Author Archives: Sam

The Quick variation: Sweet Treets Bakery is an award-winning marriage meal merchant in Austin, Colorado, and its own custom sweets may be a sweet inclusion to virtually any special event. The bakers take pride in producing original cake masterpieces that are attractive on the exterior and completely delicious internally. Lovers can decide various flavor combos, make meal concept needs, and establish any nutritional has to manage to get thier wedding ceremony meal just right. Nice Treets utilizes art and finesse generate exclusive dessert that’ll be a large smash on a marriage time.

Once I notice individuals speak about wedding events, initial concern We have is: that was the dessert like? That scrumptious detail can show loads regarding the wedding ceremony’s ambiance as well as the few’s character.

I’ve attended an advanced marriage where they served a zesty lemon dessert that matched really with wine, and I’ve had a-blast at a reception where the bride had been moving with a decadent s’mores cupcake within one hand and a peanut butter and jelly try during the different.

The wedding cake the most crucial components thereon wedding day whenever couples get married, and it also requires a lot to attain just the right flavor to check the event. Pleasing Treets Bakery in Austin can help with that.

Nice Treats has actually a style for creating original artisanal sweets using top-quality, all-natural ingredients, while the bakers take pride in using buttercream, maybe not fondant, to ice every meal.

Whether it is a traditional tiered dessert or a specialized dessert designed just like the dying celebrity, every wedding ceremony dessert has an account behind, and pleasing Treets is found on an objective to get element of that tale that assist shape beautiful memories for lovers beginning another section within resides.

Austin partners getting married can set up a dessert assessment and sampling, which will cost you $15 for 2 men and women, $25 for four men and women, and $35 for six individuals. To-go tastings and telephone consultations are around for lovers who would like to preserve proper personal distancing.

Pleasing Treets is actually an useful and flexible independent bakery with plenty of love to share with clients looking for anything distinctive to fill up their particular special occasions. The bakery focuses on producing memorable marriage desserts that fit the bride or groom’s sight perfectly.

“We like wedding parties,” the Sweet Treets team mentioned. “this means every thing to you getting a part of these special days. Naturally, we adore that the service symbolizes a couple joining their particular life, but if we are truthful, we are here for all the party!”

Whipping-up the most perfect Specialty Cake for a Big Bash

Over recent years, the Sweet Treets Bakery has actually covered a variety of unusual demands and also created cakes in initial and innovative shapes starting from colourful tacos to stylish swans. The group has actually toned and embellished desserts to check like a swan, a dragon, a guitar, a stack of pancakes, and even a tub of frozen dessert, all for the sake of giving its clients a smile.

This type of unique treats normally get folks chatting, laughing, and appreciating by themselves, and a Sweet Treets production can be the picture-perfect centerpiece for a birthday celebration, a wedding anniversary, a wedding, or any other brand of special event.

Sweet Treets Bakery has made hundreds of wedding cakes, and each one has already been unique. The brides-to-be and grooms-to-be can request a well liked flavor, a color scheme, and even an enjoyable layout or shape, then the baking team reaches strive to turn that pie-in-the-sky dream into a delicious fact.

The pleasing Treets staff offers 11 meal choices and 15 completing solutions which range from chocolate ganache to strawberry champagne, so lovers will get just what actually they desire on their big day.

The pleasing Treets Bakery is during company to produce sweets — from a groom’s cake featuring a 3D duck searching scene to an even more old-fashioned white wedding meal with flowery accents — which have jaws losing and lips watering with every piece.

“well known part of a marriage could be the reception,” the pleasing Treets team told you. “discover couple of occasions in one single’s life whenever most of the men and women they like are together in one room celebrating anything very breathtaking. With no special event is finished without a little glucose!”

Generating Sweet Memories That Last a Lifetime

Itisn’ key that nice Treets Bakery is fantastic with desserts, and several brides and grooms have left excellent ratings concerning the company’s wedding creations. Nice Treets has a remarkable 4.9-star standing in the Knot, and contains acquired honours from WeddingWire, Style myself Pretty, and David’s Bridal among the finest wedding ceremony meal sellers in the nation.

Nikki O. operates as a DJ in the wedding business, and she said that making use of nice Treets on her wedding ceremony dessert on her behalf own wedding day was actually a good investment. “They are the best of both worlds, in this their own sweets are the most effective sampling also their particular styles are perfect,” she wrote in a review regarding Knot.

Nikki along with her husband questioned the pleasing Treets group to manufacture a gluten-free yellow velvet cake with Harry Potter and Superstar Wars decorations, while the result was actually spectacular. “I am not browsing lay, it really saddened us to cut engrossed — it was so great,” the bride stated. “Everyone is still speaking about just how wonderful our cake ended up being.”

