to be built each year which, says the National Association of Estate Agents (NAEA), “is a tall order.”

“Politicians can set as many targets as they like but unless we look at the reasons why not enough houses are being built things will not improve,” says Mark Hayward, Managing Director of NAEA.

In other news, the private rented sector continues its rapid growth across the UK; while a new forecast says that house prices will fall by 1% in 2017 before rising by 2% in 2018.

What every landlord needs to know

So you want to rent out a property. Where do you begin?

Well, first of all you need to get into the right mindset because being a landlord isn't a hobby. If you are going to profit from it — and, presumably, that's why you want to do it — you'll need to think of it as a business.

To make things easier, you could hire the services of a letting agent; or you can go it alone and be a DIY landlord. Whatever you decide, your rental property needs to be in a good state of repair — and remember: when something goes wrong with, say, the plumbing, heating, hot water or wiring, you'll be the one called in to sort it out.
You will also need to provide a gas safety certificate and a registered engineer will need to check appliances. Electrical equipment also has to be checked. Smoke alarms need to be installed and carbon monoxide alarms fitted in rooms with a solid fuel appliance.

An Energy Performance Certificate (EPC) is also a legal requirement. New laws mean that from 2018 it will be illegal to rent out property with an energy efficiency ratings of F and G.

Above all, before you take the plunge, do your homework and talk to others who have been or are landlords, and join an association.

This is the week of "back to school", of new pencil cases, school uniforms and trips to the barbers. It is also the most popular time to sell for those looking to move before the end of the year.

The past two years have been somewhat unpredictable, we've had a general election, changes in stamp duty bandings, the EU refurendum, and a new Prime Minister. Depending on who you are, these recent events have brought about positive or negaitive news. One thing is for certain, all of the above gives would be buyers an excuse to sit on their hands and to wait and see what everyone else does before deciding whether or not to buy.

It appears now that buyers are ready to come out in force, perhaps this is due to the drop in interest rates to 0.25%, or perhaps those expecting the sky to fall down after the Brexit vote have realised that it's safe to come out of hiding and continue with business as usual.

In the past week we have seen a 466% increase in email enquiries compare to the previous 7 days, and a 75% increase in telephone enquiries specifically relating to properties for sale. All in all a 541% increase in enquiries for our properties in the past 7 days.

This is indisputable evidence that acitivty is increasing and that we are set for a busy September in terms of interest from buyers. If you've been strategically waiting to bring your property to market the end of Summer, it looks like you have made a very good call indeed.

For those that are planning to sell in the post-summer market this year, why not invite us out for a FREE no obligation market appraisal of your home?

Don't forget that our Sole Agency commission rate has been reduced to 0.75% + vat until the 30th of September!

Molesey & Thames Ditton:

0208 396 6717 | molesey@newtonhuxley.co.uk

Esher                    

01372 631 622  | esher@newtonhuxley.co.uk

Walton On Thames          

01932 481 338  | walton@newtonhuxley.co.uk

NEWS: Moving out

One month on and everyone in politics, on TV and in the media has stopped talking endlessly about the European referendum. Thank goodness for that! 
Unfortunately, they're now talking endlessly about Brexit — and chances are they won't stop talking about it for the next five years. Because as new PM Theresa May made clear just as she was about to move into her new home, Number 10 Downing Street, “Brexit means Brexit — and we're going to make a success of it!” Which is a much better message to send than, “Brexit means Brexit — and we're going to make a hash of it!”

In the main, landlords seem to be sanguine about the EU result. For one thing, as the Sunday Times pointed out, it may mean fewer rules with a “potential question mark over, for example, the EU ban on letting homes with poor energy efficiency, due to start in 2018.” It's not yet clear what will happen to Brits who own properties abroad, mind you — and depending on which newspaper you read, house prices are either tumbling or rising, post-referendum. Either way, buckle up, property watchers. This Brexit thing could be quite an interesting ride…

Point of view

You've seen a property you like, and you've arranged to view it. 

