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- Our Advertising
- Selling your property with Castles
- Why use an estate agent?
- Choosing an agent and arranging a valuation
- Choosing the right estate agent. What you need to know
- Best time to sell
- Presenting your home for sale
- Attracting your buyer
- Offers
- Once the offer has been accepted
- The contract
- Castles quick tip
- Probate Services
Castles understands the importance of making your property available to as many people as possible. This is where the internet comes into it and we list our properties on many sites such as:
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Selling your property with Castles
Castles are committed to selling your home quickly, efficiently and for the best possible price.
Provided below are details of some of the services we offer to meet these aims.
- Independent Estate Agents
- Highly experienced branch team, with extensive knowledge of the market and the local area
- No sale, No fee
- High profile newspaper advertising
- Quality printed brochures with digital internal and external photographs
- Eye catching A4 display cards
- Worldwide internet exposure
- Properties featured on www.castlescoventry.com, www.rightmove.co.uk and www.radarhomes.co.uk
- Accompanied viewing service
- In depth monthly marketing reports
- Computerised applicant mailing system
- Feedback after every viewing
- In house sales chasing
- High profile city centre office
- Eye catching for sale boards
- Members of the Ombudsman for estate agents
Click here to request a free, no-obligation property valuation
Anyone can buy or sell properties without involving an estate agent. You can advertise in the press or on the internet. You can even put up your own for sale sign. But, something like 95 per cent of all property deals in the UK are conducted with the help of estate agents. So we must be doing something right!
If you’re selling your property Castles will do all we can within the law to get the best possible price for the property you’re selling.
We will make sure the buyer is in a position to do the deal.
We will remain in touch with all parties – buyers, sellers, solicitors and mortgage lenders – to make the deal as smooth and as stress free as possible for you.
We will be on the lookout for anything untoward, be wise to all the likely pitfalls - and on the day of completion be available to hand over the keys with a big smile on our faces!
Choosing an agent and arranging a valuation
Selling your home can be a very stressful experience, particularly if this is your first time. The best way to minimise the pressure is to employ the services of an experienced and professional local estate agent.
Draw up a shortlist of several agents, including ourselves, and invite them to carry out a market appraisal of your property. Whilst they are there, ask the agents how long they have been working in the local area; enquire about properties they have recently sold that are similar to yours, and perhaps most importantly, ask them about the marketing and advertising package that they can offer you. Amongst others, check they can offer you the following vital marketing initiatives for your property:
Don't forget to try and visit the offices of your short listed agents. Look at the presentation of the brand and the level of organization in the office. Is there a general buzz amongst the staff? Is the environment welcoming and uncluttered and are you acknowledged when you walk in? How well are properties displayed in the office?
When selecting your agent, don't automatically opt for the one that supplies you with the highest valuation – this may just be a tactic to get your business. Always ask for evidence of comparable properties that the agent has recently sold. Who offers you the best marketing package and perhaps most importantly, who do you have the best rapport with? At the end of the day, there is no point in putting your property on the market at a potentially unobtainable price, only to have to reduce the price further down the line. This can waste time and money.
Choosing the right estate agent. What you need to know
Most estate agents are honest and try their best. But we all know sometimes the property industry isn’t perfect.
If you are selling your property, you must choose your agent with extreme care.
You need to know that the agent you choose really knows their stuff. And will act in your best interests – after all, it is your property that they will be selling.
In order to trade as an estate agent, you do not need any formal qualification. However there are licensing schemes. So you should look for an agent that is a member of the National Association of Estate Agents or the Ombudsman for Estate Agents.
There are ways you can help yourself make this important decision.
Firstly, find out as much as you can about prices for comparable types of property in the area, using the details in agents’ windows, newspaper advertisements and the internet. Armed with this information, do some mystery shopping. Go into your locals agents. Do the negotiators seem friendly, approachable and presentable? Do they specialise in particular types of property? Do they appear to be talking sense about values?
We’re confident at Castles that we know what we’re doing. We believe in our integrity, hard work and exceptional service.
But we would still always recommend you get 2-3 valuations and then choose what you consider the most reliable. Never reveal any of the other figures when you are in the process of having a valuation. This way, you can be sure that you are getting an honest opinion.
In making your final decision, the valuation should be only one of the factors which makes up your mind. You should not necessarily choose the agent who gave you the highest valuation – if unrealistic; this will impede the sale of your home. Nor should it necessarily be the most amenable agent.
It is essential to look for reputation, customer feedback and the company ethos, to find an agent who will go out of their way to work hard for you.
As we are all aware, the property market has faced much uncertain over the past couple of years. We are no longer in a period where any house on the market, at practically any price, will almost certainly sell.
This is why it is vital that each property on the market is priced realistically and accurately. This does not mean selling a property at an undervalued price it simply means that if you wish to sell your house then it must be priced correctly. Any unprofessional agent can quote you high valuations and misguided figures, but achieving the sale in this climate is another matter altogether.
