Author Archives: Sam

Some properties seem to stick on the market for many months and in some cases, years. The sellers may have changed their estate agent and reduced the asking price several times, but to no avail.

It’s downright depressing, especially when it’s your property that won’t sell.

So why does it happen?

The Downward Spiral Theory

Come with me on an imaginary journey:

Imagine you work as a sales person for Dorothy Perkins and a consignment of new red sweaters arrives.

The first customer who comes through the door is treated to your best smile, and enthusiastically you persuade her to try one on. You’re confident she’ll like it, but she comes out of the changing room looking disappointed, saying it’s not for her. Undeterred, you remain positive and offer the red sweater to each customer who comes in the store, but customer after customer rejects it; it’s not the right colour, fit, material, style. You try discounting the price, and putting the sweater in the window display, but sales are very slow.

The next day a new consignment arrives, this time of green sweaters. After your disappointment of the previous day, you abandon the red sweaters and concentrate instead on selling the green ones. You forget all about the red sweaters as there is new stock arriving every day that is much more exciting. The red sweaters languish on the shelf until months later after being discounted again and again, they all eventually sell.

What had happened to the appeal of the red sweaters? They had simply become stale. As customers saw them in the window and on the shelves month after month, the red sweaters became more and more unappealing, until when they finally did sell, it was only the price that made them attractive to buyers.

Now equate that scenario to selling your house:

When your property first goes on the market, your estate agent starts promoting your property with enthusiasm and succeeds in generating some early viewings for you.

You’re pleased that you seem to have got off to a good start.

After a few weeks, the frequency of viewings decreases, and the negotiator begins to phone you less. After a few months, the viewings have petered out altogether, and the only time you speak to your estate agent is when you phone them. Even when you do, they start murmuring about lowering your asking price.

So what has happened?

Well, three factors have come into play:

1. Firstly, the estate agent is a little embarrassed about the fact that your property has been on the market for a prolonged period of time; they have not succeeded in generating any offers for you and are now probably in some doubt about whether their original valuation was realistic. This sheepishness prevents them from initiating phone calls with you when they have nothing positive to tell you an agent will often simply stop calling.

2. Secondly, your estate agent is also reluctant to keep offering your property to buyers again and again without success. Compare this to our Dorothy Perkins job where you stop offering the red sweater. No one likes rejection; having your offer or suggestion refused time after time is demoralising; it eventually results in the expectation of a rejection of the offer.

And the situation gets worse and worse – the longer the property remains on the market, the less the negotiators are likely to offer it to prospective buyers. Unfair, but unfortunately true.

3. The last phenomenon that occurs is the equivalent of demoting the red sweaters to a forgotten shelf; with new properties coming onto the market each week, the temptation to ignore the existing and concentrate on these new houses can be very strong.

There is a very unfortunate consequence of your property being on the market for more than a few months – your house becomes worth less money. Even worse, if you subsequently drop your asking price in an attempt to generate more interest in your house, it can actually have the opposite effect, as the perceived value of your property decreases.

This situation then degenerates as it becomes a downward spiral; because your property has been for sale for longer, so fewer viewers want to see it because it has been for sale for so long. They will inevitably ask themselves, “what’s wrong with it?”

Case Study: Stale Property.

Eddie and Sandra’s beautiful period property, ‘The Cedars’, had been on the market for over eighteen months. To win the instruction, the valuer (from a prestige national estate agency chain) had suggested an asking price of £950,000, to which the sellers agreed.

When no offers were forthcoming in the coming months, the sellers gradually reduced the asking price in £50,000 chunks, until it was only £750,000. Only the final reduction of generated any genuine interest, and then the offers started to come in.

Eddie and Sandra eventually accepted £760,000. However, my evaluation was that The Cedars was really worth at least £825,000, but the over-exposure to the market had damaged its desirability, and therefore its value. If they had withdrawn the property from the market for two or three months, then re-launched with new marketing and a new agent, they could have achieved a higher sale price.

By entering the market at an over-inflated asking price, Eddie and Sandra cost themselves eighteen months and potentially £65,000.

Ultimately, the desirability and value of your property will always be damaged by the length of time it is exposed to the open market.

There is something very important about this factor – this downward spiral starts sooner and lasts longer if you put your house on the market at too high a price.

.Ultimately, the desirability and value of your property will always be damaged by the length of time it is exposed to the open market.

