Seelling Your House by David Willox

CONTENTS Introduction

Choosing an Agent

Market Appraisals

Preparing your House

Staging

Showing people round

Responding to an offer

Legal Matters

Moving

INTRODUCTION So, you’ve decided to sell your house! We have prepared this short guide because we understand that because you don’t do this everyday there is a lot to think about and some of it seems fairly complicated. Almost every advert for Estate Agents reminds you that the sale or purchase of a house is probably the largest transaction in which you will ever be involved – and even if you are “top shot” Sales Executive selling a house – in particular ‐ your house is not something you do every day. While this is true, it is not too difficult to sell your house effectively providing you have some clear guidance – and a good agent! (We would say that.) Selling a house works best if agent and seller work effectively as a partnership and both of us understand this. When we talk about selling the house effectively we have a very clear idea of what we mean:    

The house is sold in a reasonable timescale It is sold for the best price possible All the transactions are handled smoothly The process is as painless as possible

Price and time to sell are closely linked. Clearly if you ask a very low price the house is likely to be sold quickly and most people appreciate that if you set the price too high it is likely to take far longer. What is not appreciated is that in many cases when the initial price asked is too high the house is ultimately sold at significantly below the price it could have achieved and after a long and tedious process. We will look at pricing in more detail later but it is just one of the reasons we believe you need a good agent. There is, actually, no reason why you cannot carry out the entire process, including completing the legal process, yourself and this guide contains some useful pointers if you should choose to do this. However, we like to think that our training, knowledge, business experience and in particular knowledge of the local market in the prevailing economic climate mean that our costs are significantly exceeded by both the price advantage and the ease of the process we will achieve by working effectively together.

CHOOSING AN AGENT We would like to think that we will be your natural choice but accept that you may decide another agent is right for you. Whatever your decision there are a number of things you should consider. It is important to be clear what your agent should do for you:         

Provide a market appraisal with comparable pricing evidence Market it to potential buyers Arrange and conduct viewings Give prompt feedback following viewings Arrange or provide ancillary services: Energy Performance Certificate (EPC), mortgages, conveyancing, surveys Negotiate and manage offers Liaise with other professionals involved in the process; mortgage providers, solicitors, surveyors Assist in managing chains Hand over the keys on completion day

Marketing and selling the house is actually a fairly complex exercise if it is to be done well. We have to attract the right type of potential buyers, get your property noticed, develop a relationship with potential buyers so that they trust us to show them suitable properties and believe our valuations are fair. In addition we have a range of other tasks that must be processed efficiently if we are to make the process smooth and pain free. So how do you know if we, or any other agents, are good at it? First look for “For Sale” Boards and Sold Boards in the area. The latter are probably the best indicator since it is easy for an agent to put lots of sellers on their books by offering high valuations. “For Sale” boards do not mean they actually sell the houses. Ask for Testimonials – good agents will have many of these and should be able to show them to you. Visit the agent first as a potential buyer and gauge how they treat you. Do they take an interest in you – really try to understand your needs, are they friendly and efficient. When you have a shortlist of potential agents you need to find out more about them by talking in detail about specifics

Knowledge and experience of the area – without this they are unlikely to produce a good valuation, understand the particular merits of your property, or how it can best be sold. A database of potential buyers – do they have a system for collecting details of potential buyers and keeping them updated on new properties. How and where will they advertise your house? Local newspapers, magazines, web property portals? Do they produce good photographs, flyers, brochures? Do they provide layout plans. Are the properties well displayed on the web? Who will handle the sale? It is sometimes suggested that it should just be one person. In an ideal world this is probably true. However a good agent is open for long hours – available for longer hours on the telephone – seven days a week and wee do have to give our staff some time off. What is important is that there is always someone available who knows your property and the liaison with you is efficient and friendly. How will they handle viewings? Do they accompany people to view the property? Do they work in the evening and at weekends? Valuations: anyone can give a high valuation, but selling the property at an inflated price is another matter. Find out whether valuation is based on real experience and knowledge of the area, or whether you're just being told what you want to hear in order to win your instructions. Fees and Contracts – With competition between estate agents as fierce as it is at the moment you are unlikely to find much variation between the fees they will charge. If you do find one offering exceptionally low fees it probably smacks of desperation. Contracts do tend to vary but be wary of those that try to lock you in for long periods. The problem faced by agents is that there is a considerable amount of work at the beginning of the sales process that will not produce an immediate result so some try to ensure that this money will not be wasted. We believe the best approach is to trusted to the common sense of our clients and ensure that they are regularly updated.

