Once again the media are talking about house prices rocketing and we’re heading back towards a housing market bubble.
The facts of the matter (taken from the Land Registry Price Index) are that prices in Coventry currently (as of June this year) stand at the same level they were in Jan 2011, the same as they were in Feb 2010, the same as they were in Feb 2009 and most surprising of all, the same as they were in July 2004. Yes, that’s right, house prices in the Coventry area are the same now as they were 9 years ago.
The media seem obsessed with house prices. The national figures churned out on a monthly basis are heavily skewed by what happens in London and aren’t really relevant to areas outside the home counties. What really matters and is relevant is the number of transactions that are going through. The great news is that volumes have indeed increased this year in the local area and there is a healthy amount of activity meaning if you intend to move home, now is a good time. The number of buyers out there in a proceedable position has increased meaning sensible people with sensible expectations are able to sell their properties and move on to pastures new.
Fortunately talk of another bubble at this stage is make-believe.
So you’re thinking of selling your house and moving to that dream home?
But whenever you look on the web the properties that take your fancy seem to be just out of reach for your limited budget. The tempting solution is to put your own property on sale for more than it’s worth and hope that you strike lucky. NO!!!!!! This will not happen. Even if an uninformed buyer is daft enough to pay over the odds (which is highly unlikely in today’s market), their mortgage lender will refuse to lend against an overpriced property.
Here’s a secret tip. Lot’s of homes regularly sell for less than market value BUT rarely do properties sell for more than market value. So if you’re struggling to bridge the gap between what your home is worth and the price of your dream home then the solution is to sell your own place at market value and then to try and pick up a bargain.
And finding bargains is easier than you think. Look for properties that have been on sale for a long time. The owners will be getting anxious and may well be prepared to listen to offers. Also be prepared to look at the homes that all of the other buyers are ignoring. These may have issues that are putting people off, but these may be solved quite easily and allow you to pick the property up at a bargain price.
Remember: no-one will pay more than market value but owners often sell for less than market value due to exceptional circumstances.
“When you want to sell the most valuable and emotional possession you own, you want the sale to be handled by professionals that you both trust and rely on. Every business has a “capacity” before it’s standards are compromised. Every business whether it sells children’s clothes, sandwiches or motor cars will reach a point where the standards to which they originally aspired, (and hopefully attained!) will be compromised. Unless the stock they have is sold or they employ more staff to facilitate the sale and management of it the employee’s cannot manage the portfolio of property they have promised to sell. At Elizabeth Davenport our sales statistics (please contact the office for the finer details!) show that 84% of our stock sells within 7 weeks with just over 50% sold within 4. This means our “stock” of property is a manageable one. It means we do not have property sitting redundant on the “shelf”. It means that we are always aware of what property we have for sale, at what price it is marketed and we have the knowledge of which potential buyers we have waiting. The ability to sell and market the property successfully is only possible if you have the correct volume of staff and facilities to do so. Is an agent with 200 properties for sale and 4 full time office staff more efficient than one with 30 for sale and 3 full time staff? This is where Size Does Count! Possibly not though in the way you might of thought it did!” By Mark Walmsley.
Nowadays, most Estate Agents have “Premier”, “Fine”, “Premium” or “Prestige” versions of their products for their best customers and their best properties.
This immediately begs the question – where does this leave the bulk of their “normal” paying customers. Because where premier assumes the very best, the opposite by default must be worst or poorest. So if you market your property with an agent and don’t qualify for their “Premier” version then by default you and your property have been ranked as second rate.
If your property doesn’t qualify for the “Fine & Happy” or the “Premier & Dandy” treatment then perhaps the implication is that it belongs to the “Dull & Dreary”, the “Cheap & Shoddy” or perhaps the “Coarse and Cr**py” collection??
At Elizabeth Davenport all of our customers and all of our properties are in the Premier Division. We don’t believe that any of our clients deserve a second rate service and all of our properties are marketed to their full potential. This means they all get the best photography, the best quality brochures, floorplans and marketing that they deserve. This means that not only do all of our clients receive a gold service but it also means that their properties sell quicker and for more money.
So does your property deserve the Elizabeth Davenport experience or is it in the second division? The answer I can assure you is yes, you deserve the ED experience. Because no property deserves to be in the second division.
There’s only two weeks left of our amazing £100 cash offer. We’ ve been overwhelmed by your response so far! Lots of homeowners have been clever enough to take up this great deal by switching estate agent to Elizabeth Davenport.
In case you’ve been visiting Mars for the last few weeks the offer is this: you switch agent and we give you £100 cash up front. Yes, that’s one hundred pounds straight into your pocket.
And the best part of the deal is, we guarantee to sell your property. So that means at the end of the 12 week agency period if we haven’t found you a buyer you can simply walk away with your £100. Its’ the least we can do.
Call our office today on 02476 010105 and arrange for your free appraisal with absolutely no obligation. Our experienced valuer will visit your property and give you honest, professional advice on where your sale is currently going wrong and explain what we can do to help. If you’re happy to go ahead then we give you £100 cash up front and then we market your property on a sole agency basis for 12 weeks.