When selling your house it is imperative that the final valuation figure that you receive is based on experience and knowledge of the area by highly trained local agents. A useful exercise would be to ask for the values of comparable properties, just so you can get some realistic sale values in your head. The last thing that anyone wants is your property for sale sitting and stagnating on the market for months with little interest because an agent has overinflated its value just to get you on board.
Selling your home is equally as stressful as purchasing a new property so ensure that you do all you can to value your property at its correct price.
Seasonal change influences house sales
As with many different markets, seasonal change greatly influences the selling of property. For instance, Spring is a good time to sell your house as this is the time that many people use to purchase so they can get their children into new schools by September. If you wish to capture these Spring home movers, then you should be looking to put your house on the market by the end of February ready for an active period close to May and June. The advantages of a Spring sale means that you have longer days to fill up your home with as many viewings as possible, with more natural light and in bloom gardens added advantages.
Another season ideal for selling your property is Autumn. Putting your house on the market in early September means you will appeal to buyers hoping to move in before the Christmas period. However, beware as the Autumn selling window is short and the best prospect for selling your home would be in the months of September and October as these offer enough time for the sale to complete before Christmas.
If you still end up searching for a buyer for your property after the Autumn selling window then they will usually be in a stronger position, as post Christmas signals a traditional market slowdown.
In spite of all these factors it ultimately comes down to you when selling your home. If you are motivated and prepared to market your house correctly then selling your property becomes a much easier task. In the end, you are the determining factor.
How you present your home for sale can have a huge impact on your success in selling it. It is important not to spend too much money on home improvements unless there is major work needed.
Advisory improvements to make are:
- Thoroughly clean your house top to bottom, including the skirting boards, the curtains and windows.
- De-clutter, this is one of those tasks that is always put off – now is the time to do it, there is not point in transporting clutter you don’t want (or ever use) to your new home. Make sure that nothing can fall out of cupboards if they are opened.
- Do a check over your house to see if there is anything that needs fixing like a dripping tap for example.
- Make sure your house smells nice – before a viewing do NOT feed your pet! The smell is very off-putting for potential buyers. Try to air your property as much as possible or use air fresheners or the old trick of baking bread or coffee. Make note – incense sticks are not everyone’s cup of tea!
First impressions always count so make sure the front of your house looks well presented, give the front lawn a mow, make the drive-way look neat and remove any weeds, add a splash of colour with a couple of pots of flowers, spruce up the front door, make sure the bell works and the letter box is shiny and clean.
The kitchen is one of the main rooms that sell houses to potential buyers. Make sure it is spotless and it may be wise to give cupboards a new lick of paint to keep them looking fresh. It sounds obvious, but remember not to cook fragrant food whilst viewings are taking place! Make sure the garden is neat and tidy as this is also a big selling point to buyers.
When it comes to selling your property, it is down to you to present your house as one that appeals to prospective buyers. There are several small precautions you can take to ensure that the snapshot of your home that is seen by buyers is one that entices them towards the property.
Repairs and maintenance –
In order to sell your property for the best price possible it is advisable that the house is presented as unblemished as possible. However, before any renovation is undertaken, it is worth calculating the maximum potential value of your property. It is senseless to spend £20,000 on property improvements just to add £10,000 on the sale price. Research through property papers and liaise with estate agents to work out asking prices for similar properties.
Several maintenance tips when selling your property include:
- Finish off small DIY jobs - touch-up chipped woodwork and replace washers on dripping taps.
- A well-kept garden, pathway and fence are immediately appealing.
- Water can cause major problems in unwanted places. Check your roof and guttering and replace broken tiles. It's worth casting an eye over the drains too. A drain cleared before a blockage occurs is easier on the nose and the wallet!
- A regular lick of paint will keep a property looking good and keep deterioration at bay. A newly-painted front door with shiny brass fittings always creates a good impression. When selling, a surveyor will be able to spot if attempts at 'sprucing up' your property are simply quick fixes - he'll be much more impressed by ongoing maintenance.
- Cutting the lawn can be a last-minute pick-me-up. Feeding it a couple of weeks beforehand will brighten it up and make it look healthy.
- If your fitted kitchen units look tired, simply replace or paint and varnish the doors. This will be much cheaper than buying a new kitchen. If the units are in fairly good condition and only look dated, just replace the doorknobs, handles and taps. Another economical trick is to fit good, solid worktops on to existing units.
Look and feel-
When selling your property a lot can be achieved by transforming the personal aspects of the house. The potential buyer wants to envisage them and their family living in the property, so create a warm and positive atmosphere to your home to help them along with the process.
Several tips for this include:
- Paint walls - a pale, plain shade maximises the feeling of light and space and enables buyers to imagine their possessions in the property. Research shows that most buyers prefer natural, earthy colours to bright, bold shades. Although there's a wide range of paint colours available, magnolia is still the top-selling colour.