There is something very important about this factor – this downward spiral starts sooner and lasts longer if you put your house on the market at too high a price.

Act now to accelerate your sale:

Price your house to sell, not stick
Change your estate agent every two to three months
Be confident about your price; resist frequent price drops

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.

When it comes to potential buyers viewing your home, you may think any time is best. If your home is in tip top condition, what’s the problem? While your home may be a glowing example of property perfection, there are certain property viewing times that should be avoided if at all possible. Read some of the best times to avoid below…

Sports events – Live near a sports venue? Viewers won’t be keen to hear the loud screeches of athletic devotion, so best to avoid times such as these. Keep an eye on local schedules in the newspapers to know when to avoid.

Neighbour affairs – Even if you love your next door neighbours, their regular Saturday night BBQ full of raucous laughter and booze, won’t be appreciated by your buyers. They might come to adore your neighbours too in time, but let them get acquainted without the merrymaking first.

School run – Live near a school? If so, your road is probably used as a car park during the school drop-offs and pickups. Buyers will have probably anticipated this might be an issue pre-viewing, but it isn’t best to propel them straight into the thick of it immediately. Let them see how congested the road can get in their own time.

Commutes – “I thought your area was quiet?” If your area is quiet, but the daily commute adds somewhat of a bemusing resonance to the day, avoid this time at all costs. Buyers might think that is the sound all of the time.

Refuse collection – As beautiful as your street is, lined with wheelie bins and recycling boxes, its charm can feel a little dented. Skip this day of the week, for one sans the rubbish.

When it comes to times of day to show your home, being selective does have its merits. Let your viewers idolise your bricks and mortar without the little distractions. If they love your home that much, these slight imperfections will be overcome when they’re faced with them.

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.

When potential buyers come to your home for the first time, the hallway is the first room they’ll see and yet it can be surprisingly overlooked. A lot of people don’t consider it to be a room per se, and consequently its sleekness is often snubbed for the larger rooms of the house. However the minute the buyer walks over the threshold, they are very impressionable and any flaws left lurking within the hallway will be tallied.

Research from Rightmove last year found that 2 in 5 British home owners decided that they wanted their house before they had even got past the hallway, which really shows how important the hallway is; make a mistake in there, and their dream home won’t be yours.

How can you turn a hallway into the charming and alluring dream of those seeking their fantasy property? Jump outside of the box, and see your hallway as a guest (if it helps, ask for an outsider’s perspective). What does it need to make it perfect, and give it the ooohh factor?

Ensure that it is cleaned to each corner, and that any unresolved DIY is prepared. Lay down a rug, and add a mirror to the walls. If you have a table, add some fresh flowers and pot-pourri. Open any surrounding windows for a fresh breeze when they arrive, and maximise the light in the room to make it warm and welcoming.

Rightmove also found that 1 in 3 people decide that they want a house on their very first viewing. Make sure they’re going to want your home, and show your hall some love.

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.

Our top ten tips to add value without breaking the bank

1. Loft conversions

Converting an unused attic space can be a really cost-effective way of adding living space to your home. Some sources say a good loft conversion can add up to 20% in value to your property, and with costs ranging upwards of £30,000, you could get a fantastic return on your investment. You don’t usually need planning permission, unless you are extending the roof space or adding height. Also, if you live in a conservation area, you may find additional limitations on what you are allowed to do.Try this clever interactive tool to see at a glance if you need planning permission for your project, and if you’re still not sure, check with your local planning department, who will advise you on the correct procedure.

2. New kitchen

Whilst once upon a time, kitchens were built to last decades, (remember your gran’s kitchen, which had probably been there for 30 years?!) nowadays, any kitchen over ten years old is probably starting to look tired. With investment from just £1500 for a cheap Wickes or Ikea kitchen, you can essentially revamp this very important room for a relatively low sum. If you’re planning on renovating your kitchen just to make your home more saleable, err on the side of caution, and go for a neutral, light style that won’t put buyers off.

3. Replace blown double-glazed windows

Double-glazed windows mist up internally because the sealant around the edges has broken down. This can happen with cheap or badly fitted units, and the ‘misting’ effect gets worse over time. Unfortunately, this does usually mean replacing the window, as the repair process can be onerous, messy and expensive. However, blown windows are really unsightly, and can cause a buyer to think the house has not been maintained properly. Expect to pay from around £200 a window plus fitting to replace your blown windows, depending on size.

