Benefits

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The Benefits of using an Independent Estate Agent

Independent Estate Agency…at its best!

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The benefiTs of using an independenT esTaTe agenT

The Benefits of using an Independent Estate Agent selling your property is a significant step, normally involving one of your biggest financial assets. so how do you choose between different estate agents, and what can you expect for your money?

What would happen if you tried to sell your property yourself, or entrusted the marketing to a new, alternative such as a supermarket? These are fundamental decisions and without the benefit of advice and experience, it is easy to make the wrong choice and lose literally thousands of pounds.

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at a time of heightened stress this can all be very confusing, especially with everyone promising you a positive outcome, and yet you want to make the right choice.

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it is crucial to distinguish between price and value. You don’t want to be ‘penny wise, pound foolish’ and for the sake of a few hundred pounds introduce an unnecessary element of risk into the process - and either ‘underachieve’ on the price or significantly delay your sale.

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North Walsham Mickleover Littleover Long Sutton Swadlincote Chellaston Loughborough Wroxham Ashby M1 de la Zouch Bourne Quorn Melton Rugeley Wisbech Kings Lynn Shrewsbury Barton Coalville Norwich Mowbray Lichfield under Dereham Newark Loddon Needwood Leicester Telford M54 Watton Oakham Church Stretton Eaton Aldridge Wymondham Four Oaks Market Walsall Bridgnorth Lowe Market Deeping M6 Bosworth Wolverhampton Sutton Attleborough M69 Stourbridge Coldfield Peterborough Chatteris Thetford Elton Harleston Lutterworth Bearwood Birmingham Whittlesey Harborne M5 Moseley Diss Bournville West M42 CoventryM6 Huntingdon Ely Newmarket Heath Rugby Kettering Godmanchester St Ives Cambridge Bromsgrove Leamington M45 Cambourne Sawston Redditch Spa Bury St Wellingborough Kimbolton M1 Edmunds Needham Tenbury Wells Worcester Daventry Northampton Market Woodbridg M40 Towcester Sandy Melbourn Lavenham Bedford Royston Hadleigh Ipswich Stratford Great Malvern Pershore upon Avon Ampthill BrackleyMilton KeynesFlitwick M11 Baldock Brecon Buckingham Sudbury East Bergholt Saffron Shefford Upton upon Ashwell Shillington Ledbury Walden Braintree Letchworth Severn Evesham Harwich StopsleyA1(M) Leighton Stevenage Great Stow-onDovercourt M50 Tewkesbury Buzzard Leagrave Barton Codicote Dunmow Thorpe-le-Soken the-Wold Newent Le Clay Dunstable Hitchin Bishop’s Stortford Witney Gloucester Aylesbury Cheltenham HertfordWare Bampton M5 Monmouth HaddenhamWendover M1 GC Harlow HarpendenWelwyn Eynsham Thame Abergavenny Waltham Hatfield Summertown Chelmsford Stroud Stokenchurch St Albans AbbeyChipping St Clements Milton M40 Princes South Woodham Ongar Mumbles Watford M11 M25 Fairford Abingdon M4 M25 Cwmbran Risborough RayleighFerrers Brentwood Henley on Morriston High Didcot Thames Malmesbury Romford Billericay Eastwood Chipping Basildon Westcliff on Sea M4 Wallingford Wycombe Swindon M4 Swansea Wooburn Gerrards Marlow Stanford Sodbury Cross Grays -le-Hope Green Dartford Slough Thornbury M4 Cardiff Pangbourne Clifton Langley Hayes M32 M4 Birchington M4 Cowbridge Swanley Rochester Penarth Bristol Herne Cliftonville ThealeTwyford Kingston Westgate-on-Sea Bay East Crowthorne Calne A329 Broadstai Whitstable Long Redfield Wokingham M2 Barry Surbiton Heath M3 Molesey Thornton SittingbourneCanterbury Ashton Chippenham Newbury SandhurstSunningdale Bath Corsham Wood M26WestM20 MallingFavershamTankertonRamsgate Banstead Petts Croydon M25 Thatcham Locksbottom Larkfield Windlesham Caterham BradfordChew Warlingham M5 Bearsted Woking Wrington Magna on-Avon Trowbridge Bagshot WoldinghamSevenoaks Maidstone Farnham Basingstoke Burpham East Horsley Mark Farnborough Midsomer Loose Elham Westbury WestonWinscombe M23 Southborough Lenham Ash Vale Ripley Reigate Edenbridge M20 Andover Norton M3 Super Mare Folkestone BurnhamDorkingHorley Tunbridge Paddock Ilfracombe Shepton Mallet Godalming East Grinstead on-Sea Cheddar Stockbridge Wedmore Lynton Crawley Wells Wood HeadcornAshford Braunton Minehead Hythe BillinghurstHorsham Winchester Alresford HaywardsMayfield Staplehurst Cuckfield Salisbury GoudhurstTenterden Barnstaple Burgess Heath Uckfield Etchingham Romsey Dulverton Petworth M3 Rye Petersfield Chandlers Wiveliscombe Hill Newick Heathfield Billingshurst Taunton Ford Bideford South Molton Fordingbridge Bishops Waltham PulboroughHassocks Hailsham Yeovil Sturminster M27 Wellington Patcham Drayton SouthamptonHedge Lewes Henfield Newton A3(M) Bexhill on Sea Park GateM27End Wickham East Preston Portslade Chard Ringwood Lyndhurst Chulmleigh Rustington WorthingHove Emsworth Bude Torrington Goring-by-Sea Brighton Ferndown Brockenhurst M5 Bognor Regis Bransgore Lymington Crediton Cowes Wimborne Christchurch Lyme Regis Bournemouth Bridport Beer Seaton Exeter Highcliffe Poole Sidmouth Newport Ryde Bovey Tracey Topsham Exminster Budleigh Salterton Wareham St MarychurchExmouth Weymouth Swanage Chudleigh Launceston Ki t i t A hb Oswestry

