The time it takes to sell your home can depend on numerous factors. Some you can control and some you can’t! Here are some factors you need to consider:

Local Property Market Conditions: Buyer’s Market – If there are more homes available than buyers, properties might take longer to sell. In this market, buyers have more choices and can afford to be choosy. Seller’s Market – When there are more buyers than available homes, properties tend to sell faster. In this scenario, well-priced homes might even receive multiple offers or sell above the asking price.

Home’s Condition: A well-maintained home that is move-in ready will generally appeal to a broader range of buyers and might sell more quickly than a home requiring repairs or updates.

Pricing Strategy: Overpricing – Homes priced above comparable properties in the area will likely deter potential buyers, resulting in a longer time on the market. Competitive Pricing – Homes priced in line with or slightly below market value can attract more potential buyers and might result in faster sales or even bidding wars.

Marketing Strategy: Effective marketing can significantly influence how quickly a home sells. This includes digital listings, high-quality photos and videos, virtual tours, open houses, and leveraging social media and other platforms.

Seasonality: In many areas, certain times of the year, like spring and early summer, are considered peak selling seasons. Families often want to move before a new school year starts, and properties generally show better in the spring.

Economic Factors: Mortgage interest rates, employment rates, and overall economic health can influence buyer demand. For instance, historically low mortgage rates might increase the number of potential buyers in the market.

Preparations: To help speed up the conveyancing and legal processes, getting all your relevant paperwork and documents ready to pass to your representative will help move things along.

A property ‘chain’ refers to a sequence of linked purchases, each of which is dependent on the preceding and succeeding purchase. Essentially, each buyer is also a seller, selling their existing home to finance the purchase of a new one.

For example, Person A wants to buy Person B’s house, but they need to sell their own house first to fund the purchase. Meanwhile, Person B is buying from Person C and also needs to wait for Person A’s purchase to go through to afford it. This continues down the line, forming a ‘chain’.

The more links in the chain, the more complex the process can become. All transactions need to reach completion simultaneously, meaning everyone in the chain exchanges contracts and completes on the same day.

If one sale falls through, it can potentially affect all the other transactions in the chain, causing delays or even causing the entire chain to collapse.

Chain-free property transactions, such as buying a new-build property or buying from a seller who isn’t making an onward purchase, are generally simpler and can be completed more quickly because they’re not dependent on any other transactions.

When selling your home, it’s essential to be aware of the various costs associated with the process. While some of these expenses can vary based on the property’s location, market conditions, and the specific terms of the sale, here’s a detailed breakdown of typical costs involved:

Estate Agent Commissions: Standard commissions can vary depening upon the skills and expertise of the agent you appoint. It is important to go with the agent who you feel most confident to sell your home for the maximum price. 

Solicitor or Conveyancing Costs: These are the costs you will pay to your appointed representative to handle all the necessary legal documentation and transfers of title etc. They will also liaise with your mortgage lender. 

Essential Repairs: There maybe renovation works that you may consider necessary before you put your home on the market. Those small DIY jobs that are so easy to put off will have to be done!

Staging Costs: To make the home more appealing, sellers may consider some sort of staging. This involves arranging furniture and decor to present the property in the best possible light, and it can vary widely in cost based on the size and condition of the home. This can be done professionally or by spending some money on updating a few soft furnishings etc.

Capital Gains Tax: If the home has significantly appreciated in value since purchase, sellers might be liable for capital gains tax on the profit. However, this will only apply if the property is not yourn primary residence i.e. an investment property or holiday home.

Moving Expenses: While this isn’t a cost of selling per se, it’s a direct consequence. Depending on the move’s distance and the amount of personal belongings, moving costs can be substantial.

Storage: If the seller needs to move out before selling the home, they might incur storage fees for their belongings.

Mortgage Redemption: If there’s an outstanding balance on the home mortgage, it needs to be paid off during the sale. While this isn’t a “cost” in the traditional sense, it’s essential to remember when calculating the net proceeds from the sale. Also be aware of any redemption penalties you may incur for paying of a fixed rate mortgage, for example.

Preparing your home for viewingscan make a significant difference in the impression it leaves on potential buyers. Remember, the aim is to create a welcoming environment where potential buyers can visualize the property as their future home. Every detail counts in making a lasting impression.

Some of these may seem over the top, however, it’s up to the homeowner to decide what they feel is necessary to achieve that ‘wow’ factor.

Deep Clean: A sparkling clean home gives the impression of a well-maintained property. Clean all windows, inside and out. Shampoo carpets and rugs. Dust surfaces, including hard-to-reach places like ceiling fans and kickboards. Clean grout in bathrooms and kitchens.