4. New carpets

Replacing old, worn or dated carpets can have a huge effect on a property. I’ve seen really tired properties look like they have had a complete makeover, just because they have had their carpets replaced. One lady on a viewing, who had seen the property before the new carpets were laid, was convinced that the house had been redecorated and wouldn’t accept it hadn’t! Expect to pay from around £2000 for a reasonable quality carpet in a three bedroom house. A word of warning though – don’t scrimp – cheap carpets just don’t have the same effect, and they can wear really badly, especially if you have pets or children, or both.

5. Garden makeover

If you’re selling your house the prospective buyer will quickly form an opinion of what the inside of the house is like, based on the appearance of the front garden and entrance to the house.

Try to imagine what the house looks like to a first-time visitor, take a photo from the entrance and see what this reveals. These simple steps will help to create a smart, stylish exterior:

Clear any old leaves and debris, sweep paths, clean windows
Move any dustbins or recycling boxes out of sight
Remove any flower pots with dead or unattractive plants
Replace collections of numerous small plant pots with few larger ones
Use plant pots of similar material, type and colour
If there is any grass, cut it and trim the edges
Cut hedges
Fill containers with single colour (much smarter than mixed colours) bedding- plants for a quick fix. Match the flower colour to the paintwork of the house, or choose a contrasting colour.
Use light e.g. white or pale yellow flowers, to bounce some light into shady areas.
Invest in some smart lollipop-shaped topiary shrubs to place either side of the entrance, and as long as you remember to tell your buyer that they’re not included in the sale, you can take them with you.

Do all of the above, and your garden will sell the house to your buyers before they even walk through the door!

6. Kerb appeal

Homes are always judged by their exterior façade. If you’re eager to sell your property but its frontage just screams to onlookers that you don’t love your home, you aren’t going to be getting many viewings. People judge within seconds, and a weed-filled lawn will mean viewers don’t even make it to the front door.

The front of your home needs to be edging on picture-perfect; not only does it paint a good impression of the owners, it puts potential buyers in positive spirits before they have stepped in the door. Follow our tips for the prime things you need to have looking pristine before the ‘For Sale’ sign is hammered into your lawn…

Windows – If you have trouble looking past fingerprints and dust on your windows from the inside, people will see that on the outside too. Give them a good clean regularly. Check on your window frames too; if they’re rotten, they aren’t going to look very appealing. Consider replacing them before putting your house on the market. Ensure that they fit in with the look of your home.

Front Door – People are drawn to the front door at first glance. Make sure it stands out by giving it a fresh coat of paint. The colour should fit in with the look of your house, so don’t make it too garish. Bright colours are in at the moment, but vivid pink might make your door a little overstated.

Neighbours – You would think your neighbour’s house wouldn’t matter, but it does. If they have rubbish on the lawn or anything else unattractive that really doesn’t need to be there, ask them politely if you can remove it. To make your plan less obvious, offer a hand; if you’re mowing your lawn, say you’ll do theirs too. The last thing buyers want to see is dirty surrounding houses.

Lighting – Many people might choose to drive by a potential property after dark, and it is essential that your house looks appealing. Having a nice lantern on the porch or a few front garden lights adds a special touch.

Clean & Neat – To give an overall good impression, ensure everything is as clean and spruce as possible. Repaint tired paintwork and railings, get rid of the weeds, trim the lawn, and make sure nothing unsightly is sitting on your drive, such as a skip.

By following such straightforward tips, the front of your home will be screaming with kerb appeal within hours, waiting to attract any interested party that wanders by your house.

Get your kerb appeal right, and your home will not only shine from the outside, it will also stand out on Rightmove and the other property portals, which is where you really need to grab buyers’ attention.