MARKET APPRAISALS The value of a house is what a buyer is prepared to pay for it! This may be an obvious statement but working out what that figure is likely to be is not simple

and even after you have such a figure you have to decide what price to advertise it at. Producing a market appraisal begins with knowing how much similar houses in a particular area have sold for recently. Such information is available from a number of websites and we would recommend you have a look at these to gain an initial idea of what you might expect. Unfortunately, this is only a very rough guide. One of the problems is that houses are bought and sold fairly infrequently; over a typical five year period less than 15% of houses change hands, in Romsey it is about 10%. This means that only 2 houses in every 100 are likely to have been sold in the previous year. Then it is necessary to take into account a wide variety of things that may have affected the price of any one of those houses which in turn means that the average being quoted is seriously affected. At the most basic level we have seen one website where the average for apparently similar house was quoted at £212,000. One house in the sample was a forced sale while all the others sold for £230,000 or there abouts. In another case the movement was in the other direction where a corner plot house was sold for £160,000 more than others because it had been comprehensively modernized and extended but the only apparent change, on the basic description, was the addition of one additional bathroom. The good estate agent begins with the same data as is available to the general public plus their own experience of what has been happening over the last few months in the local area. Then they will start to take into account a wide variety of factors: Proximity to and catchment areas of local schools, proximity to shops, town centre, bus routes may all play a part. Even that is not straight forward; when selling a small three bedroom semi, local schools will be important but buyer of a single bedroom flat is likely to regard schools as pretty irrelevant. Then the condition of the house has to be considered. A house that was built in the 1960’s that has never been updated – original bathroom and kitchen, little fitted furniture in the bedrooms and an unfashionable décor will command a significantly lower price than a similar house, updated, well decorated and well presented. However, it is quite possible to find the positions reversed simply because the unfashionable house one street away falls in a different school catchment area. 5

If you wish to carry out an appraisal yourself a good way to proceed is as follows: 1.

Check all the price listing websites and then decide on a starting price.

Consider all the things relating to the precise location that might increase or decrease the value.

Consider the condition of the house, décor, gardens, and other amenities and make adjustments accordingly.

You also need to be clear what you will be leaving in the house and make suitable adjustments

Consider the trends in the local market and adjust.

Once you have arrived at a figure you should consider the price at which you should advertise the house. It is rare that a buyer will offer the asking price and you need room to negotiate. By leaving room for the buyer to reduce the price you will help to sweeten the buyer’s view of their intended purchase and make closing the deal easier. If they’ve been able to negotiate the price down they feel they’ve had a triumph, if you’ve been entirely unbending then they feel they’ve lost the argument. Remember, you have to think like a salesman; don’t win the argument and lose the sale! Finally, it is important to decide the lowest price you will be prepared to accept, in any circumstance and this is a good time to consider this.

PREPARING YOUR HOUSE To sell your house effectively (Right price, quickly, smoothly, painlessly) you have to start thinking like a marketing or sales executive. You need to recognise that you are not selling your home. You are selling a house that someone else will turn into their home. This is tough – you have a lot of emotion bound up in these bricks and mortar but you have to let it go. You have to start thinking about how those people moving in to the house will want to feel. It is important to recognise the stage in life the new owners may be at. If this was your first home with your spouse and you are moving because, with two new additions to the family, the house is now too small, it is likely that you will be selling to someone for whom this will be their first home. They have no children; they see life the way you saw life when you moved in. So they have to see your house as a place where a young couple with an active social life – and freedom – would like to live. The same is true if you are downsizing after your youngsters have flown the nest. It is important to bear this in mind when preparing and showing the house. You want buyers to be able to imagine the house with their personality stamped on it. There are some fairly simple steps you can take to help to ensure that potential buyers are able to visualise themselves living there:

DE‐PERSONALISE Pack up family photos, heirlooms and quirky knickknacks that may mean something to you but are so uniquely personal that they mark this house as your home. If you have young children and you are likely to be selling to a young couple with no children then hide the toys, nappies, changing table and so on. They probably want to see your place as the home of a fancy free and even if they have started to look forward to having children you don’t want to frighten them with the seamier side of child rearing – let them find out for themselves. Equally if you are at the downsizing stage you may want your buyers to be able to imagine a couple of primary school age children charging round the place

and this will be difficult if your Royal Doulton or Murano Glass collection dominates the house.

