Ask the Estate Agent David Thomas

Here are some top tips to help you sell through the competitive festive season.
Get your decorating in orderThe interior of the house sells it more than anything, so it is important to get the basic decorating inside the house right.
If you have any garish colours in any rooms, get rid of them and replace with creams and beiges. Bright and striking rooms will attract attention, but they will be far more likely to turn buyers away.
Similarly, get rid of any large pieces of furniture that make the rooms look cluttered. Space sells, and the fewer items you have in the house, the more spacious it will look.

Top quality marketingAs much as the interior of your house will sell it, getting the marketing right will attract the buyers in the first place – you can’t sell a home if no one comes to see it.
Make sure you get the property online and ensure that it is well described and photographed in order that people can get a good idea of what they are coming to see. The more they know, the more likely they’ll book a viewing.
Dimensions and Floor Plan is a must!

Check your Kerb appealWe all know the importance of first impressions when meeting new people, and it is no different when you are selling your house. The first impression people get will be all important to them.
Make sure your garden is clean and tidy and well pruned. Fences should always be painted and in a good state of repair. Anything out of place is a negative in the eyes of buyers, and it is important to minimise these to increase the chances of selling.
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We hope you find this resource useful and that helps to educate as well as dispel any myths or uncertainty around getting on the property ladder or making that next move.
So don’t forget to contact us with any subjects you would like us to cover or questions you would like answering in the coming episodes and until next time I would like to thank you for listening and goodbye for now.

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Dreaming about moving into your new home only to discover you have noisy neighbours, non-stop traffic whizzing past, or next-to-no wi-fi signal? Here's how to do your research…
Whether you are looking for a new home to buy or rent, you’ll want to be sure that it’s a relaxing and enjoyable place to live.
But what if you move in only to discover that you’re living next to the neighbours from hell? Or the incessant noise from the road drives you crazy? Or that there’s planning permission for an industrial project right on your doorstep?
Here we look at the information that a seller or landlord is legally required to give you – as well as the stuff that it is ‘good manners’ for them to pass on to you.
So firstly lets look atSellers are legally required to declare certain informationIf you are buying your new home, the seller is required to disclose certain pieces of information to you – and if they fail to do so, they could end up in court.
For example, a seller must tell you about a ‘defective title’ if there is no way you could reasonably find out before exchanging contracts. This might, for example, include a right of way across the property that isn’t on the title deeds.
What about the Seller’s Property Information Form?Sellers are also required to fill in a Property Information Form (or TA6) which gives the buyer lots of information that they would otherwise be unable to find out through surveys or the standard searches.
This includes:
      Information on boundaries – including those between you and your neighbours      Details of any disputes or complaints with neighbours      Notices of development or planning permission of properties nearby      Alterations and building work ever done on the property (including details of planning permissions and building regulations approvals – or the absence of)      Information about guarantees and warranties      Buildings insurance details      Information about environmental matters, such as flooding, energy efficiency and Japanese Knotweed.      Details of rights and informal arrangements, such as access or shared use.      Information about parking – including whether the property is in a controlled parking zone or local authority parking scheme.
This form is part of the pre-contract documents, so it’s legally binding. This means that you, as the buyer, can make a claim for compensation if the seller deliberately tries to conceal something – even after the sale has gone through.
Other information may be provided by the sellerAs part of the conveyancing process, the seller’s solicitor should provide certain additional information to your solicitor.
This includes details such as where the gas and electricity meters and stopcock are located, and what fixtures and fittings will be left as part of the sale.
However, there is certain information the seller’s solicitor is unlikely to provide, such as the strength of the phone signal and what day the bins are emptied. On these matters, the key is to collect the information yourself and don’t be afraid to ask those questions while you can.
Landlords also have some legal obligationsIf you are renting, there are certain legal obligations on the landlord that can’t be ignored.
This includes the safety of the electricity and gas supplies, fire safety throughout the property, protection of deposit funds, and the landlord’s responsibilities for maintenance and repair.
In addition, there are certain issues which fall under the ‘Consumer Protection Regulations’. These include:
      Planning activity      Off-road parking      What furniture and other items are being left and      Public rights of way – if a right of way goes through the grounds of the property
These regulations are all-encompassing and require both landlords and agents to tell tenants all ‘material’ information necessary, in order for the tenant to make a