7. Lighting

The lighting you choose for each individual room needs to reflect not only the desired atmosphere but also the practical use of the room. Here are some tips to help you make the right lighting choices:

Living room:

This is usually a well-used room, so make sure the general level of lighting is suitable for a variety of different tasks
Picking out a feature wall, or else an architectural feature such as cornicing, beams or stonework, with directional spotlight helps to create interest and drama
Any ‘hidden’ lighting, for example, under pelmets or behind cabinets, will diffuse the light and create soft uniform lighting
Use dimmers to change lighting moods
Highlight artwork and plants with individual lighting arrangements
Shades on floor, table and hanging fixtures will help soften the glare, and create pools of light
Display lighting can draw attention to collections or unusual objects

Dining room:

The lighting you choose for this area depends on your use of the room. An intimate space for entertaining small numbers of friends and family will have different needs to a more open-plan arrangement, perhaps off the kitchen:

The lighting in a family dining area should be kept relaxed and easy, with a good level of light, and many sources to create a consistent level.
To create a more intimate atmosphere, try hanging a large fitting, such as a chandelier, low over the table, so that a pool of light is created in the centre of the table, whilst the guests are in the dimmer light. This creates a very cosy atmosphere; just right for a small party of dinner guests.
Candles are another way of creating a special feel to the room; their light is very flattering to skin tones, so your female guests will thank you!
Candles placed near mirrors or by other reflective surfaces will make for really interesting light plays and shadows, and enhance the intimate mood.

Kitchens:

Kitchens need to be really well-lit, with both overhead and directional lighting, for maximum functionality.

Overhead lighting is best served by spotlights, either ceiling sunk, or else on a bracket. This way the lighting is well-distributed, uniform and as free from shadows as possible
Under-pelmet lighting will light the worksurfaces and sinks so that the chef doesn’t cast a shadow over the food preparation
Special features, such as Agas or feature tiling, can be specially lit with directional lighting to enhance them and create interest
Shiny kitchen accessories, such as chrome kettle and toaster, will add to the lighting level by sparkling and maximising the existing light

Bedrooms:

Keep bedroom lighting low-level to preserve intimacy. Overhead lighting is best controlled by a dimmer switch, and lamps will make bedroom reading easy without raising the overall lighting level too much
Keep any wall lighting directed downwards to help create a calm, intimate atmosphere
Touch lamps are ideal for bedrooms, as they are so easy to turn on and off when you’re half asleep.

Creative and thoughtful lighting can really transform the dullest darkest house: just think carefully about the mood you’re trying to create and the use for the room and plan accordingly.

8. Repainting

Simple redecoration, like repainting a room to appear more neutral, can help a potential buyer view your property as a blank canvas that they could put their own stamp on. A fresh lick of paint can make a home look new. You can do it yourself on a budget, and still end up with great results, though be prepared for it to take about three times longer than you think it will! Choose colours wisely, and try to stick to neutral colours. This isn’t the time to experiment with darker paints and bold colours, which could deter a buyer. Sarah Beeny’s advice is to keep it really simple: “Neutral colours won’t put any buyer off. Potential buyers walking through your home will be able to plan to put their own stamp on the house without having to remove yours first. If necessary, paint all your home white – yes, it make take a few weeks, but it will be worth it in the end.”

9. Add polish to bathrooms

Bathrooms can be hard to maintain when selling your home as they undergo such regular use. Rather than neglecting your bathroom, it should be given regular maintenance to reduce the amount of work required before each viewer is scheduled to arrive:

Abolish the mould

Bathroom mould is unattractive and could be a deal breaker for potential buyers. It indicates damp problems and poor ventilation. Be sure to bleach mould before you put your house on the market and continually practice excellent ventilation when showering and bathing to avoid returning mould. Wipe down the bath and shower quickly after every use to avoid blackening grout and silicone.

Invest in some attractive accessories

Clean, sparkling mirrors can revive a tired bathroom whilst reflecting light to create the illusion of space. Replace any toothpaste-stained toothbrush holders with a new one that is used only when viewers are expected, to prevent it from spoiling.

Wash and fold towels

Wet towels strewn messily over radiators aren’t attractive and can emit a damp odour. Wash and dry towels before every viewing and ensure they’re folded or hung neatly. This will create a pleasant odour and a luxury appearance to your bathroom.

Bathrooms can be a major selling point for a house if presented well. If you have more than one bathroom then perform regular maintenance on them all. Try to put yourself in your viewers’ shoes, if you saw your bathroom in a house would you buy it?

10. Upgrade your bedrooms

Bedrooms are so important to buyers, especially the master bedroom; after all, that’s going to be their bedroom! The master bedroom needs to feel as much like a hotel as possible: bedding, lighting, the carpet and curtains – all need to reflect that the room is a calm and stylish place to relax. The bed itself is hugely important. When did you last change yours? Most people keep their beds long after they should have changed them, and a tired, dated bed can really let a room down. You don’t have to spend a fortune to buy a new quality bed – online discounters like www.bedsos.co.uk have a terrific range of stylish beds from just £75. They also offer many different sizes, so if your bedrooms aren’t huge, try one of their smaller beds to add the illusion of space to your rooms.