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M THE GUILD OF PROFESSIONAL ESTATE AGENTS

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The benefiTs of using an independenT esTaTe agenT

This booklet sets out to explain the various services provided by an independent estate agent so you can compare this with the other options available - thereby helping you make the most appropriate choice for your circumstances. independent estate agents, and guild Members in particular are an essential part of the property market. They provide a unique range of market intelligence, professional advice, essential services, and local expertise which are not readily available elsewhere, and would almost certainly involve buyers and sellers incurring additional expense if these had to be sourced separately. estate agents are incentivised by reward and reputation and so are always completely committed to giving you the very best results and service. a good agent will always look to understand your needs and objectives before offering any advice. here are some key aspects of the property transaction that are provided efficiently and effectively by the independent estate agent, and important services that might be lost if vendors marketed their properties via a portal only.

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The benefiTs of using an independenT esTaTe agenT

accurate Valuations This requires a detailed understanding of local market conditions and a guild agent will review seasonal aspects, local pricing, relevant contacts, new developments, and social influences such as access to transport links.

Cost does not necessarily equal value when it comes to home improvements e.g. a loft conversion versus a swimming pool, and houses on different sides of a given road can vary in value e.g. school catchment areas, or river frontage. house price indexes and Land Registry data would never show or reflect this.

The potential demand for a property can quickly fluctuate, for example if a number of similar properties come on the market at the same time, or there are repossessions in the immediate neighbourhood. a good agent will carefully evaluate prices achieved versus prices asked to ensure that the property is marketed in the most effective way, and advise of the likely result to be achieved.

The agent will also include your own motivations in assessing the most appropriate price, such as any given time constraints. property valuations can become emotive issues for owners and an independent assessment is crucial to get this right.