- To prevent rooms looking too bland, use strong colours for accent walls or cushions and accessories.
- De-personalise your rooms by removing personal items such as family photographs and children's drawings which may distract potential buyers. Buyers should be looking at the property, not the owner's possessions. Removing clutter makes it easier for buyers to imagine their own belongings in a room.
- Plant pots can provide colour in your garden. If you don't have the time to fill your own, you can always get some ready-made.
- Flowers and a bowl of fruit will brighten up a room and provide a pleasant smell.
- Organise rooms - a property will be more appealing if rooms have a specific purpose and this allows buyers to see the full potential of the property.
- Revitalise a bathroom with a green leafy plant, new taps, a shower curtain and a light pull. All these items can be picked up cheaply from DIY warehouses.
- Coloured bathroom suites are out and old-fashioned white is back in vogue. If you've got an avocado or pink bathroom, consider investing in a white suite. It will add value to your property.
- Restoring fireplaces and period features, such as ceiling roses and cornices, can add thousands of pounds to a property. If you don't have a fireplace, a striking picture can work equally well. If you decide to install a fireplace, look for an original period grate and surround in reclamation yards.
- Pick up more ideas in Homes DIY and Design Inspiration sections.
Other additional hints when selling your property:
- Avoid strong food odours - don't cook food such as fish or curry before a viewing as the smell will linger. The smell of freshly-baked bread or fresh coffee is said to provide a welcoming feel to a home.
- Ask friends or family to look after any pets during viewings.
- Try and make viewers feel comfortable. Offer them a coffee and ask them if they need any further information about bills or local amenities.
After you have had a number of viewings the hope is that one of the potential buyers will put an offer in on your home. Once someone makes an offer, you need to find out the position of your buyer and what their intentions are on how quickly they want to move. A speedier sale makes a safer sale, as it helps avoid the sale falling through.
It will be useful to ask the following questions:
- Is your buyer in a chain?
- If so, how many people are involved?
- Does the buyer have a property to sell?
- Do they have a mortgage agreed in principle?
- What is their moving timescale?
If you are in the situation where the offer is low, and your property has been on the market for a long time, you need to ask yourself three important questions:
- Is the potential buyer likely to increase their offer?
- Can you afford to wait for a better one?
- Can you afford to loose this offer?
This is probably where negotiations will start. Take the advice of the estate agent and hopefully a price will be agreeable to both parties.
Once the offer has been accepted
Once you have agreed a price with your buyer and you have exchanged solicitor’s details through the estate agent, as a condition of the sale, it is common practice for the buyer to request that the property is not shown to any other buyers – it is known as a lock-out agreement.
You also need to be aware of gazundering, which is where the buyer tries to lower the price at a crucially late stage in proceedings. You will be required to provide a fixtures and fittings list, this covers what is included in the sale e.g curtains, carpets etc. This also gives you an opportunity to try and sell items which you no longer require or negotiate them into the sale price. The contract will then be signed and the conveyancing work finalised.
You will then be contacted by your solicitor and informed that you have exchanged, at this point, the deposit monies will have been cleared in the solicitors account. Completion will happen on an agreed date between you and the buyers.
Ultimately, the estate agent is working for the seller, not the buyer, and they take their fee. However, fees will vary widely and it is important to remember that just because an agent offers a low fee, it doesn't mean that you are necessarily getting good value.
When you decide which agent, or agents, are going to sell your property, you will have to agree to their written terms and conditions. There are four types of agreement:
Sole Agency – You employ the services of one agent to sell you property for an agreed period of time, usually a minimum of 12 weeks. If you sell your property through another agent before your agreement with the original has ended, then you will still have to pay the original agent their fee as well. Likewise, the agent must respect the terms of the agreement and ensure that the service promised and agreed is delivered.
Joint Sole Agency – This is when you employ two agents to sell your property. The agents agree to split the fee upon the sale of the property. The agent that sells the property usually gets a higher percentage of the fee. The ratio is pre-agreed with you and written into the agreement.
Sole Selling Rights – This means that the appointed selling agent will be due the agreed fee, even if you end up selling your property privately or through another agent.
Multiple Agency – This is when you employ the services of several agents. The agent that sells the property takes the whole fee.
If we all read the papers every day we’d be extremely depressed at the property section and want to move to sunny Australia to live on a yacht. However it’s not all doom and gloom. This market can be worked to your favour if you are looking to upgrade your property.
Think for one moment…if prices have dropped (by 5% for example) and you have to upgrade due to a new family member. You might want to sell your 2 bedroom terrace for £100,000 yet have to accept a 5% reduction of £5,000 – taking the price down to £95,000. It hurts, yes, we know.
Consider this though – it’s all relative. If you’re looking to buy a three bedroom house, on the market for £150,000, they too, have dropped their price by 5%. Bringing it down to £142,500. So, you lost £5,000 on your 2 bedroom home – but saved £7,500 on the three bed house. You end up £2,500 better off