Misty A. met the love of the woman existence on Bumble, in addition they desired a bee-themed meal to commemorate their unique internet dating history. Sweet Treets made a sophisticated dessert that produced a buzz among the list of marriage party.

“We cherished our wedding cake and snacks from pleasing Treets — it absolutely was undoubtedly love at first bite,” mentioned Misty in a five-star analysis. “they certainly were very accommodating and helpful with our company since we were an out-of-state pair engaged and getting married in Colorado.”

As a vegan bride, Brittney F. made a place to decide on a two-tiered wedding ceremony meal that will meet the girl nutritional requirements without sacrificing taste. Sweet Treets came across the woman requirements following some. “I didn’t tell anybody that the meal had been vegan,” she stated, “and everybody absolutely enjoyed it!”

“Thanks a lot Sweet Treets for assisting you experience the perfect day,” Chelsea C. stated. “The dessert table was definitely perfect. They produced a custom dessert concept that has been every little thing i needed! The staff had been extremely friendly and responsive in the process.”

“nice Treets had been therefore great to work with and made every little thing really easy on myself,” mentioned Mekenzi H. in 2019. “from original dessert sampling to the last last-minute details, every thing worked so seamlessly, additionally the meal proved beautifully. And additionally it was completely delicious.”

“discussing meals always delivers us closer,” the Sweet Treets group said. “And sharing candies, well, that is simply the proverbial icing about meal.”

Nice Treets Can Sprinkle added Fun on the specialized Day

A marriage event is filled with sentimental details, picturesque scenes, and sweet moments with family and friends. And a scrumptious wedding dessert could be the perfect cherry atop an excellent day. Pleasing Treets Bakery will deliver a specialized meal or dessert that’ll hold guests talking for months, several months, and years into the future.

About cakes, Sweet Treets Bakery will be the buttercream of the harvest, and it will glam upwards or dress down a tiered dessert to match the happy couple’s style and vision. The pleasing Treet group’s imagination, enthusiasm, and focus on detail have actually offered up some incredible creations which can be breathtaking externally and yummy internally.

“its a calling, and all of us life to take care of people making their own unique times memorable,” pleasing Treets Bakery stated. “therefore, to be able to walk with couples because they plan their fantasy wedding events virtually satisfies us as individuals.”

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The Scoop: Als Experte Fotograf nutzt KT Merry die Frau einfallsreich Vision um das zu entdecken Schönheit, Frage und Liebe im Leben ‘s besondere Minuten. Sie arbeitet zusammen Partnern in privaten Foto Shoots zu Mark bedeutender Meilenstein und gedenken ihre einzigartige Verpflichtung im Stil. Ob das Hintergrund ist ein Ort Hochzeitszeremonie, ein Strandresort Ferienort oder ein Kunde ‘Hinterhof, KT Merry machen die Töne , Lächeln und Details Popmusik, also Paare erinnern ihre eigene Zeit zusammen.

KT Merry begann sie Karriere als professioneller Fotograf praktisch zwei Jahrzehnte in der Vergangenheit. Sie arbeitete als Assistentin von Trend Profifotografen und lernte nicht nur wie genau umrahmt, aber genau wie zu erzählen eine Geschichte mit grafisch Kunst.

Today KT Merry tatsächlich gestartet ihr eigenes Fotografieren Unternehmen und wirklich neben ihr Ehepartner und Unternehmen Partner, Tschad, um natural und geschrieben Verwenden des echten “, sagte KT Merry in ihrem Namen Website. “wir sind hier mit der authentischen Geschichte eines Paares zu teilen|zwei|ein paar|ein paar von|einem oder zwei|mehreren} ‘s besonderer Tag zusammen mit Reise haben sie genommen zu erhalten dort. “

KT Merry ist in Miami ansässig, ist abhängig, ist abhängig, aber sie hat diese Frau bereist die Welt, den Planeten, die ganze Welt ganze Welt|Gesellschaft|weltweit|global} für Bild Triebe mit Beteiligten oder frisch verheirateten Paaren.

Zusätzlich zu Hochzeitszeremonie Fotografieren hat KT Merry bereitgestellt bestand, mit Top Trend Markennamen und Zeitschriften zusammenzuarbeiten, wie Monique Lhuillier und Harper’s Bazaar.

KT Merry Funktionen sie Aufmerksamkeit auf Verwenden Fotografieren zu tun gut auf dem Feld. Ihre Fotografie Geschäft hilft Paare erfassen und bewahren besondere Zeiten innerhalb Gewerkschaft, und KT Merry spendet die Gewinne von mehreren von {seinen|ihren|Drucken Auswahlmöglichkeiten zu Tieren Erhaltung Versuchen .