DE‐CLUTTER When your house is cluttered, nothing looks good. Go through your possessions, ask yourself which of them you actually love or use. If they fall into that category of neither loved nor used get rid of them – be ruthless it will save you packing time later. If you use them regularly they can stay. If they are used infrequently then pack them up and store them (out of sight at least, and preferably off‐site). If you simply love them then seriously consider getting them out of sight or off site. It’s that de‐personalising thing again. Bedrooms and kitchens. Are your fitted cupboards, wardrobes and drawers overflowing? Your buyers will snoop and, if they are full to capacity and beyond, the message they’ll get is that the house lacks storage space. I love cooking with lots of herbs and spices and have an entire cupboard devoted to them, jar stacked upon jar and they have been known to cascade from the cupboard when the door is opened. Equally I have a mother‐in‐law who loves knitting. I get jumpers every Christmas and birthday and I’ve been married for over thirty years. Do I have enough storage space? Pack them up! Clear surfaces in both kitchens and bedrooms. This creates a feeling of space and de‐personalises the house. At the same time tidy cupboards and organise things. Shirts hung together, facing the same way. Jackets and trousers organised, shoes neatly lined up. This sounds picky but it creates an illusion that things simply work in this house – just don’t overdo it, you are not trying to be a new estate show house.

FURNITURE Almost all of us collect too much furniture to show the house at its best. Your objective is to leave just enough furniture to showcase the room. Anything that obstructs walkways should be moved and anything that does not suit the main purpose of the room should go. A desk with business papers, computer and telephone in the bedroom does not say this is a space for peaceful rest or romantic interludes. And you do not want it in the living room either.

Fixtures and fittings you may want to take with you. As far as possible remove, and if necessary replace any of these. If they are not seen by your buyer there is no danger of an argument or dispute about them in the final stages of the sale. (Buyer: “I love this room – that chandelier is just perfect – it makes the room”, Seller “Err yes well, we’re taking that with us”. Need I say more?)

MINOR REPAIRS We often live with minor defects and actually become blind (or deaf) to them; doors that squeak or don’t close properly, drawers that don’t slide as they should, dripping taps, even the odd bulb in a lamp in the spare bedroom. Damaged tiles, either floor or wall need to be replaced if at all possible. If you have worn rugs, replace them with inexpensive neutral coloured ones. If your carpets are worn consider adding some appropriate rugs to cover the worn patches if possible. Replacing the carpets themselves is unlikely to be worthwhile but you might consider getting them professionally cleaned by the using a high temperature deep cleaning specialist. These methods – often using truck mounted systems can often restore carpets remarkably effectively ‐ and they are good at removing any odours that have been trapped in the carpet (parfum de wet dog?)

OUTSIDE Are there any leaking gutters, broken gates, potholes in the drive? Get them sorted, it generally takes only a short time but makes all the difference to first impressions – Kerb appeal. If you have painted window frames or facials are they clean and free of flaking paint? Is the garden tidy, lawns cut, clutter cleared from side passages and garage/shed. Dustbins clean and free from odours?

DÉCOR If you have walls with strong hard colours, seriously consider painting them in neutral colours. You do not want people remembering your house as the one with the purple bedroom. The problem you are up against is that people will notice the things that clash with their taste but if the décor is reasonably bland then they can imagine their ideas of how they would like to see it much more easily.

CLEANING It goes without saying that your house has to sparkle             

Wash windows inside and out. Rent a pressure washer and spray down pathways and patios. Clean out cobwebs. Re‐caulk tubs, showers and sinks. Polish chrome taps and mirrors. Clean out the refrigerator. Vacuum daily. Wax floors. Dust furniture, light fixtures. Bleach or whiten dingy grout. Replace worn rugs. Hang up fresh towels. Clean and air out any musty smelling areas. Odors are a no‐no.

STAGING Now we have the house in as healthy a state of repair as possible we will embark on the next step – known as staging. You can think of home staging as presenting your house in a way that appeals to the largest possible audience, in order to ensure a quick sale for the best possible price. You might think of going to a professional for guidance and in some circumstances this may pay dividends but there is much you can do yourself. We’ll start on the pavement, the view the buyer gets as he or she arrives

GARDEN Flowerbeds, make sure they are weeded and consider applying a mulch; deep brown soil entirely free of weeds gives a very pleasing impression. Are there any flowers in bloom? Obviously your garden is seasonal and if nothing is in bloom buy plants from the garden centre that are flowering – even in winter there are plants such as winter flowering pansies that are in expensive and bring a touch of life and colour. If you do not have flowerbeds then hanging baskets and pots are an easy fix. When you are choosing flowers think yellow. For reasons that I do not

understand the experts tell us that this colour puts people in a buying frame of mind.

