Many people forget the first impression comes from the garden. Watch the video below, to get ideas and tips to help sell your home this summer, as well as make your garden a more enjoyable place to be.
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1. Decluttering the garden can add value. Always start with tidying and give your lawn a fresh mow and tidy up any weather damage before a viewing.
2. Add some seasonal colour, like plant pots filled with flowers. This will add perceived value.
3. Start in the front garden, because this is where your potential buyer will start. The first impression counts.
4. Add a key selling point, like a summer house, play park or a jacuzzi if you want to turn your garden into a fantastic reason to buy the house. This requires major investment, but it could secure your sale.
5. If you’re looking to spend less, don’t underestimate the impact of a coat of paint on fences and sheds.
6. Style your garden with furniture. You wouldn’t show a room to a potential buyer without any furniture in it, so why show a garden without a table and chairs on the decking or patio?
7. If your home is overlooked, it’s a good idea to give the idea of privacy to the garden. If it isn’t too expensive, add hedges or trees in key spots.
Are you looking for a new home with a beautiful garden? Contact a Guild Member today.
The sale is complete, you have the keys in your hand and the moving van has delivered your household contents to your new property. All that is left is for you to unpack and turn your new house into a home.
Here are a few tips to help you settle and make the labour-intensive process a smooth and easy as possible:
Many hands make light work
Dividing the work among friends and family who are willing to lend a hand and get involved will make things move along much faster. Delegate the work out by providing a list of tasks to each person. It is best to focus on the larger jobs first, such as moving and placing furniture and then working down to the items that you would be able tackle on your own if need be. If possible, get at least one room set up as quickly as possible so that helpers have a place to put their feet up and take a well-deserved break during the process.
Put safety first
It takes a few days to feel settled in a new property and often even everyday sounds can be strange or unnerving. Making sure you and your family feel safe in the new environment will help everyone feel settled sooner. Ensure all the doors and windows close and lock properly. Also, make sure that each family member has a set of keys to the property. If you think it’s best to change any of the locks, schedule a locksmith and change the codes to any coded entry points, such as automated garage doors and security systems.
Get to grips with the electrics
Ensure you know where the fuse box or circuit breaker is and how it works. Have a look at the boiler and heating and familiarise yourself how it turns on and off and how to set it.
Also, remember that often electric cables are hidden behind walls, so before making any holes in the wall to hang something, make sure you know what is behind it. It is possible to buy cable detectors from DIY shops.
Update all your details
Don’t wait until the last minute to get your paperwork done and update your details. Redirect your mail online with Royal Mail, notify utility providers and the council. Also, fill out a change of address with your bank and employee and ensure that all the relevant service providers, clubs and creditors have your new address on record. Changing addresses also means re-applying for the electoral role. Remember also to make the time to change the address on your driver’s license.
Don’t pressure yourself to do all of this in one go, but the sooner you get them done, the more settled you will feel.
Make the place yours
Changing the colour of the walls and putting up your personal items and photos will make the house feel like a home and can make the rest of the unpacking a much more pleasant experience.
Take time to breathe
There’s no deadline or rush, it doesn’t have to all be done at once. Take some time out to have a family dinner, watch a movie or go on a social outing. Or just relax, step outside to meet the neighbours and take time to enjoy your new surroundings.
Moving to a new house can be a stressful time, particularly if a sale falls through. Don’t worry if this happens as there are often ways to get it back on track. Guild Members talk about the potential pitfalls to avoid during your negotiations and give tips to help your sale move forward.
If something unexpected comes up in a survey, it may be a big enough problem to make the sale fall through.
Becky Evans from Mark Evans & Co said: “In our experience, most house sales fall through due to survey reports. Unexpected work picked up on a survey may cause some purchasers to walk away from a sale. We would recommend that sellers sort out any paperwork for work carried out and organise certificates to provide to your surveyor and purchaser.
“If there is work that needs to be carried out, it can be more beneficial to rectify it before going on the market, because if your sale falls through, you will still have to pay solicitor fees and may still end up paying for the work. Purchasers should fully read their survey report and ask their surveyor to explain anything they don’t understand. If surveyors have not seen any paperwork or evidence of work, they have to assume it hasn’t been done and it can therefore seem like a larger problem than it is,” she warns.
