How to get the best from your Estate Agent
It pays to know how to get the best out of your estate agent to maximise your chances of a quick and effective sale, as well as how to choose…
How to get the best from your Estate Agent
It pays to know how to get the best out of your estate agent to maximise your chances of a quick and effective sale, as well as how to choose the right estate agent in the first place. Have a look at our handy tips to make sure you choose the right agent and then get the best from them.
1. Get a few valuations
You will probably have a number of estate agents in your locality, so ask at least three estate agents to come and give you a valuation. The values might be very different and although it is tempting to go with the agent offering the highest valuation, it’s worth double checking that their figures are realistic, as well as taking other aspects into account. You may want to view sold property prices in the area to get an understanding of what prices similar homes have been achieving in your area. There is no point having a property for sale at a price which deters buyers.
2. Choose local
Choose a tried, trusted, long established agency selling property in your area. They know their market inside out; they are aware of the types of properties in an area, the situations of buyers looking for them, the typical values and they have their finger on the pulse of local market conditions which may be completely different to the national picture. They also have an immediate, live register of interested buyers seeking property in the area and they know how to pick up and exploit buying signals. PFK’s seven branches cover an area that stretches along the west coast of Cumbria, covers the Lake District National Park and reaches across to Kirkby Stephen, up to Carlisle and even just across the border into Scotland, and we can share our lists across our branches to find the right buyer for your property.
3. Choose quality
If the agent has been established for a great many years, it is a sure sign that they have been doing something consistently right over that time. PFK has been established since 1876 so we have over 140 years of experience under our belts! It is no good selecting an agent with little experience just because they charge a much lower fee. As with all things, quality often comes at a price and a real estate agent is worth their weight in gold.
4. Test the agent
Before engaging their services, act as a prospective buyer. Assess the mood before you walk in – see if the office looks well organised and professional and each negotiator looks busy and happy, not just leaning back in their chairs looking at their watches! Subtly or mentally make notes of how promptly and enthusiastically you are welcomed, how professionally are you treated and how thorough the questioning is of your requirements and needs. If you leave with a positive list, you can be sure that if you instruct that agent, your buyers will be similarly treated when introduced to your property.
5. Look at their online presence
Aside from the agent’s own website, agents who are listed on Rightmove enjoy two million visitors a month searching for properties, giving sellers the broadest possible buyer base. Since mass use of the internet has come about, there has been a growth in the number of people selling their homes via alternative means to the high street estate agent. Despite this trend, the vast majority of property sales are still handled by professional estate agents – and they make good use of the web as a vital marketing tool.
6. Do they advertise in the local paper?
Rightmove have undertaken some research about their users, and discovered that 70% of people now start their search online – but what about the 30% who don’t? Quality, frequent newspaper advertising is still a key tool when selling a property, as is a physical office with a window to advertise properties alongside a friendly, professional team who can really talk to people and find out their needs.
7. Check your property details and photos
Once you’ve chosen your estate agent and agreed terms, they will draw up property particulars and have photographs taken. They should ask you to check the details and provide a signature to say that they are accurate. Ask to see the photos to check their quality and agree which ones should be used before the agent includes them in the property details.
8. Be ready for viewings
There is much more to selling a property than merely taking a photograph, placing an advertisement in the paper and erecting a ‘For Sale’ board outside. Look for an agent who provides a viewing service and offers you professional, personal advice every step of the way, from the initial valuation all the way through to completion.
Most estate agents will already have potential buyers up their sleeves, so expect viewings pretty quickly. It saves you a lot of hassle if you can let the estate agent have a set of keys so that they can access the property easily, particularly if you’re away from the property most days. It should go without saying that you must leave the house tidy and clean to maximise the chances of a quick and successful sale. Check out our top tips for viewings here http://www.pfk.co.uk/top-tips-for-viewings/
9. Keep an eye on the selling process
Once you have chosen an agent, keep an eye on how they operate to sell your property after being instructed. If things are not right, and get no better when you speak to them about it, you will be able to change agents. A good estate agent should possess all of the following attributes:
- Communication skills – exceptional English when letter writing, marketing and selling.