ENTRANCE This really is a critical spot, the impact it makes sets the tone for the rest of the visit. It should be bright and welcoming. The lighter it is the better since it creates a feeling of space so anything that reduces light should be cleared and things that contribute to it should be considered. If your walls are dark, painting them is worth doing. In a small hallway keep the number of pictures down and perhaps add a mirror. Clear surfaces, remove coats, boots, umbrellas and make sure the doormat really is welcoming – probably spend a few pounds on a new one. And if you have space for a vase of flowers then add one. There has been a vogue for bowls of pot‐pouri in hallways. It is best to avoid these because they are unlikely to actively “sell” the house and strong perfumes may be off‐putting to many.

LIVING ROOMS Bear in mind that these are used for spending time with the immediate family and for entertaining so you should be looking at ways of conveying that they are great for both. Organise the furniture in a “conversational” way. If you have a fireplace make that the central feature of the room rather than letting the television dominate the room. If your television is particularly large, move it out during the selling process. If furniture is a little worn you can add throws, drapes and table cloths. And having neutralised the wall colours you can bring back some colour highlights with these or attractive cushions Once again, too much furniture or too many knickknacks are a bad idea, as are highly personal items (family pictures etc). However a small number of interesting ornaments either singly or in small groups are effective. Adding a vase of flowers, one or two interesting plants and certainly placing a bowl of fruit someplace in the house – perhaps the kitchen or dining room are effective bits of dressing.

KITCHEN There is no doubt that the kitchen is a critical area; they have a significant influence on price as well as on the general appeal of the house. People spend a lot of time in their kitchens, so a well staged kitchen helps them see themselves in the house. Completely de‐clutter and then clean as though you wanted to carry out surgery in it. Make it as light as possible, blinds wide open, and if there are dark areas consider adding additional lights. If your cabinets are old then it is often worth replacing them. If your budget does not run to this then there are a variety of quick fixes. You can:   

Replace doors and work‐tops Stain or veneer doors and drawer fronts Replace or add new door handles

Replacing old or dated taps, light fittings or blinds can also transform the appearance. Give the walls a coat of paint and if the kitchen connects/runs into the dining room then make sure the colour schemes match. Do you have a kitchen table that people can dine at? If so set it for a meal – an appropriate one for the time of day – to draw attention to the fact that it is an eat‐in kitchen. Finally – the kitchen notice board – declutter!

BEDROOMS Think of the most luxurious hotel bedroom you can imagine. Warm, comfortable and not somebody else’s. This is your objective. It must be uncluttered and this includes:    

Not too much furniture Clear surfaces Neatly arrange clothing in the wardrobes and drawers No computers, televisions or telephones

Remember that this is a place for relaxing.

Calm, warm, neutral colours on the walls – paint them if your normal taste runs to vibrant reds or …. Then invest in some luxurious bedding with some accented items to re‐ introduce some colour

BATHROOM Like the kitchen these have a major impact on sale prices. Clean, and sparkling and as up to date as possible. Grouting re‐whitened, glass polished so that it is 2optically clean. Move personal items out of site – bathroom cabinet. People do not want to see others razors, tooth brushes, hair brushes, tweezers, deodorants etc Then dress it with soft fluffy towels, new bath mat (and toilet mat) and even a bunch of flowers.

SHOWING PEOPLE ROUND If you are employing an agent then you have the option of showing people round yourself or letting your agent do it, if you are selling the house yourself then you have no choice. Many people feel they should show people round themselves because they know their own home better than any agent ever will. While this is true, you should appreciate that a good agent will know the buyer better than you and will be aware of their likes and dislikes. They have also been trained to sell which you have probably not been. As a result they will be better than you at identifying and pointing out the features that are important to the buyer and focusing on those. They will also avoid overloading the buyer with things that you might consider important but are actually irrelevant to the buyer. You want the buyer to go away with a clear idea of why this house matches their needs better than all the others they’ve seen rather than a mass of jumbled information. You also want them to be considering buying this house not your house. Just remember how hard you have worked to depersonalize the house, once you start showing them round you are making it personal again. There are two other good reasons for getting the agent to show people round; agents do not like wasting their time so they are unlikely to bring time wasters 13