Any renovations and upgrades to your home can make a huge difference to the saleability of your property, and really encourage viewings and offers. And if you’re buying something you can take with you, like a new bed, even better!

This guest post is sponsored by Bed SOS, one of the largest online specialists of tv beds, genuine and faux leather beds, pine beds, metal beds and children’s beds.

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 today’s post, I’ll be discussing the key factors that you need to know about when it comes to getting a mortgage in the current market. Plus, more importantly, I’ll help you figure out whether or not you can afford one.

Are your finances in order?

When you’ve decided to take the plunge and buy a new home, the first step in the process is for your bank or mortgage provider to have a credit check performed on you. The mortgage lender will also assess you based on affordability criteria.

This involves looking at your income and expenditure in order to determine your eligibility for monthly payments. They may ask you questions about childcare costs, living costs, bills and rent payments and so on, to try and build a picture of your daily life. This will help them to determine what amount you would be able to comfortably afford.

It is essential when you go to a mortgage provider that you consider these questions beforehand. Of course, the other side to their assessment is based on one big question: how much is your deposit?

How to give your savings a boost

The deposit for your house is a huge factor; the bigger your deposit percentage, the better your rate will be and the wider your options.

It’s always good to have 25% as a benchmark for your deposit, but due to the current market trends, there are deposits now that can qualify for 10% or even 5%. However, this may negatively affect the kind of interest rate you pay.

As part of the government’s attempts to put some life back into the banking system though, you can now look to the Help to Buy ISA if you want to give your savings that extra boost.

For every £200 you put into the ISA towards savings for a home, the government will give you an added bonus of £50. With the maximum bonus £3,000, that could make a huge difference to whether or not you can afford that dream home. Click here for more information.

Don’t forget the fees

It’s easy to get caught up in the mortgage process, but don’t forget to factor in those extra costs of buying a house. Things like stamp duty, solicitor fees, surveyor fees and so on could constitute a large chunk of your savings, and so bring down the percentage you can afford to put towards your deposit.

Once you’ve taken everything into account, why not conduct some preliminary research on what you can expect when you go to sit down with a lender? There are plenty of online mortgage calculators that can help you get an idea of how much your monthly repayments would be. They’re quick and easy to use, and help you take that first step towards owning your own home.

I hope you found these top tips helpful – let me know in the comments section if you have any of your own.

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.

Did you know that the sound your car door makes when you close it is almost certainly manufactured? When we are looking to buy a luxury item, the cues we experience are often subconscious. In the car showroom, you get into the beautiful car you have your eye on, and close the door behind you. If you hear a hollow, tinny sound, you may well feel disappointed, and subconsciously feel that the car itself is of a lower quality than you were hoping for. If, on the other hand, it closes with a reassuringly expensive click, you will feel confident that this reflects the quality of the whole car.

The engineers of the Japanese-designed Acura TSX took this attention to detail to the next level when they designed a unique “bumping door seal” that emits a special sound of “quality” when the door is opened and closed. That’s obsession for you!

So – how can you ensure that your house emits sounds of quality so that buyers will feel they are viewing a luxury home? The details to pay extra special attention to are:

Front door – this needs to open and close smoothly, with a nice, bold handle and a satisfying click when it closes.

French windows – these too need to open easily, without the need for wrenching handles, and kicking the frame!

Taps – buyers often turns taps (and showers) on to check water pressure. The difference between a cheap DIY store tap or shower control, and a really high quality one, is very obvious, particularly to a buyer of a prestige property.

Fitted cupboards – how do your cupboards fasten? Do they make a discreet and smooth ‘click’ when they close? Or do they jam, needing a good yank to open them? Or worse – are they fitted with cheap magnetic plates that don’t do the job they’re supposed to do, and hold the door closed properly?

A little investment in these key areas will pay dividends when you’re selling your home. Get these little details right, and subconscious signals of quality though they may be, to a buyer they are tremendously powerful signals that they are buying a premium property.

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.