“ich werde ein professioneller Fotograf, Künstler und Geschäftsinhaber, aber die Mehrheit signifikant wir identifiziere als Naturschützer “, sagte KT Merry informierte uns. “Ich bin wirklich begeistert von Bauen Unternehmen, zu denen Unternehmen effektiv Kräfte ein für allemal und Bereitstellen Gerade zurück. “

Luxury Foto Schießt auf Ziele um

Von Überraschung Vorschlag Aufnahmen zum Großtag Fotos, KT Merry wird anbieten Liebhaber vielen Dienstleistungen an, die wissen wirklich schwerwiegend Beziehung Meilensteine ​​. KT Merry konzentriert sich hauptsächlich auf Ort Hochzeit Fotografieren besitzt besucht Übersee Küsten, Welt Hauptstädte und normale Sehenswürdigkeiten {um|zu helfen|um|zu helfen|um einfach zu helfen|um {Paare genießen und erfassen außergewöhnliches Sekunde in ihrem Alltag.

KT Merry sagte sie häufig befasst sich mit der Frau Kunden über Zeitspanne von 3 oder 4 Zeiten. Sie ist nicht nur eine einmalige professionelle Fotografin. Ihre Luxus Fotografieren Lösung besteht aus viel Zeit zu haben sich mit sie Kunden und sicherstellen ihre einzigartige Zeichen scheinen durch in den meisten Bild.

Wenn Sie nach Hochzeit Bilder suchen, die übertreffen Erwartungen, KT Merry bekommen der Job ausgeführt mit viele Lächeln gehen um. Vervollständige dieses Kontaktseite zum Einrichten persönlichen Bewertung {und bekomme|und erhalte|und erhalte|und ein Angebot für Ihr Hochzeitstag erwerben.

KT Merry hat tatsächlich bestiegen Hügel um das Beste Schuss von einem oder zwei verrückt. Und viele ehemalige Kunden haben leuchtende Zeugnisse gegeben, um ihr dafür zu danken, dass sie ihre Beziehung in auffällige Bilder übersetzt hat.

Im Jahr 2019 haben Cheryl und Sam mit KT Merry zusammengearbeitet, um {ihre|ihre|ihre|besondere|Beteiligung und Zukunft zu feiern Hochzeit. Das glückliche Paar sagte sie waren erstaunt von ihrem Einzigartigen Designs und könnte nicht warten engagieren KT Merry für zukünftige Parteien.

“Beim Empfangen aller Fotos innerhalb post ansehen, Sam und dass ich waren sprachlos waren “, sagte Cheryl angegeben. “unsere Köpfe werden immer noch flattern in insgesamt Vergnügen. Nur was eine schöne Strategie zu Start 2020. “

Pfingstrose und Richard bezeichnet als ihre einzigartige Hochzeit Fotos “leuchtend und erstaunlich “und dankte KT Merry dafür, so einfach damit zu arbeiten von von Anfang bis Ende. “Wir schätzen zweifellos wie geduldig und großzügig du warst mit deiner verfügbaren Zeit, “das glückliche Paar sagte. “innerhalb unseres Strebens nach Brillanz, nie einmal, dass Sie sich beeilen all us. “

KT Merry sagte, dass sie absichtlich {die Anzahl|der|Anzahl|der Anzahl|der Anzahl|der Kunden begrenzt, die sie arbeitet zusammen mit jedes Jahr um sicherzustellen, dass Bild schießen im Zeitplan. Sie passt das Fotografieren Erleben Anpassen Der Kunde das Design an. Ausgabenplan und Veranstaltung Veranstaltungsort.

“Wir arbeiten in Verbindung mit Ihrem Verbraucher oder ihre Hochzeit Planer während des Prozess, “KT Merry informierte Sie. “Unser oberstes Ziel wäre zu machen Bilder, die übertreffen unser eigenes Kunden Erwartungen während auch Bereitstellen ein Ereignis was genauso wie beeindruckend. “

Anbieten Zurück zu Erhaltung Projekte & der Kunstgemeinschaft

KT Merry hat tatsächlich positioniert die Frau fotografieren Organisation werden eine Kraft für immer um. Es ist nicht wirklich fast Verwenden Bilder die machen Kunden gut aussehen oder Zeitschriften verkaufen. Es geht mehr um Verbreiten Vergnügen Glück überall {so möglich|wie du kannst|wie du kannst|so ist möglich, dass Sie es können, wie es möglich ist.

Der Reichtum Plan ist ein Weg KT Merry hilft Künstler mögen sich selbst. Das Web-basierte Programm führt getrennt professionelle Fotografen durch die Aspekte von Produzieren einer Extravaganz Marke und Marketing von innen Hochzeitszeremonie Industrie ansehen.