round themselves simply to provide an illusion of activity, infact they will generally have “pre‐qualified” them, and most agents are likely to be better at answering awkward questions than you are. If you are showing people round yourself then there are some simple rules: Before your buyer comes compile a list of all the key selling points so you have them clear in your mind. You are not going to try to give them the entire list, only those that seem relevant to them, but it pays to have identified them before hand. Think carefully about this list, there will be many features that are not important to you but are important to your buyer. If you do not have school age children the back route to the school that avoids all main roads is unimportant but it may be the clincher for a young mother. When people arrive treat them in a friendly but professional way. You are not trying to become friends with them but to sell them your house. Don’t talk too much, being over effusive suggests that you are anxious to sell while you want to convey the impression that you know this house is worth its asking price and there are lots of potential buyers. Bring people in and show them the downstairs first, starting with the best room if possible. When you show them a room usher them in ahead of you putting yourself in the room first makes it look smaller. Try to let them comment first and if they make a complimentary remark then agree with them and if you can do it naturally you can even enlarge on it. If they make an uncomplimentary remark do not disagree with them but, if you can do it naturally, agree and then point out a redeeming feature, “It’s a bit dark in here.” “It is isn’t it, it doesn’t get much sun in the morning but it catches the sun all afternoon and evening”. If they start asking about when you can move or price then these may be good indicators that they are seriously interested and it might be worth offering them a coffee. If they accept then while they are drinking it talk to them about themselves – not about you. You can then identify things that might be of importance to them and perhaps point them out. If they do want to talk about price then refer them to your agent and do not be drawn. When they leave call your agent and let them know how it went and pass on any useful information you have gleaned.

RESPONDING TO AN OFFER Now, after all your hard work somebody makes you an offer. So what’s next? If they offer you the full asking price you will probably be inclined to accept but you do not have to and there are a lot of things you need to know be for you accept their offer. If you are selling through an agent they will check the status of the buyer, how quickly they will be able to complete the sale and move. Buyers can be rated on a scale depending on their house ownership position: 1. 2. 3. 4. 5.

Property to sell not on market Property to sell on market Property on market under offer First time buyer Cash or unencumbered buyer

They should also check whether the buyer needs a mortgage and whether they have already have one “In principle”. Clearly all of these have a bearing on how you will respond. If you have an offer at the full asking price from somebody in category one it may not be as attractive as one for several thousand lower from a person in category 5. In addition you will have to consider the overall state of the market; in a vibrant market experiencing increasing prices you might find the category one offer the most attractive while in a declining or stagnant market clearly the category 5 becomes much more appealing. Generally speaking you will not get an offer for the full asking price. You then need to consider how best to negotiate. We cannot offer you a full negotiating course but there are some simple things to bear in mind. The first of these is that even if the buyer is offering significantly below your asking price they have signaled their desire to buy the house. They want it! Now we know you want to sell, you want a higher price than they are offering and you need to make a counter offer. Do not be too quick to respond. Obviously you must not wait weeks but a little bit of delay and the followed by the simple statement that it really isn’t enough but you are prepared to negotiate is a good starting point.

Do not suggest a figure at this stage yourself. By putting the onus on them to come back with a revised offer you have gained the initiative and you then have to a smaller gap to bridge. Finally, and we have put it here because you must remember it. The first thing you must do, before you are anywhere close to negotiating is be absolutely clear on the minimum you are prepared to accept and then be prepared to stick to it. If the other party is a skilled negotiator they can use tactics that are equally effective. Bear in mind that they really are not the only buyers. And finally you should remember that at this stage the agreement is subject to contract and if you have been maneuvered into an unhappy position you can still withdraw (NB this generally does not apply in Scotland).

LEGAL MATTERS Until contracts are signed and exchanged there is nothing to bind either party to carry through the sale even if you have agreed the price. As the seller you are looking for some degree of commitment from the buyer. Your agent, or if you are doing it yourself should ensure both your solicitors are in contact with one another as quickly as possible and you should be asking for your buyer to get a mortgage valuation or survey carried out as soon as possible. This demonstrates a degree of financial commitment and good will. It is not unusual for a buyer to drag out the process because they only really have your property as a fall‐back position but once they have started to make a financial commitment you can have a degree of confidence even if it is not full proof.

DIY CONVEYANCING There is no reason why you cannot do it yourself but….! Conveyancing is complex and if you have no experience of law then it is best left to the experts. Even if you have some knowledge and experience of the law there are some situations where we would issue a specific caution. Many (the majority) of freehold properties that you are likely to buy are registered at the Land Registry but many are not. If the property is not 16

registered you should use the experts. Equally, if the property is leasehold or a flat we would thoroughly recommend using an expert. There can be all sorts of things buried in leases, covenants and contracts that are difficult even for the expert to spot (and sometimes understand). If an expert gets it wrong they have Professional Indemnity Insurance to cover them so, if the worst comes to the worst, you can sue them. I even know some solicitors who would always get another solicitor to do their conveyancing in a complex case so they can rely on their colleague’s PI Insurance!