Declutter: Clutter can make spaces look smaller and distract from the home’s features. Remove unnecessary items from countertops, shelves, and tables. Organize closets and cupboards just in case buyers peek inside.

Consider renting a storage unit for excess furniture or personal items.

Depersonalise: Buyers should be able to visualize themselves in the home. Remove family photos, children’s artwork, and other personal mementos. Take down any ‘controversial’ or highly niche decor!

Neutralise Decor: Stick to neutral colours and decor to appeal to a broad audience. Consider painting rooms in neutral shades. Replace bold or patterned curtains with neutral ones.

Repair and Refresh: Address visible minor repairs to show buyers the home is well-maintained. Fix leaky taps, broken light fixtures, and chipped paint. Replace burnt-out light bulbs.

Enhance Kerb Appeal: First impressions count! The home’s exterior is the first thing buyers see. Mow the lawn and trim hedges. Plant flowers or place potted plants by the entrance. Ensure the house number is visible. Pressure wash the home’s exterior, driveway, and pathways.

Optimise Lighting: Well-lit rooms feel more inviting and spacious. Open all curtains and blinds during viewings. Add floor or table lamps to areas with insufficient natural light.

Reduce Odours: Bad smells can turn off potential buyers. Empty rubbish bins regularly. Avoid cooking with strong odours before viewings.  Use air fresheners or scented candles for a pleasant aroma. If you have pets, clean litter boxes and other areas regularly.

Rearrange Furniture: The way furniture is arranged can influence how spacious a room feels. Remove bulky or excess furniture. Arrange furniture to allow for easy traffic flow and showcase the function of each room.

Highlight Key Features: Draw attention to the home’s unique or desirable features. If there’s a fireplace, ensure it’s clean and consider lighting it for viewings. For built-in bookshelves, reduce books and add a few decorative items.

Provide Information: Consider providing a sheet that lists the home’s features, recent upgrades, and benefits of the local neighbourhood.

Pets: Some potential buyers might be allergic or afraid of pets. If possible, remove pets during viewings and store pet gear out of sight.

Temperature: Ensure the home’s temperature is comfortable. In cooler months, consider warming the home a bit. In warmer months, ensure rooms are cool.

Finishing Touches: Add fresh flowers to main rooms. Set the dining table or kitchen island/bar with elegant place settings. Play soft background music.

A mortgage adviser, also known as a mortgage broker, is a professional who provides advice and recommends mortgage products based on your personal and financial circumstances. They act as the liaison between the lenders (banks and building societies) and the borrower (you). They act in the interests of the borrower and not the lender while offering the widest possible consumer protection. Using one can be beneficial because they:

• Have access to a wide range of mortgage products, including some that aren’t available directly to the public.
• Can provide bespoke advice tailored to your situation.
• Can help navigate the application process, potentially making it smoother and quicker.
• Might save you time and money by finding the best mortgage deal for your circumstances.

While comparison sites may be useful for conducting some initial self-research, they aren’t nearly as sophisticated as the specialist mortgage search tools designed and used by mortgage advisers.

Mortgage advisers have access to exclusive deals that are not generally available to the public directly. Unlike arranging your car insurance, finding the right mortgage deal requires thorough expertise and detailed knowledge of the financial markets and of each lender’s specific underwriting criteria. Small differences in rates can result in huge differences in repayments, so there are substantial consequences if you get even a small detail wrong.

Above all else is the personal service that local mortgage advisers offer. There is a lot of complex paperwork involved in the mortgage process that they will expertly complete for you. This is something that cannot be done through a comparison site.

Mortgage advisers are typically paid in one or both of the following ways:

A fee paid by you, the borrower. This can be a fixed amount or a percentage of the mortgage amount.

A commission or procuration fee from the lender once the mortgage completes. This doesn’t come directly out of your pocket, but it’s worth noting that all costs are usually built into the overall pricing of mortgage products.

It is important to check which method your chosen mortgage adviser uses before you enter into detailed discussions.

While the exact requirements can vary by lender, commonly required documents include:

• Proof of identity (passport, driving licence).
• Proof of current address (utility bills, council tax bill).
• Proof of income (last three months’ payslips, recent P60, or two years’ accounts if self-employed).
• Proof of outgoings (bank statements, credit card bills).
• Information about the property being purchased.

Lots!