- Tenacity – the ability to deal with sometimes difficult solicitors, surveyors and other professionals.
- Diplomacy – the ability to tell people bad news but have a solution in place wherever possible.
- Organisational skills – keeping appointments, making time for clients, corresponding with you effectively.
Good memory to remember all of the above, as well as important titbits of information to help match buyers to properties as quick as possible.
Hopefully, the relationship with your estate agent will be pleasant, professional and friendly. Don’t forget, the estate agent is working for you. You are the client and it’s up to them to fulfil your instructions and help you sell your property.
10. Stay in touch with your agent
Once an offer is made, keep in close contact with your estate agent and make sure that the process is being well managed. Some buyers will ask that the property is taken off the market on acceptance of the offer. PFK will give you advice along the way and check that the purchasers are serious before committing.
11. Get the whole package
There is not just work to be done to find a buyer for your property, but work to be done once a sale has been agreed: keeping all parties informed, progress chasing and managing often tenuous chains. This is often where a truly professional agent comes out on top – and where the online agents often fall down. Look at what an agent offers after a sale has been agreed to distinguish between a quality agent and someone who is merely good at matching buyers to properties.
At PFK, our sales progression service is included in our fee as standard, so you don’t have to chase for updates. Our team will keep both you and the buyer updated on the progress, from the moment the offer is accepted through to exchange of contracts. We as an agent are the pin who holds everything in place for you, so will coordinate mortgage valuations, surveyors, solicitors and so on. If there are any problems, we will liaise with both sides and seek a satisfactory conclusion.
If you are looking to sell or for some advice on any aspect of the selling or buying process, you can contact your local PFK office for a free, no-obligation valuation and expert advice. Get in touch at email@example.com , call your local office or pop in and see us – we’re always happy to meet clients and have a chat about your needs.
Top tips for viewings
It’s an exciting (and often nerve-wracking!) time – someone has booked a viewing on your house and you’re full of hope that they will be the ones to…
Top tips for viewings
It’s an exciting (and often nerve-wracking!) time – someone has booked a viewing on your house and you’re full of hope that they will be the ones to buy it. It’s completely up to you whether you conduct your own viewings or ask your estate agent to do them. The jury is out on which is the best and if you’re confident enough to do your own it can be great, after all you know your property best and should be able to answer any questions the viewer may have.
On the other hand, estate agents should be well-versed in carrying out viewings and potential buyers may feel more comfortable revealing their thoughts about the property. However, just choose what suits you best. At PFK, we include accompanied viewings in our fee rather than charging extra like so many agents do, just let us know what you prefer and we’ll go from there. If you do decide to do your own viewings, here are our top tips for making sure they go well.
- Be positive!
Tell your viewers all the great points about your property. Think about what first attracted you to the property when you bought it – chances are it will appeal to your viewers too. Let them know what you enjoy about living there and tell them something about the neighbourhood; are there any outstanding schools, good restaurants or excellent transport links?
- Be clean and tidy
Make sure your home has been decluttered, the beds are made and your home smells fresh. Have a look at our top ten tips for staging your home to help you out. http://www.pfk.co.uk/top-ten-tips-for-staging-your-home-2/
- Be prepared
Think about what sort of questions the viewers might ask. Things like how old the boiler is, whether you have you had any work done and which way the garden faces are all common questions, so it’s great to be prepared with the answers.
- Be pet-free
Ask someone (or bribe a teenager) to take the dogs out and temporarily shut the cats out – there’s no guarantee your viewer will be a pet person. Don’t have bowls of pet food sitting around and make sure the litter tray is clean and put away; there’s nothing more off putting to a buyer than a pet smell. Make sure you also retrieve any dog mess in the garden, your viewers will most likely want to look around the outside of the house and you definitely don’t want them stepping in anything!
- Be friendly – but not overbearing
Have a chat with your viewers by all means, but try not to hover over them as they walk round. It’s a great opportunity to try and find out a bit more about them and let them know why the house might suit them; if they have school age children let them know about the local schools and if they’re keen gardeners (or the opposite!) let them know more about the garden and why you enjoy it. Don’t worry about finding out what they think, your agent should get detailed feedback the day after the viewing.