Does your home look better in the sunshine? Of course it does! In the rain, everyone’s house looks gloomy and sad. A bit of sunshine makes the garden sing, and your home warm and welcoming.

We can’t control the weather for viewings, but we can control our viewings for the weather.

Check the forecast – if you know that all week will be wet and horrible, but Wednesday is forecast to be sunny, then tell your agent to book the viewing on the Wednesday! Part of making sure your home looks its best each and every time someone views, is keeping an eye on the weather too. Sunshine puts a smile on everyone’s face, and it might just have your viewers reaching for their cheque book.

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 your house has been on the market for more than three months, there are some questions you need to ask your estate agent to find out why it hasn’t sold so far, and what to do about it. A good agent will be able to answer all seven – let’s see how many your agent can answer…..

1. Who have you sent our brochure out to? – to what kind of buyers? How many had asked specifically for your property details, and how many had been sent out to their mailing list? How many did they print, and how many do they have left? Sometimes, agents won’t reprint when they run out, preferring instead to keep costs down by printing off the office printer – tacky!

2. Can you show me our Rightmove Performance Report and your analysis? – (see blog post Your Rightmove Property Performance Report). Most agents these days can provide you with one, but can they analyse it? If they can’t – send it to me! [email protected] – I’ll tell you what you need to know.

3. Can you change our main image and test the results? – if your online activity is low, I’d suggest you change your main house shot. However, this is only useful to you if you can then measure the results. If it doesn’t improve your statistics, try another, and keep trying until you get the click-through rate you need (see post as above). Sometimes, a fresh new image improves your rate temporarily, so try changing it regularly to keep your results as high as possible.

4. What did our viewers buy?– this is a great one! Your agent should be keeping in touch with your viewers to discover what they eventually went on to buy. By doing this, you can build up a picture of the types of buyers looking at your house. For example, if they went on to buy a completely different style of property, it could be that your marketing is appealing to the wrong target market. If they bought somewhere very similar, you need to compete better. Even the best agents need nudging to find out this information, so nudge!

5. What’s happening on any comparable properties? – who is achieving viewings, and who isn’t? Which houses have been reduced in price, and has this made any difference? Which are under offer, after how long, and at what kind of value? If you aren’t getting viewings and everyone else is, ask why!

6. How do you think our marketing can be improved? – ask your agent for a marketing review, and analyse as dispassionately as you can, your brochure, photography and online advert. Identify areas that can be improved, and make sure they are acted upon.

7. Why hasn’t our house sold – other than the price?– I have often asked agents this question, and listened to them trying to come up with an answer. The truth is, there are often several reasons, and it’s highly likely that none of those reasons will be the asking price! Ask your agent for constructive ways you can help him to attract viewers, and make sure he knows he can be honest. If he can’t come up with anything, call me, and I’ll tell you!

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.

We know setting prospective buyers loose on your home to play Simon Cowell can be daunting; suppose the dog has an ‘accident’ or the neighbours decide their bonfire just can’t wait until November 5^th?

Yes, buyers can indeed be difficult to please, but here’s the good news – we know exactly how to please them. Putting the effort in, pays dividends when it comes to getting that all important ‘quick sale’!

Follow our 9 tips to get your house big fat ‘yes’s’ across the board:

Improve your kerb appeal

We know you should never judge a book by it’s cover, but sadly, people often do – a lot of people will drive around first before deciding on which properties to visit.

The exterior of your home is just as important as the interior, if not more so for that all-important first impression. Peter Illingworth Estate Agent says ‘you must make sure every part of this visual picture looks at its best. If the interior is beautiful they may never see it if the exterior is shabby. The pavement in front of your home should be swept clean if necessary, any weeds that are growing should be removed, unsightly bins hidden and any litter picked up.’

Invest in some doggy day-care

As much as you love Rover, not everyone’s a fan. Potential buyers don’t want to walk in and smell cat litter, or walk out with dog hair stuck to their clothes; it gives the impression that your house isn’t clean. Hire a dog sitter or at least exile your furry friends to the garden whilst showing buyers around.

Come up smelling of roses

Or lilies, daisies, tulips – you get the idea. A bunch of flowers goes a long way!

Or there’s always the oldest trick in the real-estate book: pop some cookies or freshly made bread in the oven and intoxicate your buyers with that warm fuzzy feeling, instantly bonding them to your home – or so they say.