KT Merry bereitgestellt tatsächlich die Frau fotografieren Fähigkeiten bieten zurück zu gut Gründe, die Unterstützung Kreaturen Erhaltung. Der KT Merry Print Store bietet Kunstwerk Fotografien von allem von large städtische Zentren und heitere Landschaften. Die einfach verrückt Serie Funktionen Fotos von Haustieren und spendet 20 % seiner Verkäufe für die Erfahrung von allererste Beratung durch letzte Lieferung. “

taiwanesische frauen

If you’re buying a new build and struggling to sell a current property to fund the purchase, part exchange (PX) could provide a solution. But how does it work and is it a good deal? In this beginner’s guide to part-exchange, we’ll provide all the information you need to decide if it’s the right choice for you.

What Is Part-Exchange (PX)?

A part exchange house scheme enables a buyer to purchase a new-build home before selling their current property. The property developer buys the homeowner’s current property and deducts its value from the price of the new house. 

Part exchange is a great option for people who want to move quickly, are struggling to sell their existing property or simply wish to avoid the hassle of selling their home. The developer benefits too as they have a guaranteed buyer for one of their properties. 

How Does Part-Exchange Work?

Many of the big-name new-build property developers offer PX as it boosts their reputation for customer service and helps them to attract more customers. Each developer will have their own process, but the fundamental steps are the same, regardless of which developer you choose to purchase from.

Once you’ve found a house you’d like to buy with a new-build developer that offers PX, your current home will be valued. Standard practice is to complete two independent valuations. Some developers will only offer PX to buyers whose current home is no more than 70% of the value of the new-build property. If there is less than 30% difference between the value of the two properties, the sale becomes unprofitable for the developer. This is why — in general — PX is popular with homeowners looking to move up the property ladder.

The developer will make the homeowner an initial offer based on the valuations and subject to a survey. If all parties are happy to continue, the homeowner secures a mortgage and instructs a solicitor to complete the sale. Some developers will require a reservation fee to secure your preferred plot when the offer is accepted.

Once the proceeds of the sale are safely in your bank account, which typically takes around four to six weeks, you can purchase the new property.

Is PX a Good Idea?

Part-exchange is only available to people buying a new-build property. It’s generally most suited to buyers who are seeking to upgrade to a more expensive home. There are various pros and cons to PX and whether it is a good idea depends on the individual circumstances and priorities of the buyer. 


  • Security. When both parties have agreed to the transaction and signed on the dotted line, the sale is guaranteed. Unlike traditional house sales, where the buyer can pull out up to the day of exchange, there is no risk of the sale falling through last minute. 
  • Speed. It takes an average of 50 days to find a buyer in the UK and a further 12 weeks to complete the sale. Almost half of all house sales fall through before completion. Opting for a part-exchange house means no waiting for the right buyer and a simpler, expedited sales process.
  • Avoid Estate Agency Fees. The average agent fee reached 1.53% in 2019 and homeowners in prime locations can be charged as much as 3.97%. There are no such fees or commission to pay for part-exchange houses, which could save you hundreds or even thousands of pounds. 
  • No Property Chain. One of the biggest headaches of traditional house buying in the UK is the dreaded property chain collapse. This occurs when multiple house sales rely upon one another and if one person pulls out, the chain falls apart. There is no risk of this with PX as there is no chain. The sale agreement is between you and the developer only.
  • Less Stress and Disruption. When homeowners put their property on the market, they can endure months of viewings and disruption. Not to mention the constant stress over finding a buyer. Part-exchange removes all this hassle. There are no viewings and you know exactly where you are in the sale process.


  • Lower Offer. Property developers are in business to make a profit, so it stands to reason that their offer on a PX home may be less than the market value. The independent valuations aim to offer a “selling price” rather than an “asking price”. If you’re determined to get top dollar for your home, PX may not be for you (although bear in mind the money saved on estate agents fees, mortgage repayments etc.).
  • PX Is Not Guaranteed. Even if a developer advertises a PX scheme, your home must still meet certain criteria to be eligible. Many developers will not accept properties with a short lease left to run, for example. And as mentioned previously, a minimum 30% difference between the value of your current home and that of the new property is often required.
  • Diminishing Returns of New-Builds. New-build properties start to depreciate the moment you move in. Unlike some older properties, which can retain or even increase their value over many years, a new-build may be worth less when you come to sell it than the price you purchased it for. 

To PX or Not to PX?

Part-exchange can be an excellent solution for homeowners who have their eye on their dream home and need to move fast. It’s simple, straightforward, secure — and much quicker than putting a property on the market and hoping for the best. However, it’s not for everyone. Some homes will not be eligible for part-exchange schemes and it’s not the right choice for sellers who have ambitious sale figures in mind. Review the pros and cons, speak to the developer and make the choice that is right for you. PX could be the perfect way to sell your home in a slow market.