Making sure to ask estate agents the right questions before signing up to their services is vital when you’re selling your home.
It will mean you’ll avoid any nasty surprises, such as unexpected fees or lengthy tie-in periods, and give you confidence that you’ll be able to sell as quickly as possible and for the best possible price.
So here are the questions that every home seller should ask the estate agent:
What are your fees?
Typically, you’ll find estate agents charge a percentage of the sale price and they should state these inclusive of VAT and provide an example breakdown of the fee.
For example, if you sell a property for £300,000, the fee may be 1% plus VAT, amounting to £3,600 (1.2%), including VAT.
But you may find that percentage fees are far greater than this, depending on the agent, and can be as much or more than 2.5%.
Check this is the only fee payable to the agent and that you won’t face paying this unless they successfully sell the property for you.
What about other costs? 
Will you pay for a ‘For Sale’ board, for example, or professional photographs and floorplans? Find out any extras and any costs associated.
Remember that you’ll need an Energy Performance Certificate (EPC) before putting your house on the market and these are normally charged at around £60 – £120 pounds but check for your area and property size with your agent or local EPC surveyor as you can easily have these done yourself by a local EPC registered surveyor.
What kind of contract do you use?
Estate agents offer several different types of contract and it’s important to be aware of which you’re signing up to.
Sole selling rights 
This is a fairly rigid form of contract, meaning that the particular estate agent you’re signing up to is the only one allowed to sell your home during the contract period. Even if you find your own buyer, you’ll have to pay the agency fees.
Sole agency 
If you find your own buyer, you don’t fork out anything to the agent. But if you decide this agent is not working out and turn to another who then sells the property in the contract period, you are still tied into paying the first agent.
Multiple agency 
These contracts allow you to market the property with several agents, but typically demand a higher fee. This was traditionally as a result of you having more exposure to potential buyers.
Now with most buyers using a website such as Zoopla, the higher fee reflects the risk that Agent B might sell the property, so Agent A’s marketing goes unrewarded.
What’s your tie-in period?
An agent’s contract will often include a tie-in period, depending on the type of agreement you’re entering into.
Typically, this spans around 12 weeks, with a 14-day notice period. If another agent sells the house during this time, you’ll have to stump up fees to two sets of agents.
Tie-in periods can vary dramatically between agents, from zero weeks to 20, in some cases. 
How will you market my property?
The most important thing is that the Estate Agent takes the time to listen to what you are looking to achieve and then discuss a marketing strategy that will achieve that goal.
You also want to make sure the estate agent’s descriptions are honest and help point out the great features of the properties they are selling.
The photographs are even more important. Prospective buyers are drawn in visually, so having high quality pictures is a must. Ask to see specific examples, or search online yourself for a better idea.
For those reducing numbers not searching online, check how the agent will market the property in its local branches and local press.
Again, ask for specific examples and think whether these would appeal to you if you were a buyer. 
How long do you take to sell properties like mine?
There are a number of factors that can affect the time it takes to sell a property, but this doesn’t mean you shouldn’t have any insight.
Ask for past examples of sales of similar prop