THE PROCESS – SELLING As the seller you are responsible for drawing up the contract to sell the house. (If you are doing the conveyancing yourself, you will probably have to buy a draft contract – even solicitors do not draw up a new contract every time but rely on one has stood the test of time and amend it where necessary) This contract states precisely what is being sold, the price it is going to be sold for and the date on which it will be sold. While this may sound straight‐forward it is rather more complicated. Technically, in this country you do not own the land but certain rights over it, either the freehold or the leasehold. A leaseholder has a lease on the property for a certain number of years. If you are buying the lease from a freeholder the lease will be for a period of at least 21 years, but more commonly 99 years, 125 years, or even 999 years. If you are buying it from the current leaseholder you will be buying the remaining period of the lease. The leaseholder will be required to pay what is known as a ground rent for the property each year and this can vary from a few pounds to quite large sums. As a freeholder you would perhaps imagine that it was simple – you own the land and you do not have to pay anyone anything to carry on living there (other than mortgage and rates). Well, you don’t have to pay ground rent but what you actually buy is the right to use the land subject to any restrictions included in the deeds or elsewhere. It is not uncommon for a builder to stipulate that certain rights of way are granted to those providing utilities (electricity, gas and water) to the rest of a new estate or to stipulate that commercial vehicles may not be parked overnight on the premises. There may also be other commonly established rights on your property – such as footpath. And there are a whole host of rights that other people may own.

In addition to specifying these, fairly complex, matters the contract also specifies the other things that may be sold with the house – known generally as fixtures and fittings. Although it is generally assumed that fixtures will be left but fittings will be removed, unless stated otherwise there, is actually no obligation on the vendor to leave anything behind. However, it is sensible to include in the agreement a clear statement, in written form, of what is to be left in order to avoid later disputes. You will see from the lists below that it is quite likely that you will be happy to leave some things behind that theoretically you might generally be entitled to keep and vice versa; I have some attractive antiqued brass light fittings with glass shades – I would like to take them with me but, conventionally, I can take the shades but not the brass fittings, to do so would be pointless. Conversely, I have carpets that will not fit my new house but I will be more than happy to leave them behind – not simple. Whilst a plug here or a towel rail there will not make much difference to the value of a house, fixtures and fittings can add up to thousands of pounds in total and will make a big difference to the monetary worth of a property.

FIXTURES The following items are regarded as fixtures: 

Light fitments

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Central‐heating boilers and radiators

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Built in wardrobes/cupboards (e.g. if they use a wall to form one of their sides and would thus be incomplete if they were removed)

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Bathroom suites (sinks/baths/toilets)

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Plugs

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Kitchen units

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Wall paintings

FITTINGS The following are regarded as fittings:

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Paintings or mirrors that are not bolted but hung or screwed to a wall.

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Carpets

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Curtains and curtain rails

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Free‐standing ovens, refrigerators and washing machines

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Beds/sofas and other free standing items of furniture

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Lampshades

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Television aerials and satellite dishes

So, the transaction is probably not as simple as you might have first thought. We will go through the process step by step; it breaks down into two phases; pre‐contract and post‐contract (completion)

PRE‐CONTRACT Once you engage a firm of solicitors or a conveyancer they will send you a “Client Care” Letter which they will ask you to sign. They will then compile a “Contract pPack” which usually contains the draft contract, title deeds, property information form, fixtures & fittings form, leasehold management information (if applicable), building guarantees and any planning consents you've been granted. Clearly they will need information and documents from you for this. If the property is a leasehold one there will be additional information including the lease and information from the landlord such as any management charges and insurance. They will send these to the buyer’s conveyancer and answer any questions from them. They will also check on the buyer’s mortgages application and agree a “Completion” date, which they will then write into the contract. Once you and the buyer have checked the contracts and each signed a copy they will swap the copies with the buyers conveyancer and collect the buyers deposit (usually 10% but subject to negotiation). You have now “exchanged contracts” and both of you are legally obliged to go through with the sale.

POST CONTRACT Your conveyance will now check how much you have to pay to clear your mortgage with the lender.