Chris Hodgkinson

About the Author: Chris Hodgkinson is the Managing Director of HBB Solutions. Chris is passionate about the property sector, he loves making deals and he is focused on building the business in an ethical, fair and sustainable way.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

I often get asked the question, “Should I use more than one estate agent to sell my house?” Once upon a time, this strategy made perfect sense.  After all, before properties were advertised on the internet, how else could you make sure that buyers across different geographical areas would see your home, if you didn’t use two, three or more agents to market it?

But then came the property portals, and everything changed.  Almost all buyers (93% at last count) look online to find their home, often browsing a couple of portals, then simply call the relevant agent to book a viewing on a home they like.

What’s the point in being listed twice like this?

So is there any point these days in instructing more than one agent? The short answer is ‘no’.  If a buyer spies your home listed several times online, at best it’s annoying, and at worst it’s misleading, because if the agents involved have used different photographs and descriptions to advertise the property, a buyer could be forgiven for thinking that the adverts belong to different houses.

And doesn’t this look like a different property? It’s not!

When a buyer enters a search criterion on one of the property portals like Rightmove, properties appear in a list, in descending price order, ie with the more expensive houses showing first.  Any properties that are marketed at exactly the same price will appear in a random order, to be fair and not favour any particular agent. However, one agent I know gets around this rule by adding a pound to his prices, so that his properties will show first, and therefore you’ll see property prices like £300,001 from him!

Another factor to bear in mind, is how does it look to a buyer if you as the seller have instructed several agents? Desperate perhaps? In need of an urgent sale?  This could have the effect of generating some very low offers from those buyers looking for a bargain, whilst genuine buyers may stay away completely, fearful of being stuck with a property that they themselves can’t sell when the time comes.

Finally, there’s the question of cost.  If you instruct more than one agent, depending on the type of agency agreement you have, you’ll either pay the standard agency fee, but only to one of the agents; sometimes called ‘winner takes all’. Or else you’ll pay a higher fee, and it’ll be split between the two agents, typically 2/3:1/3 or else 50/50. The average uplift for a joint agency agreement is around 25%, meaning that if the average fee in your area is 1.5%, you will be paying 2% – 2.25% for a joint agreement.  This could be an extra £2250 on a £300,000 house – not an inconsiderable amount, particularly if it doesn’t actually net you any higher a sale price.

So my advice is to pick one agent, show them your loyalty and let them do their job. Don’t agree to a long contract, and if after say, 3 months, you’re not getting the interest in your home you had hoped for, drop your price, or find another agent and improve your marketing. Or all three….

Happy selling!

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.


Feeling a little lost looking for the right estate agent? All you need is a trip to Venice and a good coffee!

Selling your home can be an emotional and tiring slog, perhaps even onerous at times. But it doesn’t have to be that way. There is such a thing as an enjoyable selling experience, and all you have to do is choose the right estate agent. Read our guide to sell your home and keep your sanity too!

Let’s take a break from house talk, and enjoy a walk through the streets of Venice; after a little sightseeing, you pause at an independent coffee house to enjoy the views of the square. You enjoy the Italian barista’s stories, and they introduce you to the coffee bean farmers sat opposite. They listen as you describe your ideal coffee, and ask about your favourite foods and wines.

The barista leaves you momentarily to enjoy the surroundings, before treating you to your own customised coffee blend. It’s brewed and roasted to your exact liking. The personalised dusting that lays on top is impressively artful, and their efforts are appreciated. They smile as you taste, because they know they’ve got it just right, and watching people enjoy their coffee brings them happiness too. Their experience means that they get every note just right, and the warm crema topping spoils your taste buds.

You make your way back to the airport, but before you board the plane, you fancy one last Italian coffee. There’s plenty of choice, but none particularly catch your eye. So Cafe Nero will do. The cafe offers convenient and cheap refreshments, and the noisy bustle inside is a nice nod to the popularity of the chain. The waitress smiles, and waits for you to place your order. The menu offers a reasonable yet generic selection, but with a growing queue behind, you quickly default to your usual latte.

Personalisation goes as far as a flavoured syrup, before a button is pressed and the end liquid passes through the machine. The ‘to-go-cup’ is promptly popped on the end counter, and in a sea of cardboard blue, you ask the waitress to point out which is yours. Efficient, polite service, but unforgettable all the same. And the coffee? It’s good. You peel off the plastic lid to see a templated bean dusting. It’s trying to be the independent barista, but it’s just not. You don’t finish the cup, but it’s served its purpose. You board the plane, and head back to the UK.

So, on your trip to Italy, you enjoyed two Italian coffees. Each quenched your thirst, but only one made an everlasting impression. And only one experience gave you a story that you’ll share with your friends.