No matter what we buy, we all want to find the best price and clearly when buying a property this is one of the most important factors. Buying a home is the most expensive purchase you will ever make in your life, not to mention the most important, so it is essential that you find the best value for money deal.
Given that there are two (at least) parties involved in a property deal, the buyer and seller, there is an opportunity to negotiate and arrange for a better deal.
The seller is also likely to want to negotiate and obtain the best deal for themselves, but there are ways in which you can strengthen your negotiation position as a buyer.
Research the market
One of the strongest tools you have at your disposal when it comes to negotiating the best price is market knowledge and data. You need to make an informed offer, and this means you need to review the market and ensure that you are offering a suitable bid for the property.
If you bid below the expected value, your offer will be dismissed quicklyIf you bid more than the expected value, your offer may be accepted quickly but you will pay over the oddsIf you bid at the expected level, you will remain in the running, but the seller may not be in any great rush to accept your offer.
The more you know about the market, the better placed you will be to make an attractive offer, and this can stand you out from any other interested parties.
Know what the average is – not just price but condition
When it comes to researching the market, don’t just find out average property prices and values and stop there. You need to know what the average type of property is like in a local area. i.e specification, age, general condition. Once you know what the average property is like and why the average price has been comprised, you can make an informed judgement on how the property you are interested in compares to the average property. Does it deserve a premium for instance because its been renovated or extended.
Ensure that you are in a stable financial place
Before you make an offer for a home, make sure that you are in a position to do so. Some interested parties will make an offer more out of hope than expectation. Therefore, arrange for pre-approval on a mortgage and make sure that your finances are robust enough to allow you to make the best possible offer.
When you are confident that your finances are stable, you enter negotiations with greater confidence and more leverage. A position of confidence will appeal to property owners, which can only be of benefit to you, if you’re looking to negotiate the best price.
Make sure that you are ready to move
If you can show that you are ready to move quickly, you will strengthen your negotiating position. Many prospective buyers have caveats attached to their offer or there may be potential delays attached to the deal. If you have sold your home, you don’t own a home, or you are in a position where you can move home without too much notice, a seller is more likely to take your bid seriously.
Appoint a solicitor
Being able to move quickly is a very appealing trait to have when buying property. You can show that you are serious about the deal and that you are keen to process the offer by having professional assistance lined up. When you appoint a solicitor, you indicate you are ready to progress the deal and for a vendor looking to sell, this is a highly attractive feature that will stand you out from other interested parties.
Are there aspects of your offer that you can use to leverage a better deal?
It may be that aspects other than the price you bid for a property is the strongest aspect you can bring to the negotiating table. Many vendors are concerned about deals collapsing due to a break in the property chain, so if you are not part of a chain, this could be appealing to the vendor.
If all other things are equal, a bid from an interested buyer that carries a much smaller likelihood of the deal collapsing will be much more at

An accepted offer on a home is cause for celebration. But, in many cases, the journey to completion can be longer than you bargained for. Watch out for these 5 most common delays.
1. Management companies being slow in returning information on leasehold propertiesIf you’re buying a leasehold property (many flats and apartments and even some houses are leasehold), the transaction may be more complicated than buying a freehold property. This is because you are effectively leasing the property from the freeholder for a specific period, rather than owning it.
With this type of purchase, your solicitor will need to obtain information from the freeholder/ and or management company. This includes costs (such as ground rent and monthly service charges), proof of buildings insurance and previous years’ accounts.
There could also be additional checks that need to be carried out.
What can you do?: Make it clear to your solicitor from the outset that you are buying a leasehold home. Give the freeholder or management company prior warning it will need to provide this information.
2. Buyers failing to disclose their mortgage deposit has been giftedWhether it’s 5%, 50% or any other amount, a mortgage lender will want to know where your deposit is coming from. If all, or even part of it, is a gift – from your parents, say – your solicitor must declare this to the bank or building society. And this means you need to declare it to your solicitor.
Most lenders will require a signature from the source of the deposit, confirming the money does not need to be repaid.
What can you do? Make sure you give your solicitor clear and accurate information about your deposit at the very start of the conveyancing process. Warn the gifting party they’ll need to sign a letter and potentially provide ID. 
3. Delays from third parties in providing answers to outstanding enquiriesYour solicitor will go through all the paperwork from the sellers, and raise a number of queries with their solicitor. These could be anything from how to resolve a problem exposed by the survey to a discrepancy on the property deeds.
Hold-ups can occur if the third parties required to provide this information are operating on different time-scales. And, even if they are moving fast, particularly complex issues can take weeks to resolve.
What can you do?: Keep in regular contact with your solicitor and be patient – they are required to follow a code of conduct and getting these checks done thoroughly is crucial.
4. Local authorities dragging their feet in returning searchesLocal authority searches are carried out to uncover potential issues that could affect the home you are purchasing, such as nearby planned development or tree preservation orders. Separate Environmental and Water searches, which flag problems like risk of flooding, will also be carried out.
Some local authorities will return these searches within a few days, but others could take several weeks.
What can you do?: Lodge funds for the searches with your solicitor straight away and request they are carried out as early as possible to reduce risk of delays.
5. Slow or under-resourced solicitors Even if you have an efficient and dedicated solicitor working on your property purchase, this is unlikely to be the case for every other party in the chain. They can often be busy with other transactions or, especially during the summer or Christmas holidays, could simply be under-staffed.
This can cause hold-ups which can significantly slow down the time it takes to completion.
The fact is, you can only ever move as quickly as the slowest party in the chain.
What can you do?: Reply promptly to queries or requests for documentation yourself and, if you have to chase other parties in the chain, make a note of what was said. Get an estimated timeline from your solicitor upfront and, if possible, avoid holiday season.
So that concludes this episode of Ask the Estate Agent Podcast. You