There are various types of mortgages available, each designed to suit different needs and financial situations. Here’s an overview of the most common types available in the UK:

Standard Variable Rate (SVR) Mortgages: These are linked to the lender’s standard variable rate, which can go up or down. This means that monthly payments may change over time, even if the Bank of England’s base rate remains the same.

Fixed-Rate Mortgages: With this type of mortgage, the interest rate remains constant for a set period, typically between two to ten years. This offers borrowers security in knowing exactly how much they will need to pay each month during the fixed period.

Tracker Mortgages: These are variable-rate mortgages, but the interest rate tracks another interest rate (commonly the Bank of England’s base rate) at a set margin above or below it. For instance, if the base rate is 1%, and the tracker rate is the base rate plus 1.5%, you’d pay 2.5%.

Discount Mortgages: These are a type of variable-rate mortgage where the interest rate is set at a discount below the lender’s SVR for a certain period. For instance, if the SVR is 5% and the discount is 1%, then you’d pay 4%.

Capped Rate Mortgages: These are like variable rate mortgages, but the interest rate will not exceed a certain level, known as the ‘cap’.

Interest-Only Mortgages: With this type of mortgage, you only pay the interest each month, and the capital balance remains unchanged. At the end of the mortgage term, the capital amount borrowed needs to be repaid in full. This can be done by saving separately, selling the property, or switching to a repayment mortgage.

Repayment Mortgages: This is the most common type where you pay back both the capital (the amount borrowed) and the interest each month. By the end of the term, you would have repaid the entire loan.

Flexible Mortgages: These allow more flexibility than traditional mortgages. You can overpay, underpay, or even take a payment holiday, depending on the agreement with the lender.

Buy-to-Let Mortgages: Specifically designed for those who want to buy a property to rent out. The amount you can borrow is typically based on the potential rental income rather than personal income.

Joint Mortgages:

This type of mortgage involves two or more people taking out a mortgage together. It’s commonly used by couples or friends buying a property together.

Remember that the best type of mortgage for you will depend on your personal and financial circumstances. Always consult with your mortgage adviser to understand which type suits your needs.

The rent is determined by looking at factors like living space, the number of bedrooms and bathrooms, overall condition, any recent renovations, special amenities, and the energy efficiency rating. Our agents stay updated on economic trends, employment rates, transportation developments, and other factors that can influence rental demand in the area.

The rent includes does not include utilities such as council tax, gas, electricity and water rates. These are the responsibility of the tenant.

The tenancy agreement is usually for an ‘Assured Shorthold Tenancy’ and is typically for an initial fixed term such as 6 or 12 months. At the end of the initial term, you may have the option to renew the tenancy, subject to the landlord’s agreement.

If neither party wishes to renew, the tenancy will become a ‘periodic’ tenancy and will transition to a month-to-month agreement after the initial period.

The tenancy agreement is usually for an ‘Assured Shorthold Tenancy’ and is typically for an initial fixed term such as 6 or 12 months. After the initial fixed term, the tenancy will become a ‘periodic’ tenancy and will transition to a month-to-month agreement after the initial period.

The tenant can only give notice to end a fixed term tenancy if there is a break clause written into the agreement. A break clause is a term in the contract that allows the tenant to end the agreement early.

The tenant can end the tenancy by giving notice once it becomes periodic. The agreement may specify the amount of notice they need to give.

A ‘notice to quit’ must be in writing. The notice period must be at least four weeks, or equivalent to the period of the tenancy if this is longer.

A tenancy, or secuiry deposit cannot usually be more than the equivalent of 5 weeks’ rent.

This limit applies to assured shorthold tenants, students in halls of residence, and lodgers – as long as the rent is less than £4,167 a month.

This deposit is used to cover any potential damages or unpaid rents. At the end of the tenancy, a property inspection will be conducted. If the property is returned in the same condition as it was rented (minus normal wear and tear) and there are no outstanding payments due, the full deposit will be returned.

All maintenance issues should be reported to us immediately. Agents have different ways to report issues, this can be via phone, email or by using a dedicated app on a smartphone. We use FixFlo – a dedicated software application which keeps all parties updated as the issue is resolved.

We have a dedicated property management team that handles repairs and issues. For emergencies, there’s a 24-hour hotline.

The tenant referencing that we undertake is a comprehensive process.

We will ask for proof of ID and a basic credit report for each applicant even before we book a viewing. 

We use the services of Let Alliance, a market leading tenant referencing company to conduct a thorough referencing check which will include more detailed credit histories, examining not just the score but any past bankruptcies, county court judgements, large debts, or patterns of late payments.

We also ensure the prospective tenant’s reason for moving aligns with their references, ensuring there are no discrepancies.