Liam Sullivan from Drivers and Norris has some advice. “Some of the more common reasons for losing a sale can be avoided if you ask the seller if they are aware of any major works having been done on the property,” he said. “Or, if alterations have been made, do they have any documentation which signs it off, either from The Council or Building Regulations?”
A chain can fall apart for many reasons, and sometimes people can get bored of waiting and find a house elsewhere.
“When you agree a sale, you expect it to go through to completion. However, this is a time when you are not in control of events. You must rely on your buyer, and maybe even their buyer, and so on until the chain is complete. Any one of these people can and do change their minds occasionally. It is often nothing to do with your property,” explains Zoe Hayle from Marshalls Penzance.
The results of a single break can be huge, too. “A sale falling through at the bottom of a chain of sales can potentially jeopardise all of the others, so one break can mean three, four or more sales falling through,” says Justin Flanagan from Charles Eden.
How can you try to stop a chain from falling through?
Becky Evans from Mark Evans & Co has some advice: “Our biggest advice to purchasers and vendors is that you may have to compromise during your sale. Also, picking the right estate agent can literally keep your sale together; our contract chaser is invaluable and on many occasions, sales would have not gone through without her.”
During a negotiation
Negotiations can be a tricky time, and you can find yourself dealing with surprising demands. It is worth being flexible, and remember that small details should not be a make-or-break on your deal.
Cheryle Wileman from Liverpool Property Solutions says that the key is good communication. “Fixtures and fittings can also cause some fraught negotiations with sellers wanting to take fitted wardrobes etc out of the property,” she explains. “Keeping calm is often the key.”
Allan Carr, Founder of Pulver Carr, agrees that a level head can push a sale through. “I have seen a number of sales almost fall through due to silly reasons such as having to leave a tired old shed, leaving curtains, not wanting to contribute towards an indemnity policy, or not being able to agree on a completion date.
“This is where the quality estate agent mediates between both parties and get them to look at the bigger picture of completing the sales transaction,” he says.”
People changing their mind and pulling out
Situations change all the time. Someone could lose their job, a family member could become ill, or people can simply have second thoughts.
Mike Coles from Debbie Fortune has noticed a range of reasons why minds can be changed. “The seller can change their minds after first accepting the offer and decide to stay put, which is sometimes called ‘gazanging’. The seller may not be able to find another property to move to, or the buyer’s finances are not in place or their mortgage advance is rejected.
“The buyer can be ‘gazumped,’ which is when the seller receives a higher offer from another buyer. The opposite, ‘gazundering’, is when the buyer reduces their offer at the last minute, before contracts are signed,” Mike explains.
As much as a buyer may want to move ahead, they may not be able to. “Despite buyers having AIP finance, there is a changing mortgage market and tougher underwriting depending on the loan to value once an actual application is completed. This can lead to upset unless the buyer has regularly reviewed the arrangements they have made,” points out Justin Flanagan from Charles Eden.
What should you do next?
If a sale falls through, Kelvin Francis from Kelvin Francis says: “Get the property back onto the market without delay and commence a new marketing campaign. In the event of the cause having been a result of the survey, the seller should deal with any faults.”
How can you prevent a sale from falling through?
Don’t forget to check your mortgage status before putting in an offer to ensure that you will be accepted to buy the home.
You should always remember to be patient, especially when waiting for sales to go through. The negotiation stage can be the most frustrating as you want the sale to move ahead quickly, but it is worth taking a step back and letting the negotiations take their course.
The most important thing is to choose an agent who will be able to constantly chase your sale through, no matter if it is in a chain of not. A highly-regarded independent estate agent, like Members of The Guild of Property Professionals, will be experts in sale chasing and can ensure that everything possible is done to stop a sale from falling through.
Not all property purchases are equal. While one property investment could be the foundation to building wealth, another could be a monetary black hole. What is the difference between the two? To ensure that you are making the most out of your property purchase, it is vital to be well-informed, savvy and make the right buying decisions from the outset. The choices you make during the property buying process will have a significant impact on the potential return on your investment in the long term.