Choosing the right estate agent is exactly the same. Some agents have perfected the art of convenience and speed. Their service is almost templated, and for homes that fall into a particular mould, it can work. Take new builds for example. Developments are plentiful and scattered throughout the UK, and the homes are marketed at the Joneses. Prices generally fall in the lower brackets, and there isn’t too much variant in house styles.

These homes are functional and affordable, but they aren’t unique; so selling these home with a templated marketing service makes sense. But when you see a home with true personality and character, the convenient ‘one-shoe-fits-all’ approach just doesn’t, well, fit. That’s because when a home really is unique, it needs unique marketing too.

If that means that your home calls for a bespoke brochure, or you need the helping hands of a home stylist, your estate agent should have a team of professionals to hand. When they sit down to pen a marketing strategy with you, it should feel unique. Because if every effort is made to approach buyers differently, and to show them all the wonderful features of your home, people will want to step inside to experience it themselves.

So, perhaps you don’t need that trip to Venice after all. Because you may just find a team that can give you a unique experience back home. Make sure you choose the team that will indulge you with an extra special coffee, though.

Happy selling!

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.


If you have had your house on the market for some time without success, dropping your asking price may seem an inevitable, if undesirable, next step.  Your estate agent will often suggest this move if they have run out of ideas, motivation and most importantly, confidence in your asking price.

But is dropping your asking price really the answer to selling your home more effectively?

It’s true that for some properties, reducing the asking price can generate new interest from buyers who would have been previously unable to afford your home.  It’s also a step that for some sellers, is unfortunately necessary, if they have an urgent move, for example, or are facing repossession.

However, with many houses – particularly premium homes – dropping your asking price is not always the answer, and in fact it can even harm your chances of selling your house effectively.

I’ve compiled these DOs and DON’Ts of dropping your asking price to help you get the result you want and move on with your life:

DON’T drop your asking price by less than 10%

Or it just won’t make any difference to the interest you get. Buyers will usually look at homes 10% either side of their budget anyway so you’ll need to reduce by at least that to get noticed by a new set of buyers.

DO ask your agent why you need to reduce

– Your property was originally valued based on sound research and by an expert in the industry.  What’s changed? Understanding whether your agent misjudged the market, or the demand has changed for houses like yours, will help you make the right decision to either reduce or to stick it out.

DON’T keep making small drops in price

–  A price drop can cause suspicion among buyers, who may wonder what’s wrong with it?  Why have you lowered the asking price?  A buyer may not want to risk buying a house that seems to be falling in value. Each drop can signify a red flag to a buyer, so make your drop big and impactful, but make it just once.

DO drop to the next Rightmove price banding

– You can find these by going to and entering a search. The list of price bandings that comes up is your guide as to the price your house should be marketed at. For example, there’s no point at having an asking price of £399,999 when the Rightmove banding is £400,000. You can read more about this subject here.

DON’T try to break the ceiling for your road or area

– Not only does this make buyers jittery, it will also make your surveyor nervous, too. Unless you really can’t avoid it, try to price your home at less than the highest price sold in your neighbourhood.

DO ask your agent the right questions before you drop your price

– If you’re feeling pressure from your agent to reduce, or you have a moving deadline looming and can’t afford to drop your price, ask your agency what else could be done to secure that sale, other than reducing your asking price. Have a review with them and look at your marketing critically. Could it be improved? A new twilight image or drone shot could show your home in a whole new light and generate new interest from motivated buyers.

DON’T give your buyers an excuse to make a low offer

– Make sure your home is wonderfully presented, with every room polished and attractive, otherwise you’re literally leaving money on the table. Home staging can add thousands to your asking price and making a few small changes now can help you reap the rewards when you do get an offer.

DO give yourself some negotiation room – but not too much

–  On average, you can expect to achieve around 95% of your asking price, with 5% lost in the negotiations with your buyer. This will depend on other factors of course, like how fast your local market is moving, the confidence in the housing market while you’re selling and how long your home has been on the market. Taking 95% as a benchmark, losing 5% of a £400,000 asking price means you will eventually receive £380,000 on completion. But if you reduce the asking price to £375,000 say, you’ll only get £356,250; quite a drop. Not only have you reduced by £25,000, you’ll also have lost an additional £23,750 in negotiations, putting your total ‘lost’ sale monies at £46,750, a significant loss of 12% of your original asking price.

DON’T forget to analyse your price per square foot

– It’s a far more accurate way to value a house than other methods. If your agent hasn’t already done this for you, make a spreadsheet of the other properties for sale and sold in your area and calculate the price per square foot of each, then compare it to yours. Read more about this way of valuing here – Price per square foot – a more accurate way to value

When your home hasn’t sold and you’re wondering if it’s the asking price to blame, use the above DOs and DON’Ts as a checklist to see if you’re doing everything you can to get your house sold. If your price per square foot is about right and you’re not trying to break the price ceiling for your area, and your home is presented in the best way possible, and you have time to wait it out, then have confidence in your asking price. Because if you don’t, no one else will.