But rest assured, we’re confident we’ll arrange a sale long before the end of the 12 weeks. Our average sale time is 7 weeks but over half of the properties we sell go in less than 4 weeks. So don’t miss out and pick up the phone today!
A question we get asked again and again is “What’s so different about Elizabeth Davenport Estate Agents?”
The simple answer is “Excellent Customer Service”. Our clients are the most important people in our business and so we treat them accordingly.
Only last week a prospective customer called me and asked “I don’t see why you will be any different to the rest?” She went on to explain that her property has been on sale for over 6 months with three different estate agents and she was at her wits end. The words she used to describe the other agents included “cowboys” and “insulting”. And these were well established, local, well known independent estate agents she had dealt with. What on earth had they been up to, to create such mistrust and animosity amongst their own clients?
The answer of course is “They Provided Poor Customer Service”. The lady in question had been given poor initial advice and then passed from pillar to post when her property couldn’t be sold. Ultimately she was let down and ignored. (If she is reading this article then I invite her to call our office back as we can definitely help).
In the three and a half years since our Coventry office opened a grand total of just 4 (yes that’s four!) former clients of ours have taken their business elsewhere and not a single one of them had a bad word to say about us. Even though we ultimately didn’t manage to sell those four properties, we still provided a satisfying customer experience and the clients all appreciated that.
So if you want a premium service then call us today on 02476 010105. If on the other hand you prefer “The Dukes of Hazard” then please turn the page…………….
Switch estate agent before the end of July and market your property with Elizabeth Davenport. Then we pay you £100. Yes, that’s not a mis-print, we pay you £100!
“But what’s the catch?” Of course there’s a catch. You will have to sign a 12 week sole agency contract and we will have to try really hard to sell your property. After all, having given you money for nothing we will be highly motivated to find you a buyer.
“What’s the risk?” The risk for you is that your property will be sold in the process! The risk for us is that we might lose £100 cash. But we’re so confident that we can sell your property, it’s a risk that we’re prepared to take.
“I’m still not sure. What do I have to lose?” £100 cash. Call 02476 010105 and take up this no-lose offer.
Offer Expires 31/07/13. See our website for full Ts & Cs.
We’ve just been instructed on a property “To Let” because the Agent didn’t do what the “Landlord” told them.
As a Property Manager I have often faced a question. “Can’t you just tell them to do it!?”
The issue may be about access to the landlord’s rented property. It may be the tenants obligation to keep the grass cut, it could even be that a “dog” has been heard in the house! As it happens the instruction was earned because I explained an agents obligations to a landlord when a previous agent had not. We have simply made sense of the roles all parties play in a successful relationship.
Your agent is bound by regulations not of their making. It may be the Housing Act 2004, The Landlord and Tenant Act 1985 or the Consumer Protection Act 1987. The role they play should be to give advice and the simplest solution to whatever problems faced. You, the Landlord, are our “Client”, the Tenant is our “Customer”. We have a duty of care to the tenant, but we work for you. So, if you have a request to make of the tenant, or a query or concern and the request is legitimate and legal, the agent should support you because you are “The Client”. If we can help with any Property Management or Lettings issues you may face please contact us and we will be delighted to assist.
By Mark Walmsley
I have just finished talking to a “soon to be” landlord who is in the process of completing on her first property investment. She was excited and a little nervous.
When I called her following her enquiry, I was the only Estate Agent to call her back. She’s secured a three bedroom family house in Coundon for a price of £125,000. Nervous? She needn’t be. The average price of a three bedroom house in Coventry is currently £676 pcm. I had valued hers at £675.
Interestingly, she could mistakenly have paid £20,000 more to return no greater a yield. Nervous? Why? This lady has clearly been well advised and her research has proved very successful. With a yield of over 6% she has purchased a property to suit professional residential tenants in an area that will appeal to them. She has decided what sort of tenant she wants to rent to, what areas will fulfil their requirements and secured a property at a price that works. With the security of our nil excess Rent Guarantee policies, free Legal assistance and our honest and realistic advice, this landlord will certainly harvest the fruits of her efforts and time. Where else would you achieve a yield of 6% or more?…..We look forward to hearing from you……author: Mark Walmsley 18/06/13
Buyers in the current market are particularly fussy so right now it’s more important than ever to get the presentation right when selling your property.
That means the whole property including the exterior, interior and gardens (if any).
Excess furniture and clutter should be packed away and put into storage, childrens’ toys cleared away, any peeling paintwork should be touched up. In bathrooms it’s essential to replace mouldy sealant and revive any dirty grouting. Kitchens need to be ultra-clean and free from grease and grime. Broken cupboard doors must be fixed and dirty carpets should be cleaned or replaced. Bad smells (from dogs or other pets) must be eradicated, they’re a real turn-off for buyers.
Lawns should be cut, hedges trimmed, borders weeded. A few nice potted plants and hanging baskets will really freshen things up. The driveway or front path should be freshly swept and a new front doormat saying “Welcome” will create an inviting first impression.
And if you simply don’t have time to do all of this then you should pay someone to do it for you. It will be well worth the investment. A clean and well presented property will always sell before a similar property that’s messy and untidy. Put quite simply, a better presented property is worth more money.