Simply purchasing a home at what is considered a fair market value will not guarantee that you will see good returns in the future. Here are a few golden principles that you can apply to any property acquisition:
Do the research and ask questions
The first step is to decide whether you are purchasing the property as a home to live in or for investment purposes. This decision will have a bearing on how you will approach the purchase. If you buy the property with the intention of living in it as your primary residence, the decision-making process will be far more emotionally guided. In this instance you will consider aspects of the property and the surrounding area that appeals to you personally. However, if the property is for investment purposes, it is more important to research what appeals to possible tenants in the area and who the tenants might be.
Although it is possible to find a lot of information about an area online, nothing can replace checking out the location in person. Take the time to drive around the area and walk the streets. Consider what the traffic is like and who your potential neighbours could be, as well as the local facilities and amenities. Local estate agents will also be able to provide you with information regarding the local property market and recent stats and figures of sales in the area.
Keep it simple and stick to the basics
Irrespective of the property market phase or external factors such as Brexit, sound property buying principles remain true. These include the property’s location, the value per square foot and the potential rental yield. These factors will always be the key criteria to base your decision on.
Subtle variances can have a large bearing
Never underestimate the importance of location. Two homes can have the same features but have very different values depending on their location. For example, the average house price can vary by as much as £500,000 from one tube station to another in London, so it might be worth sacrificing a few extra minutes on your commute. It is even possible for homes to have different values based on which side of the street they are on. From an investment perspective, purchasing the worst home in a sought-after area is better than buying the best home in an area that is not as appealing.
If you are buying with the intention of letting the property out, you will need to consider that different aspects will be attractive to different people, so discovering your niche market is essential. As an investment buyer, you should also look at how many other rental properties are available in the area before you buy. The rental sector is driven by demand, and an investment could fall flat if there is an oversupply of properties available for rent in the area.
A plan is paramount
If investing, it is important to think about what you would like to achieve with your property portfolio and what needs to be done to get there. If you are buying a home to live in, it is essential to think about where you would like to settle for the next five to ten years.
Having a clear plan in place will help you remain focused and will give you something to work towards. Never limit your thinking to what you can afford right now, but rather what will be possible for you in the future.
Get rid of debt
Access to finance is a key element to any property transaction. While around 30% of buyers can buy a home in cash, most buyers will require a mortgage to purchase a home. To increase your chances of getting a mortgage approval, ensure you have a favourable debt-to-income ratio and keep a clean credit record.
It is also vital to have a deposit of between 10% and 20% of the purchase price of the property, as well as additional funds for solicitor’s fees, stamp duty and various other costs associated with purchasing a home.
A home is more than bricks and mortar
Although a return on investment is often at the core of every property buying decision, there are other aspects to be considered. The basic principle of purchasing a property is that if you wouldn’t want to live in it, it’s not likely many others would either. The property should appeal to you and you should want to own it.
There are different types of estate agent model out there, but at The Guild, we recommend the ‘no sale, no fee’.
This means that you don’t have to pay until your house is sold, so there is no risk of having to pay for no results. The ‘no sale, no fee’ model is used by nearly all ‘traditional’ estate agents, which means your friendly local estate agent who has a shop on the high street. Be sure to look for this when you decide to sell your home. When you choose the ‘no sale, no fee’ option, it means that your estate agent wants to sell your home as much as you do – they won’t get paid if they don’t!
What are the differences?
Pay a flat fee up-front
Payment is due no matter if the agent sells your home or not
Usually conducted online
‘No sale, no fee’ model
No commission is taken until the sale goes through
Agents are paid on commission, so they want the same as you: to sell the home
Usually has a high-street office, giving consumers an in-person point of contact
The choice is yours, and you are free to pick the model that best suits your needs. At the Guild, we recommend the ‘no sale, no fee option because agents with a commission-based fee structure aren’t paid until they get results, meaning their priority is the same as the homeowners: to sell the property.
Iain McKenzie, CEO of The Guild, said: “There has been a rise in the number of DIY packages with up-front fees available to consumers, but no-one has truly explained the pros and cons of each service, so we want to educate the public about the different options that are available. At The Guild, we strongly recommend the high-street option of ‘no sale, no fee’ to ensure that the seller gets the best service and best price for their home in the shortest possible time.”
The Guild is a network of the best 800 independent estate agents around the country. Find out why you should choose them to sell your home.