Happy selling

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.


In a tricky market like this one, it’s difficult to keep up the momentum that perhaps you once felt when you first put your home on the market.  Now, many months down the line and still no sale in sight, you may be losing heart.  When once you might have changed the bedding, banished the dog and bought fresh flowers for each and every viewing, now it all seems like too much effort for what you’re sure will be another timewaster.

However, it’s not all about doing what you can to make your house look as appealing as possible, though obviously this is important; you also need the right mindset.

Think of something difficult you have tried to do: perhaps you’ve given up smoking, lost weight or passed an exam.  Maybe you tried several times before you actually achieved your goal.  If you look back on your previous attempts, why did they fail when achievement was clearly in your grasp?

It’s all to do with mindset; any dietician will tell you that you have to be in the right mindset to lose weight, otherwise you’ll keep failing.  Those friends I know who have successfully given up smoking after many years of ‘trying’ tell me that eventually they just set their mind on their goal, and that made all the difference.

But when you’re selling your home, it’s not in your control whether your viewers actually offer or not, right?  Wrong.  Of course, you can’t force them to make an offer, but you can make sure that you are totally focused on your goal of selling.

When you are focused, you will call your agent more often, research the competition, keep your home looking beautiful, make suggestions to improve your marketing campaign; and all this because your mindset is that of a seller.  When you give up, you lose the fight.

To help you get into the seller’s mindset, make a list of all the reasons you want to move.  Write them in two columns:  one list for your motivations to move out, and the other for all the reasons you want to move to the place or home you have chosen.  Keep this list taped to the inside of a kitchen cupboard you use every day.  Read it often, and use it to motivate you to get out the vacuum cleaner one more time for a viewing; or polish the bathroom taps, or clean the front door.

Stay focused, stay motivated, and the buyer will come.  All because of your mindset.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

I had an enquiry recently from a rather cross man who has had his house on the market for six months. In that time, his agent has only managed to produce one viewing. Given that his asking price seems at first glance to be perfectly fair for the size and location, I listened carefully to his tale of woe in order to discover the reason for the total lack of interest in his house. I didn’t have long to wait….

I asked him to talk me through what had happened so far, and he began his story with his negotiation on the agent’s fee. “She wanted 1.75%!” he exclaimed with disgust. “No way was I prepared to accept that,” he sniffed, “I told her I wouldn’t pay a penny more than 1.25%, and she eventually caved in” he added proudly. I think he wanted me to congratulate him, but I moved swiftly on to his photography, which I thought was pretty awful. The rooms looked dark and poky, and the outside of the house was very shadowed, and had been photographed at some very unflattering angles. “I was offered professional photography”, the seller explained, “but the agent wouldn’t include it in his fee; she wanted another 400 quid for it!” he exclaimed, astounded. “I told her to take the pictures herself, and she did”. So what about the brochure, I asked. “That was another thing”, he said, heatedly, “the agent wanted me to cough up for that too!”

“What was he proposing?” I asked, but I knew what was coming….. “Well she expected me to pay £250 for a glossy brochure but everyone knows they don’t make a difference” he said, pleased with himself. “The one she’s done on the office printer is pretty impressive actually”, he added. I could just imagine it….

Had he noticed anyone driving slowly past the house, looking interested, I asked. “They can’t”, he explained, “we live behind big gates; you can’t see the house from the road”. So the photography and brochure were going to have to work hard to tempt viewers to pick up the phone.

So far, this seller had cut the agent’s fee to the bone, and used a cheap brochure and poor photography to market his house. He’d fallen into The Seller’s Trap. Is it any wonder that to date, only one viewer had been tempted enough to come to the property?

It’s a tough market out there at the moment, and your house really has to stand out from all your competition.  Here are the 3 golden HomeTruths’ rules to get you sold:

  1. Don’t negotiate on your agent’s fee, unless it’s upwards. Incentivise them by offering over his commission fee, by at least 0.25%
  2. Always always always use professional photography.  At an average of £400, it can return 100 times your investment in your eventual selling price
  3. Pretty brochures DO sell houses!  Look at the types of brochures premium brands use to sell their goods, and compare the value of the product to your house!

Look at the commission fee you’re paying your agent: are they really being paid enough to want to sell your house? Don’t forget 1% of nothing is nothing! You need to create an ally, and keep them onside, so pay them well.