Whilst whipping up freshly baked goods each time you have a prospective buyer in your house may be impractical, you can always ‘brew some fresh coffee’ or buy flower-scented candles for an alluring welcome buyers are sure to appreciate. At the very least, ensure all ashtrays are out of the way and Fabreeze is always on hand.

Keep your hardship to yourself

If you think buyers will hear your life story, feel sorry for you and consequently sign on the dotted line, you’re sadly mistaken. Whatever the reason is for selling your house – be it debt, death or your husband running off with the next-door neighbour – keep schtum! Nearly a quarter of the cases of off-putting behaviour in the My Online Estate Agent survey involved sellers unburdening themselves about the reasons for their marriage break-up. Save it for your shrink, please.

Clutter is killer

Get rid of it – and sharpish! Buyers want to be able to imagine themselves living in your home, and family photos, swimming certificates and your grandma’s ornaments make it that bit harder. If it’s too painful to get rid of them permanently, why not put them in temporary storage?

Keep it PG

According to research by My Online Estate Agent, one in five buyers have encountered ‘something unusual’ when being shown around a property. A total of 22 per cent of house-hunters have been confronted with weird collections of sex-dolls and teddy bears, while 11 per cent have had to avert their eyes from naked pictures of the owners. Awkward.

Less ’50 shades’ more ‘vintage lampshades’, please.

Lighten up

Light, bright and airy – three words to take as house-selling gospel. Especially when it comes to kitchens and bathrooms, open plan is in fashion and buyers want as much space as possible. Colour scheme-wise, think whites and creams, or pastel hues.

Bathrooms and kitchens are two of the most important rooms in a property and should be immaculately clean and tidy when showing a property to viewers – again accessorised to emphasise light and space.

“Wildly coloured bathroom suites were regarded as the ultimate in taste in the 1980s, but can look pretty hideous to modern eyes,” says David Newnes, director of LSL Property Services. He claims such a fitting could knock up to £8,000 off the value of your property. Wowzers. Oh, and keep it clean people! Research by Rightmove among 4,000 buyers found that dirty kitchens and bathrooms were the biggest turn-offs – so get out that Mr Muscle before every viewing.

Putting the effort in, either on your own or with the assistance of a specialist property company can clearly pay dividends when it comes to answering the question – ‘how to get a quick sale’

Stay Switzerland

Fancy yourself as the next Kelly Hoppen? This is not the time to test out your skills. The thing to remember is your taste is not the same as everyone else’s. Keep colours neutral and decoration to a minimum to make your house appealing to as many buyers as possible.

Be warned: additions can be made but unsightly adornments cannot be unseen! Offer an empty shell for buyers to build their dream home around from scratch – your estate agent will thank you for it.

Enlist the experts

Don’t fancy dealing with estate agents, viewings, and the general stress that comes with finding a buyer? You’re not alone.

www.sellhousefast.uk buys over 300 houses a year, direct, from all over the UK! Simply apply online, agree a price and set a date for a rapid and hassle free sale – often completed within four weeks. Oh, and they buy houses regardless of condition, meaning everyone’s invited.

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 lady called me today, to ask for my advice in selling her beautiful 17th century home near Chelmsford. The first place I looked for clues as to why she wasn’t getting viewings, was her Rightmove advert. Her description wasn’t great, and the brochure wouldn’t load, but the real problem was her photographs. Now bear in mind that this property is currently on the market for £1.4 million, she told me that the branch manager had taken the photos “with a little camera that looked cheap” the lady told me. Now, given that his commission was going to be in the region of £20,000, why wouldn’t he have asked a professional photographer to do the job properly? For a measly £300 or so, he would have avoided having the shadow of the photographer in every shot (yes, really), the odd angles, and the grey, grainy look to every interior shot.

Here’s a quick checklist to make sure your photos actually do their job – and that is to persuade a viewer to view your home:

How many? If your house is 2000 square feet or more, you need at least 12 – 15 images online to do your home justice

Atmosphere – Make sure your lights are all lit, particularly lamps to add warmth and a welcoming glow

Lifestyle – are there little touches in your photos? A bottle of wine, a tray laid for afternoon tea, a real fire

Front door – make sure at least one of your shots includes your front door, to let your buyers really connect with your house

Seasonal – your outside shots shouldn’t be more than a couple of months out of date. No daffodils in October, or wisteria in February!

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.