- Be alone
Agree who is going to show the viewers round and then try to get everyone else out of the house. It’s obviously difficult if you have small children but it can be less distracting for viewers if they can look round unimpeded. It’s possible your viewers might feel a bit awkward looking round a teenager’s bedroom if the teenager is in situ, so at the very least make sure everyone is downstairs and corralled into one room.
- (Don’t) be conscious of the time
Try to let the viewers look round at their own pace. You want them to come away feeling excited at the prospect of living in your house, not with the feeling they have been bundled out of the door in record time and haven’t had a chance to look round. If they’re still round the kitchen table talking to you an hour later then that’s usually a good sign, although at this point you would be forgiven for trying to edge them towards the door at this point!
- Be on the market with PFK
At PFK we know how important viewings are, which is why they are only ever carried out by knowledgeable sales staff who are well-trained to spot signs that the viewer might be interested in making an offer. We’re happy to work round you – some of our clients like us to do the first viewing and then carry out the second themselves, which can be a great way of approaching it. You might only want us to do viewings if you’re at work, or at the weekend, or on a Friday during changeover on your holiday let. We offer viewings six days a week with totally flexible timings, so we really can offer whatever suits you best.
If you are looking to sell, or want some more information on our accompanied viewings service, you can contact your local PFK office for a free, no-obligation valuation and expert advice. Get in touch at firstname.lastname@example.org, call your local office or pop in and see us – we’re always happy to meet clients and have a chat about your needs.
A guide to quick sale packs
Quick Sale Packs are a fantastic resource for vendors, as it contains the Law Society property information questionnaire which all solicitors should accept, as well as a title plan and…
A guide to quick sale packs
Quick Sale Packs are a fantastic resource for vendors, as it contains the Law Society property information questionnaire which all solicitors should accept, as well as a title plan and lease information if applicable. The advantage to the vendor is that it can take up to two weeks off the conveyancing process and also highlights any potential time-consuming issues such as unregistered land, meaning this can be sorted before a sale is agreed and held up for weeks.
It is always beneficial to get some of the initial paperwork done before the offers come in. Your solicitor can then start tackling some of the administration and things will move faster when you do accept an offer, and it will be one less thing you have to do. Your property will also be more appealing to buyers if they know that you have already prepared your documents for the sale – they can also get a quick purchase.
You will need to fill in initial forms for your solicitor and provide identification for everyone who owns the property. At PFK we offer a quick sale pack for a small additional fee. It’s a great addition to your sales particulars and shows buyers you are committed to a speedy sale, as well as providing them with information about the boundary and any lease information. It includes:
- Property information form
- Fixtures and fittings form
- Title deed from Land Registry
- Plan from Land Registry
- Lease and leasehold supplement form (for leasehold properties)
You will need to bring together other paperwork too, such as planning consents and certificates for structural building work completed, so get these ready as soon as you can.
It can also be cost effective to get your quick sale pack from us. When selling your home, it is a legal requirement to have an Energy Performance Certificate (EPC) for the property. An EPC contains information about a property’s energy use and typical energy costs and recommendations about how to reduce energy use and save money. The EPC gives a property an energy efficiency rating from A (most efficient) to G (least efficient) and is valid for 10 years.
If you do not have an existing EPC, you must order one before you market your property – you can be fined if you don’t get an EPC when you need one. You can order one through us and you can also order a floor plan which will be done at the same time – these are invaluable when selling your home. Check out our previous blog post: http://www.pfk.co.uk/why-have-a-floorplan/
If you order a quick sale pack at the same time as your EPC and floor plan, we can offer you a significant saving on the three together.
If you are looking to sell, or want some more information on our Quick Sale packs, you can contact your local PFK office for a free, no-obligation valuation and expert advice. Get in touch at email@example.com, call your local office or pop in and see us – we’re always happy to meet clients and have a chat about your needs.