And if you’re not sure your photography and brochure are up to the task of selling your lovely house in an very challenging market, give me a call. I’ll tell you whether they are good enough, and if not, what you need to do about it.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

There’s a story I once heard about a Spanish bank. Apparently their elderly customers were taking up a disproportionate amount of their staff’s time, yet their business was of little value to the bank. But how to gradually ease them out without causing offence and starting a PR scandal?

They simply increased the height of their steps that led to the bank.

Of course, nowadays this would be terribly non-politically correct, and anyway, there would be a ramp! But this was some time ago, and the original stone steps were the only way into the branch.

So, the bank increases the height of their steps and one by one, the elderly customers stop coming, and over time, the average age of the bank’s customer decreased. Yes, they probably did upset some of their older customers, and I’m not necessarily advocating this as a customer retention method (!) but in the bank’s case, it did mean that they could offer a better, more appropriate service to their younger customers.

When it comes to selling your house, it’s your estate agent’s job to raise the steps, metaphorically speaking. If he adopts an open-door, anyone-can-view policy, you will spend your time preparing your homes for one time waster after another to view. There will be those who ‘haven’t sold yet’, those who are ‘just looking what we can get for our money’, and even the ones who admit ‘we’re just the neighbours – always wanted to have a look inside’. Not to mention those viewers who ‘haven’t checked yet’ what they can borrow and the “can’t afford it but thought it was worth a cheeky offer” types.

And slowly but surely, with each viewer who views your house, and each month that your house spends languishing unsold on the market, it becomes less and less desirable. Even your once-optimistic agent starts to become disheartened: “20 viewers and no offers” he will note glumly, “must be the price.” And so you begin the inevitable downward spiral of price drops, resulting in seller demoralisation and despondency, and agent bewilderment. At HomeTruths, when we re-launch a client’s property to market, we give a very clear instruction to the estate agent: only show the house to buyers who can actually buy it. Do your homework, we tell him: find out the viewer’s budget, their buying position, what else they’re looking at, and ask lots of questions about the type of house they’re looking for. By making viewings by invitation only, overtly or discreetly, a buyer will feel they are being allowed to see an exclusive property, for which they have been especially selected.

A HomeTruths’ client last year had experienced 60+ viewings over the course of a year, and yet had not received one single offer: not even a cheeky one. We re-launched her house with a new, motivated agent who was fully supportive of her asking price, new photography and a beautiful brochure, and told the agent to screen all her potential viewers carefully. The result? Only four viewings in eight weeks: but two offers. She accepted the higher of the two, and she and her family were able to finally move on.

The lesson here is to raise your steps. Don’t make it too easy for a buyer – make them work a little. Play a little hard to get; we all know how attractive that can be.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

A curved chair with pillows and a chest table furniture beside it. A fabric mat and books on a floor

A curved chair with pillows and a chest table furniture beside it. A fabric mat and books on a floor

Floorplans are a relatively new addition to property details. Originally they were only made available for either very grand homes, or new builds. Now much more prevalent and even the humblest of studio flats usually have a floorplan on the details. But why are they so important?

There are three elements to a floorplan that are important in its usability; firstly, it needs to include measurements. Too many poorly-drawn floorplans often have the measurements missing, or else they are instead included in the written description where they lack context.  The right place for room dimensions is in the floorplan, so that a buyer can easily ascertain their relative sizes. Secondly, it should include a compass market, so a buyer can tell which way the front of the house and more importantly, the garden, faces. The last element that should be detailed on a floorplan, is the overall square footage. This allows the house to be compared with other properties, so that a buyer can instantly see how much house he’s getting for his money. In the UK, we often sell houses on number of rooms only, and as a result, room sizes are getting smaller and smaller. These days, a four bedroomed house can take up the same footprint as a three bedroomed property would have done thirty years ago. To be able to see the total floor area gives a buyer the opportunity to ensure he is getting good value for money.

So why is a floorplan important? There are three main reasons:

1. It helps a buyer see how the house ‘works’, and therefore whether it is worth a viewing. Room flow, relative sizes and layout are all factors that a buyer will take into consideration, especially family buyers, and he won’t want to waste time by viewing properties which just aren’t suitable for his needs.

2. A floorplan can help a buyer to visualise the property after the viewing. This can become useful when he may be considering making layout changes, perhaps knocking down a wall or installing an ensuite, and a floorplan is vital for this kind of thought processing.

3. Floorplans can make a house seem larger. It’s very easy when you’ve viewed a house to forget rooms that you’ve seen, or overlook a part of the house altogether. This is especially true of boxrooms, or areas that aren’t being fully utilised, like storage rooms. By showing the house in its entirety on a floorplan, no area will be omitted and as a result, it can even add perceived value.

In summary, make sure you have a floorplan on your brochure, and preferably available as a separate download on the online property portals, ensure it is clear and informative, and that it includes the total floor area. Your buyer will thank you for it.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.