Just remember: there are a number of things to do when you view.

For starters, check the outside as well as the inside for evidence of damp or cracks in the plaster or walls. Another tip is to makes sure that all the taps, light switches and windows are in good working order; and it doesn't hurt to check behind paintings and under furniture and rugs to see if they are hiding any nasty surprises, such as damp or woodworm.

Plus, use a viewing as an opportunity to find out what items are staying put, and what will be going when the owners move. Impressed by that superb Aga in the kitchen or that massive shed in the garden, for instance? Then don't simply presume they will be there when the owners move out. 

Don't limit yourself to just one viewing, either. Come back a few times and at different periods of the day so you can get a real feel for the property and understand more about how light and noise affect it.

Finally, if you have any questions about the property or the area in which it is situated, make sure you ask your estate agent.

NEWS: Heading for the door marked 'Brexit'

Seismic. A political earthquake. Unprecedented.
In the early hours of 24 June, the superlatives started to fly as it became clear that the British public had voted to leave the European Union. The political ramifications were immediately apparent: within hours, David Cameron had resigned and Boris Johnson was being talked of as his successor. The financial markets and the pound plunged.

Yet in property terms — as with so much else connected to this historic vote — it's unclear as to what could happen next.

Melanie Leech, Chief Executive of the British Property Federation, summed up the mood of many property experts and analysts, however, with her statement. “The priority for the government and the Bank of England must now be to stabilise the position and maintain confidence in the UK,” she said. Depending on what side of the remain/leave divide you are, this is either a desperately worrying and uncertain time — or the beginning of an exciting new era of UK growth and opportunity…

BREXIT: What does it mean for homeowners and landlords?

It's a good question but, sadly, it's one that won't be answered definitively for a while. The Financial Times raised concerns on the day of the Brexit result by reporting that “that UK’s house price boom is set to come to an abrupt end” with “estate agents and analysts… predicting an immediate slowdown in transactions and a halt to the steep price rises of recent years.”

Mortgage rises: The Bank of England is keeping a close eye on the markets. While, at the time of writing, interest rates haven't risen, expect variable rate and interest only mortgages to increase if they do (which would also affect renters as costs for landlords would increase); although it is also possible that rates might have to fall to provide liquidity and restore order to markets.

House prices: The IMF has warned that Brexit could trigger house price falls, while the Treasury has estimated that prices could be affected by between 10% and 18% over the next two years. Right now, it's a case of watch this space.

House sales: Property experts have noted, obliquely, that “sales will take at least a short-term hit” while others have been more specific, noting that sales could fall by up to 10 per cent nationally. Of course, this is a situation that is still in flux and none of this may come to pass. But if you have any concerns or questions about how Brexit might affect you and your house sale, don't forget to ask your estate agent for advice.

NEWS: Referendum time

Brexit, we have been told, could cause a variety of problems, the biggest of which (by some margin) is World War Three. On the other hand, it has also been suggested that staying in the EU would be tantamount to appeasing Hitler. 

Yes: we've not had the most edifying or rational of debates in the run-up to the EU referendum. But at least it's here: the month when we put our cross in the box marked Britain 'in' or 'out' of Europe. There is, though, just time to squeeze in one more in/out warning. Echoing similar sentiments from the International Monetary Fund and the National Association of Estate Agents, Chancellor George Osborne has said that houses could be worth up to 18% less by 2018 if the UK votes to leave. Energy minister Andrea Leadsom from Vote Leave, meanwhile, said this was “an extraordinary claim” and that “the greatest threat to the economy is the perilous state of the euro.”

So that's just as confusing as ever, then. Roll on 23 June.

Kirstie's foundations for property success

Kirstie Allsopp believes she can solve most problems within a home. That's why in her latest hit show, Channel 4's Love It Or List It, she tries to persuade a couple to make alterations to their property and stay put; while her long-time TV partner, Phil Spencer, does his best to get them to put it on the market and move. 

“There’s no way that Phil could do what I do,” says Kirstie, tongue firmly in cheek. “I could do what he does, but he couldn’t do what I do.”