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THE GUILD OF PROFESSIONAL ESTATE AGENTS

The benefiTs of using an independenT esTaTe agenT

Local Contacts an independent estate agent will liaise with developers, builders, solicitors, investors, buy-to-let professionals, hR and relocation companies, hotels, and also his / her own extensive database built up over many years – all of which will accelerate the marketing and enhance the likelihood of a successful sale.

buyer insights guild Members constantly evaluate clients who are upsizing and downsizing, exploring and interpreting motivations for sale, and carry the ability to ‘look round a corner’ and knit together complicated deals that often deliver surprising value to the chain e.g. resolving accommodation for dependents.

advice on preparing property for sale The public are not always aware of how to maximise a property’s appeal, and good advice and preparation can literally add thousands to the price. an experienced agent will also offer you guidance on the alternatives and most appropriate method of sale, which might include private treaty, auction, tender, or offering an ‘open house’ for viewings.

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The benefiTs of using an independenT esTaTe agenT

effective Marketing it is not in a seller’s best interest to sanitise the exposure of their property to a sole internet portal, as: high street locations are traditional focal points for people on the move Multiple channels and agency networks help maximise awareness and interest a London presence is extremely important for all sellers You also want your property to gain access and exposure to the international network (in an increasingly global marketplace) inter-agent referral systems can be a very efficient way to match buyers and sellers; significant advantages can be secured from using these ‘networks of professionals’ The agent can secure outstanding value from media partners such as local newspapers and thereby save the seller unnecessary costs The entrepreneurial drive of good estate agents leads to the 'creation' of an estimated 50% of all sales - transactions that would not have happened if it had not been for the lateral thinking and 'deal making' abilities of the agent concerned. The 'jigsawing' of people to property is a great skill that requires enthusiasm, drive, expertise and excellent communication skills. This cannot be provided without training, experience, local knowledge, and significant expertise.

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THE GUILD OF PROFESSIONAL ESTATE AGENTS

The benefiTs of using an independenT esTaTe agenT

preparation for Marketing There are legal and commercial requirements for property sales that are provided by the agent, such as a relevant epC’s, local searches, and due diligence. it is difficult to see how a private seller could access these as efficiently and effectively without the assistance of a professional advisor.

professional property presentation guild Member agents will prepare and supply compelling property details, photography, vendor interviews and for sale boards which may not be readily available for the private seller. often these are included in the agency fee and so are effectively supplied free of charge to the vendor until and unless the sale is successfully completed.

screening buyers a professional agent will add value via escorted viewings, open houses, and help mitigate the potential for difficulties that often arise from direct contact between vendors and buyers. They will also help qualify the financial ability of all links in the chain and their respective legal positions – which is very difficult for a private inexperienced party to assess.

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The benefiTs of using an independenT esTaTe agenT

handling the sale There is tremendous value in employing an expert third party negotiator, who will act as a neutral arbiter – someone who can take ‘insulting interest’ and professionally negotiate this to a mutually agreeable conclusion avoiding any confrontation.

problem solving over 50% of the market is driven by death, divorce or debt. all these motivations require a subtle mixture of firmness and sympathetic understanding. how many potential sales or value would be lost without this expertise?

buyer Qualification people are understandably protective about access to their homes; just try to imagine for a second the difficulties in reliably qualifying all applications to view and managing these into your diary.

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THE GUILD OF PROFESSIONAL ESTATE AGENTS

The benefiTs of using an independenT esTaTe agenT

Constant Revaluation in Changing Markets property prices are a dynamic entity, and need regular assessment and review using powerful software and the latest comparatives, combined with expert insight and intimate local knowledge.

Chain-making and Management guild agents provide creativity in understanding how a sequence of events and personal requirements can be sewn together to everyone’s benefit. furthermore, if on the day of moving someone five properties away in the chain hits a problem and everything stops, it is the estate agent who steps in and manages this on behalf of the buyer and seller to maintain the momentum.

Legal Requirements and advice Your guild Member can provide a wealth of guidance throughout the buying and selling process, all included in the fee and realistically offered at no charge until and unless the property is sold. The alternative could prove much more expensive - such as punitive hourly rates if one had to use a solicitor.

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The benefiTs of using an independenT esTaTe agenT

Moving again your independent agent will readily offer advice and assistance with the provision and appointment of epC’s, solicitors, mortgages, conveyancers, insurance, removals, tenant references, and even notification of utility changes. often these will be local firms of repute and if they are known to each other, this can also speed up and simplify the completion process.

extraordinary Value all of these services are normally delivered on a ‘no sale, no fee basis’: an independent estate agent invests his / her own money in your property with no guarantee of any return.