He will receive a transfer deed from the buyer’s conveyancer which he will forward to you to be signed and witnessed and returned to him. You are now ready to “complete”. Your solicitor or conveyancer will receive payment of the outstanding balance and send the house deeds and transfer deed to the buyer’s conveyancer. Congratulations you have now completed. Finally, your conveyancer will pay your estate agent and himself out of the money paid by your buyer and then forward the remainder to you – unless you are buying another house in which case he will already have passed that on to your vendor.

CHAINS The whole process is reasonably simple while there is just one buyer and one seller involved but most commonly there is chain of buyers/sellers. One of the key tasks of the conveyancers is to orchestrate the process so that everyone in the chain both exchanges and completes at the same time. Unless this happens it is likely that the entire process will collapse because of course if one person in the chain does not receive payment from their buyer there is a “knock‐on” effect.

MOVING Moving is not complicated it’s just that there is a lot to do, much to think about and remember. Step one is to arrange a removal company. Get a number of quotes, check their services and reputations. Prices, services and expertise do vary, from the man with a van to those companies that will do everything for you. Try to do this as early as possible. You cannot set a date until contracts have been exchanged and there is no guarantee that your chosen removers will have a crew and vehicle free on that day but the earlier you start the more certain you are to get the company you want. As soon as the contracts are exchanged confirm the dates with the removers.

2 – 4 WEEKS BEFORE MOVING Start packing/sorting. 20

If you will be packing yourself start as soon as you can, it will take longer than you think. If your removers are providing boxes then get them delivered now. At the same time consider what you really should dump and start clearing it out. Mark the boxes with the room they should go to at your new house and also consider marking them with priority for unpacking; there are certain things you are likely to need immediately while others can wait. Being unable to find the corkscrew (or even a tin opener) on the day of arrival will be infuriating. Appliances Gas cookers will need a registered installer to disconnect it and reconnect it at the other end. If you are disconnecting washing machines, dishwashers or cookers make sure you know how to do it and where to turn the water off! If you need a plumber or electrician arrange it now. Change of address The list of people you have to inform is considerable, banks, tax, doctors… You can down load a check list from our website (www.bofr.co.uk). Schools Let your children’s current school know when you are moving and confirm start dates with the new schools. We assume you have already investigated and made contact with the schools near your new home. Parking If there are parking restrictions that may affect removal vehicles at either your current address or your new home you should arrange the necessary permissions now. Pets If you are considering putting pets into kennels arrange it now.

1 WEEK BEFORE If you have arranged for carpets or curtains to be delivered and fitted in your new home then check the companies responsible have all the details and are prepared. You do not want carpets being laid as your removers are carrying furniture in.

Utilities Inform utility companies and arrange to have meters read – and ensure that the meters will be read at your new house Local traders Newspapers, milk, library etc. Pay outstanding bills, return books and stop further deliveries. Postal Redirect Arrange for your post to be re‐directed. Current advice, in these days of identity fraud, is to arrange this service for year.

3 DAYS Pack a “moving day bag”. Survival kit ‐ A change of clothes, toilet rolls, light bulbs, torch, candles, a few tools, matches and cash. You want to know that you have the essentials to survive for a couple of days it has been known for removal lorries to breakdown, have accidents or even get lost! A removal vehicle went to Minden in Germany instead of Menden and failure to organise mobile communications properly lost the furniture for 2 days. This bag can also be used for valuables like jewellery which you can add to it on the day of your move. Laundry. Do a last minute laundry. If you have a plumber arranged, check he is still available. Do not expect the removal company to do it for you ‐ they are not insured to do so. Keys. Check that the keys to your new home are going to be available and you know where to collect them. Check what to do with your own keys, and label spare keys – leave them where they will be seen when you leave the house on moving day. Parking. Check with neighbours and resolve any parking problems. Removal vans are large and need room to manoeuvre.

2 DAYS TO GO Fridges/Freezers. Empty, defrost and dry out your fridge / freezer, this is most important if your furniture is to go into store or over a long distance. If you don't do this it will defrost on its own in the back of the removal van, leaking over everything around it. Please remember food stuffs cannot be moved into store. If you have been quoted to have your freezer moved with the contents still inside (will only apply to short distances) put the contents into polythene bags so they can be lifted out while carrying the freezer and placed back inside with the minimum of fuss. Kitchen cupboards. Go through the kitchen cupboards and throw out anything that is out of date, also while you are there check to make sure all the packets, bottles and jars are sealed tightly to avoid spillage. Valuables/documents Pack valuables and documents and put in a safe place.