In Love it Or List It, Kirstie's job is to make unloved houses work for their owners. “Your house should be a place of shelter and love, so it has to carry out a very practical function,” she says. “And if your storage isn’t right, if the layout is wrong, if the rooms aren’t right, then your house is actually hindering your day-to-day existence.”

Yet householders are giving Kirstie a sizeable budget and putting her in overall charge of the renovations. Does this weigh heavily on her? “Yes, it does keep me awake at night, thinking 'Oh my God, was I right?'” she admits. “You’re saying to these people: 'Trust me, I know what this will look like when this wall is built,' and obviously there is a responsibility with that.”

But, she adds, “Probably what will happen is those improvements will add to the house’s value and make it more sellable, so that if they do decide to move at the end, they’ve made money not lost money, and the house will sell more quickly.”

Landlords and gardens

Is it finally safe to say that summer is here at last? For many non-greenfingered homeowners, there is a downside to the good weather: the gardening. It's one more thing to add to the 'to do' list.

But what about landlords? Whose responsibility is looking after the garden? Theirs? Or their tenants?

Well, it depends on the tenancy agreement but, generally, landlords expect tenants to do it (and some even include penalties in their agreements, such as withholding part of the deposit, if they don't). If tenants can't or don't want to garden, they can employ a gardener to do it for them. The other way to go is for landlords to hire a gardener and add it to the cost of the rent, giving a discount to the tenant if they do it themselves.

Getting on the property ladder

New research published by the Home Builders Federation shows that 84% of 18 – 34 year olds who don't already own their own home aspire to do so. Yet one in four people in this age group weren't aware of government support available to them. “In the midst of a housing crisis, the prospect of getting on to the property ladder can seem like a distant possibility to many people,” says Stewart Baseley, executive chairman of the HBF. “But there are options available to today's young people. Due to Government schemes buying a new build home is a real possibility for people.” These include the 5% deposit ‘Help to Buy equity loan’ scheme or the Help to Buy ISA aimed at helping young people save for a deposit.

Article Originally Posted on Property Industry Eye:

A new study, involving 1,000 home hunters, by software provider Dezrez looked at public attitudes and expectations towards both online tools and high street agents.

It found that 93% of buyers search for properties online.

But while just over half (54%) said they would use a mixture of online tools and estate agents, 82% said they would actually prefer to have a personal agent to deal with the whole management of the home-buying process.

Those surveyed also admitted to relying heavily on estate agents’ expertise for key parts of the home-buying process including: conveyancing (72%); to arrange viewings and inspect properties (62%); make an offer (53%); and for negotiations (42%).

Justin Morris, CEO of Dezrez, said: “Buying or selling a home can be an extremely stressful and daunting process and good-quality customer service still carries a huge amount of weight.

“Estate agents are well placed to offer sound, expert advice. They can help to alleviate some of the pressures and concerns that consumers have with managing the process themselves.

“What we are experiencing in the property market are some interesting trends that are mirroring consumer activity on the high street.

“Whilst many people like to be able to search online, they clearly value the customer experience and human touch of face-to-face interactions.

“However, without the personal touch, online-only services aren’t necessarily going to be in the position to replace traditional agents.”

The research did reveal some danger areas for estate agents, highlighting consumer frustration with agents who are slower to adopt newer digital technologies.

Two-thirds (67%) of respondents believe that estate agents are not fully using technology to their advantage and 44% strongly agree that estate agents need to adopt and embrace technology in order to survive in the future.

Consumer bugbears with agents included: not doing what they say they’re going to do (46%); not returning calls (41%); and offering an impersonal service (23%).

Words by Natalie Kitchin | Property Consultant at Newton Huxley, Molesey.

The Princess Alice hospice hold a special place in my heart, as I’m sure they do for so many other members of the community. For 30 years they have been there to support people with cancer and other life-limiting illnesses. Just this year my family and I found ourselves calling upon this fantastic organisation, whose compassion and care was second to none as we faced such a difficult and challenging time.