If you are named as an executor in someone’s will, you have a lot of duties and responsibilities placed upon you.
It will fall to you to gather in and value the assets of the estate, pay off any debts and liabilities, calculate and pay any inheritance tax (IHT) that is due – and distribute the estate in accordance with the will.
In addition, unless the beneficiaries named in the will wish to have the deceased’s property transferred into their names, you as the executor will need to sell it.
Selling property as an executor is slightly different from the usual process, so how should you go about it to ensure things run as smoothly as possible?
1. Obtain a Grant of ProbateIf the deceased owned property in the sole name, when selling property as an executor, you will need to get what is known as a ‘Grant of Probate’.
This is a legal document issued by the court which confirms the validity of the will and names the executor who has the legal authority to deal with the deceased’s assets.
This includes the legal authority to enter into and sign contracts on behalf of the estate, such as the contract to sell a house.
As an executor, you need to be aware that obtaining a Grant of Probate can take potentially 12 weeks or more, so bear this in mind when looking to sell a property.
2. Get the property valued As part of the process of applying for the Grant of Probate, you will need to get a valuation for the deceased’s property – or properties.
This should reflect the value of the property at the date the owner died, rather than the actual selling price.
You can do this via a surveyor, or via an estate agent.
3. Check the title and deedsAt this stage, you should also check the property’s title. You should be able to do this with the Land Registry.
You should then get a solicitor to check the title entries to see if there are any restrictions affecting the property – or defects in the title – which may need addressing before the property can be sold.
For example, there could be an outstanding mortgage you were not initially aware of even someone else owning a share in the property. 
4. Can the executor sell property without all beneficiaries approving?Unless the will states something to the contrary, there are no special provisions made for the beneficiaries to sign-off on a property sale.
However, it is always advisable to have open and clear communication from the outset, and a written agreement if necessary.
If the home is sold for less than a reasonable market value then disgruntled beneficiaries do have the option to sue to executor, adding additional stress to an already tricky situation.
5. What are your options for selling property as an executor?Put it on the market with a traditional estate agent
When you get the property valued as part of the applying for Grant of Probate, you can talk to the estate agent about putting the property on the market.
Pros
You should be able to get a fair price for the property, and especially if you’re not in a hurry to sell.
Cons
You will have to deal with the property-selling process, including the to-ing and fro-ing between solicitors and estate agents, yourself. This can be stressful and time-consuming.
Use a quick house sale company
In recent years, there’s been an influx of so-called ‘quick house sale’ companies which claim to sell your home fast. They do this by buying the property directly or finding a third party buyer very quickly.
Pros
– The property being sold fast can be an appealing option when you’re trying to dispose of a deceased’s home.
– Firms may pay solicitor and search fees, meaning you don’t have to worry about these costs.
– You get paid in cash. 
Cons
– These firms usually buy at a discounted rate, which could be as much as 25%.
– There is the risk of the price being reduced at the last minute.
– Fee structures are not always transparent.
– The quick house sale market isn’t regulated, so you aren’t protected wh