There are few other professional businesses that give this level of support and commitment so readily to the general public with no guarantee of any remuneration.

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THE GUILD OF PROFESSIONAL ESTATE AGENTS

The benefiTs of using an independenT esTaTe agenT

Important factors to consider when selecting how to buy or sell a property how will the property be valued, and will this be accurate?

Who can recommend the most appropriate mix of marketing, and secure the best rates? how do i ensure my property stands out in an increasingly crowded market? how will i find the ideal buyer for my home?

Who will accompany the viewings, and also assess and screen potential buyers?

Who will manage the potentially difficult negotiations?

What happens if the local market changes?

Who would step in to quickly resolve any unforeseen problems?

Where can i get appropriate advice and guidance, and also ready access to any related services?

Who is most likely to offer me excellent value for money?

Who has common interest in my financial well-being and also my local community?

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national network of over 750 independent estate agents A

Alnwick

Blyth Seaton Delaval Gosforth Whitley Bay Jesmond Wallsend Denton Newcastle Burn Upon Tyne Sunderland Whickham Gateshead Seaham Houghton le Spring Wolsingham Willington

Ponteland Hexham

Carlisle M6

A1(M)

Norton Cockermouth Stokesley Yarm

Barnard Castle M6

Kendal Douglas

Milnthorpe Bedale Harrogate

Easingwold Colliergate Wetherby York Pocklington

Skipton

M6

Lytham

M 65

Preston Longton

Adel Pudsey Leeds Clitheroe Rothwell Thackley Wakefield Halifax Barnsley M62

M1

M61

Holyhead

Llangefni Bangor

Colwyn Bay

Crosby M58 Waterloo St Helen Deansgate Manchester Liverpool Cheadle Hyde M56 LymmHealdGreen MarpleHazel Grove Cheadle Hulme High Great M53 Bramhall LaneMoor New Mills Ellesmere DidsburyHeaton Port Moor Chester Sandbach

Beverley Shiptonthorpe Cottingham M62 Willerby Hull North Ferriby Hessle Hedon Goole M18 Barton upon Humber Scunthorpe M180 M180

Brigg M18 A1(M)