So as soon as I found out about the Towpath Trundle, safe in the knowledge that I could give something back I strapped on my walking shoes (which those who know me can tell you, isn’t something I do lightly!) and accompanied by my Mum and our two dogs we began the 23rd annual 8 mile walk!

We were absolutely blessed by the weather with blue skies shining on us for the duration.

Despite having grown up in Walton, it is easy to forget the beauty that surrounds us, walking along the river helped me to remember what a beautiful area it is and just how lucky I am to have spent my life here. Helped along by some ice creams we found ourselves enjoying our walk, especially the tranquillity of the river and the wildlife that comes with it.

Along our trundle it was so lovely to see so many committed people taking part, as we walked we managed to find Wally and also bumped into a few fairies!

After two hours we reached the finish line, we triumphantly collected our medals and treated ourselves to a slice of cake and settled down on the grass to enjoy the company of those who had also taken part. It was so fantastic to be surrounded by so many charitable people in our own community, but also to see just how many lives the Princess Alice Hospice had touched and made a difference to. 

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NEWS: Rules and regulations

It's been a turbulent time for the rental industry of late, with new rules coming into force that could make a significant impact on the market. The recent additional 3% stamp duty on second homes, for instance, has been followed by a regulation (first announced in the summer budget) that landlords won't be able to deduct 'wear and tear' from rental receipts before income tax is applicable. Some pundits believe that both of these measures will push up the price of rents; and one survey found that the stamp duty rise on second homes would discourage three-quarters of landlords from buying more properties.

In other headlines, the National Audit Office has found that The Green Deal — the government's energy-saving programme that folded last July — cost taxpayers £240million, but failed to deliver 'meaningful benefit' on energy and carbon emissions. Only 14,000 households took out Green Deal loans.

Save your energy

As from last month, tenants can now request consent from their landlords to make energy-saving improvements to rental properties — and landlords cannot refuse without good reason.

There is a proviso, however: making sure the work is completed with no upfront costs to the landlord is the responsibility of the tenant (although the landlord may agree to contribute).

It does, of course, make sense to ensure that a rental property is energy efficient as — quite apart from the environmental benefits — you can make considerable savings on bills. In fact, a recent survey pointed out that more than a third of tenants look for energy efficiency when selecting a rental property.

If you're thinking of making energy-saving improvements, you don't necessarily have to install an all-singing, all-dancing green boiler. Simple insulation could be the place to start. For example, if a loft is properly lagged, a semi-detached house could save as much as £140 per year (with typical installation costs of around £300, according to figures from the Energy Saving Trust). But don't be tempted to undertake any work yourself, unless you know what you're doing (and you would like all ceilings to remain intact) — and make sure any installer is a member of the National Insulation Association.

Moving stories

You've sold up and you're moving on. But you do want to to get to your next home with all your furniture and valuables intact — so, even though it might be the last thing on your 'to do' list, choosing a removal firm is a hugely important decision. Don't do what a couple in the West Midlands did recently and find some removal cowboys on social media, who packed everything into the back of a van — and then immediately disappeared with all their worldly possessions.

Instead, look at firms that belong to a trade body, such as the National Guild of Removers and Storers, and get quotes from a minimum of three. When you've landed on one you like, make sure the details of all costs — and what they will and won't be doing — are put in writing, and check they have insurance to cover any losses or damages.

A room with a view

You know the things that can add value to a property — a loft conversion, en-suite bathroom or a new kitchen, for example — but a decent view is also high on the list for most property-buyers. If the house you're interested in overlooks a lake, rustic field or the sea, you can expect that to be reflected in the asking price. No surprise, then, that views of graveyards, wind farms and pylons — especially ones that are so close you could almost reach out and touch them from an upstairs window — are rather less sought after. 

Which way the property faces is also important: for example, if you like an evening drink on the patio and want some sun to go with it, you'll typically be looking for a south-facing garden. If you need information about which way a property faces, ask your estate agent for details.