1 DAY TO GO Packing. Aim to finish the packing today, apart from a few essentials in the kitchen and bathroom. You will feel so much better when you can see the end is finally in sight. "Don't forget to clearly mark the boxes with the room name you would like them to end up in". Dismantle Unless you have arranged with the removal company, you will be expected to dismantle any self‐assembly furniture that cannot be moved out in one. Take down curtains and any fixtures you are intending to take with you. Make sure you have disconnected the washer and fitted the transit brackets to secure the drum. Defrosted the fridge / freezer unless you have arranged to have these moved with the food inside, if this is the case pack the contents into bags so they can be lifted out quickly. Disconnect Disconnect the washing machine and fit transit brackets to secure the drum. Disconnect the dishwasher Defrost the fridge and freezer unless you have

arranged to have them moved with the food inside, if this is the case pack the contents into bags so they can be lifted out quickly. Food box Make up a box of refreshments for the next day, bearing in mind that your cooker may be disconnected or in the back of a removal van. Include tea, coffee, sugar etc, and the most important item of all the kettle, you will have to keep the refreshments flowing as moving house is very thirsty work. A selection of cold drinks is also a good idea. Add to this basic cutlery and crockery to allow you to eat a meal the following day Sort out food for tomorrow evening – a take‐away is probably the best solution! Toiletries box Make up a box in the bathroom and put in the toiletries that you aren't using. Leave this box open to put in all the other toiletries tomorrow morning after everyone has got up and cleaned thier teeth, you can then seal it up. Outside items Anything outside that you can move, try and put either inside the garage or in a dry place, there is nothing worse than putting soaking wet outside furniture into a removal van along with all your other furniture. Parking If you have difficulty parking outside your house, it could be a good idea to park your own car or cars outside so that your removal van will be able to park outside. Remember the van needs more room than its own length to manoeuvre. Mobile phone Make sure that your mobile phone is fully charged up for tomorrow, you are probably going to need it. Also make sure you have added all the relevant contact numbers to it

MOVING DAY Bathroom.

Finish packing the toiletries box, and then take everything out of the bathroom that you want to go. You can now put all the bits and bobs that you don't want the removal men to take in the bathroom and shut the door. Strip the beds Put the linen into a box that is clearly marked or bin liners, these usually end up being placed on top of your bed at the other end. If you are having the packing done just fold the linen and leave on top of the beds so they can be easily packed. When van arrives. The team leader/foreman will introduce themselves and their crew. Show the team leader around the house and tell them exactly what is to go and what isn't. If you have emptied the bathroom of articles that are to go, tell him that there is nothing to go out of there and shut the door. The kettle. Most important, moving house is very thirsty work for everyone involved. Keep the kettle boiling and the biscuits flowing. Once the van is loaded ‐ Check every where. Take a walk around with the team leader to ensure that all the items to be moved have been placed on the van. This is your responsibility to make sure nothing is left behind. Check behind doors, in cupboards and on the walls. You would be surprised how often people keep looking at a clock on the wall, but never remember to take it down. Say goodbye to the removal van‐ with your directions to your new house. Read all the relevant meters and load up your cars/car. Have a last good look around for anything you might have forgotten. Check that all the windows and doors are locked when you leave.

YOUR NEW HOUSE Open up and have a look around. Inform your team leader of which rooms are going to be which. Direct traffic Once you are settled have someone stand at the main entrance that the removal men are using and direct them to the appropriate rooms. Remember all the furniture and boxes are yours so don't expect the removal men to know 25

where you would like things to go. If you are having boxes unpacked, the contents will usually be placed onto a table or appropriate surface for you to put away. Check the van When the van is empty, have a look inside so you know there isn't anything left. If you can't find an item at least you know that it must be in the house somewhere. Check around the house and if you need anything heavy moving ask the removal men they will be more than happy to help. But don't take advantage, and have them move everything again and again. Make the beds The main thing to do tonight is to go to bed and get a good night sleep. Sit down & relax. Organise the take‐away, open the bottle of wine! Tomorrow you can start unpacking and sorting out.

Selling Your House So you've decided to sell your house We know that this is probably one of the largest financial transactions you will ever undertake. We also know that it is also one of the most stressful an important tasks you will face – not least because it is linked, in many case, to buying a new home. While we are committed to getting the best price possible for you, there are many things you can do to help the process go smoothly and make it as stress free as possible. This booklet covers everything we think you should know, reflect on and plan as we work together for a successful sale in a short but comprehensive guide. It covers such things as: Choosing an agent Market Appraisals – Value Preparing the house Showing the House Responding to offers The legal aspects We hope it proves helpful and if you have any further questions please ask us.

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