M1

Cleethorpes

Retford Lincoln

Mansfield

Heathcote M6

Wells-next-the-Sea Boston Matlock Burnham Sheringham Wirksworth Duffield Nottingham Mkt Bingham Sleaford Cromer Longton Holt Derby West Bridgford Hunstanton Grantham North Walsham Mickleover Littleover Oswestry Long Sutton Chellaston Swadlincote Loughborough Wroxham Ashby M1 de la Zouch Bourne Quorn Melton Rugeley Wisbech Kings Lynn Shrewsbury Barton Coalville Norwich Mowbray Lichfield under Dereham Newark Loddon Needwood Leicester Telford M54 Watton Oakham Church Stretton Eaton Aldridge Wymondham Four Oaks Market Walsall Bridgnorth Lowestoft Market Deeping M6 Bosworth Wolverhampton Sutton Attleborough M69 Stourbridge Coldfield Peterborough Chatteris Thetford Elton Harleston Lutterworth Bearwood Birmingham Whittlesey Harborne M5 Moseley Diss M42 Bournville West CoventryM6 Huntingdon Ely Newmarket Heath Rugby Kettering Godmanchester St Ives Cambridge Bromsgrove Leamington M45 Cambourne Sawston Redditch Bury St Spa Wellingborough Kimbolton M1 Edmunds Needham Tenbury Wells Worcester Daventry Northampton Market Woodbridge M40 Towcester Sandy Melbourn Lavenham Bedford Royston Hadleigh Ipswich Great Malvern PershoreStratford upon Avon Milton Keynes Ampthill Brackley M11 Brecon East Bergholt Buckingham FlitwickSheffordBaldock Sudbury Saf fron Upton upon ShillingtonLetchworthAshwell Walden Ledbury Braintree Severn Evesham Harwich StopsleyA1(M) Leighton Stevenage Great Stow-onDovercourt M50 Tewkesbury Buzzard Leagrave Barton Codicote Dunmow Thorpe-le-Soken the-Wold Newent Le Clay Dunstable Hitchin Bishop’s Stortford Witney Gloucester AylesburyWendover Cheltenham Hertford Bampton Ware M5 Monmouth Haddenham HarpendenWelwyn M1 GC Harlow Eynsham Thame Abergavenny HatfieldWaltham Summertown Chelmsford Stroud Stokenchurch St Albans AbbeyChipping St Clements Milton M40 Princes South Woodham Ongar Mumbles Watford M11 M25 Fairford M4 M25 Cwmbran Abingdon Henley on Risborough RayleighFerrers Brentwood Morriston High Didcot Thames Malmesbury Romford Billericay Eastwood Chipping Basildon Westcliff on Sea M4 Wallingford Wycombe Swindon Marlow M4 Swansea Wooburn Gerrards Cross Stanford Sodbury Grays -le-Hope Green Dartford Slough Thornbury M4 Cardiff Pangbourne Clifton Langley Hayes M32 M4 Birchington M4 Cowbridge Swanley Rochester Penarth Bristol Cliftonville ThealeTwyford Kingston Westgate-on-Sea Herne East Crowthorne Calne A329 Whitstable Bay Broadstairs Long Redfield Wokingham M2 Barry Surbiton Heath M3 Molesey Thornton SittingbourneCanterbury Ashton Chippenham Newbury SandhurstSunningdale Bath Corsham Wood M26WestM20 MallingFavershamTankertonRamsgate Banstead Petts Croydon M25 Thatcham Locksbottom Larkfield Windlesham Caterham BradfordChew Warlingham M5 Bearsted Woking Trowbridge Wrington Magna on-Avon Farnham Bagshot East Horsley WoldinghamSevenoaks Maidstone Basingstoke Mark Farnborough Burpham Reigate Midsomer Westbury Loose Elham Edenbridge WestonWinscombe M23 Southborough Lenham Ash Vale Ripley M20 Andover Norton M3 Super Mare Folkestone BurnhamDorkingHorley Tunbridge Paddock Ilfracombe Shepton Mallet Godalming East Grinstead on-Sea Cheddar Stockbridge Wedmore Lynton Crawley Wells Wood HeadcornAshford Braunton Minehead Hythe BillinghurstHorsham Winchester Alresford HaywardsMayfield Staplehurst Cuckfield Salisbury Goudhurst Barnstaple Burgess Heath Uckfield Etchingham Tenterden Romsey Dulverton Petworth M3 Rye Petersfield Chandlers Wiveliscombe Hill Billingshurst Newick Heathfield Taunton Ford Bideford South Molton Fordingbridge Bishops Waltham PulboroughHassocks Hailsham Yeovil Sturminster M27 Wellington Patcham Drayton SouthamptonHedge Lewes Henfield Newton A3(M) Bexhill on Sea Park GateM27End Wickham East Preston Portslade Chard Ringwood Lyndhurst Chulmleigh Rustington WorthingHove Emsworth Bude Torrington Goring-by-Sea Brighton Ferndown Brockenhurst M5 Bognor Regis Bransgore Lymington Crediton Cowes Wimborne Christchurch Lyme Regis Bournemouth Bridport Beer Seaton Exeter Highcliffe Poole Sidmouth Newport Ryde Topsham Bovey Tracey Exminster Budleigh Salterton Wareham St MarychurchExmouth Weymouth Swanage Chudleigh Launceston Tavistock Ashburton Kingsteignton Dawlish Padstow Bodmin Ivybridge Wadebridge Torquay Plympton Newquay Perranporth

Chelston

Liskeard

Saltash Fowey

Truro Hayle Carbis Falmouth Bay Penzance Helston Mousehole

Dartmouth Kingswear Kingsbridge Salcombe

St Mawes Jersey

Tel: 020 7629 4141 | Fax: 020 7629 2329 121 Park Lane | Mayfair | London | W1K 7AG info@guildproperty.co.uk | www.guildproperty.co.uk