There are plenty of times in your life when friends and family tell you exactly what you want to hear. “Did I do well at my School Play Dad?”, I asked nervously, “Of course you did Son, well done”. I was a Barn Door (better than a sheep though!). We’re already ten minutes late and my wife says “Are you sure this looks OK?”…….I think you know where this conversation is heading!
So if you want to buy a house for £350,000 and you need to sell yours for £270,000 to make this possible please don’t tell the Estate Agent. If you do, you know what will likely happen. The agent will know there is little chance of an instruction without persuading you that your house is genuinely worth, you’ve guessed it, in the region of £270,000.
At Elizabeth Davenport we know that the right advice and what you want to hear are often two different beasts. What we do know is that in order to attract the most interest and at the highest price possible you certainly don’t need to start marketing unrealistically high. It just doesn’t work.
Rightmove statistics have shown that since 1st January 2016 we have reduced a lower percentage of our properties than any other agent in Coventry and Kenilworth.
As the very bespoke nature of property alludes, we can’t always get it right but we certainly won’t advice you of the impossible just to win your instruction. Beware of listening only to what you want to hear! I’m not talking about my wife now ( I made that bit up!).
Kenilworth School plan to conquer all comers in Canada next year with thanks to Elizabeth Davenport Estate Agents. April’s expedition is the biggest single Rugby and Football tour that Kenilworth’s only secondary school has ever undertaken. With a total of 56 children, many partaking in both disciplines, the need for parental and sponsored support is paramount. Two of the Directors of Elizabeth Davenport have a particular affinity for the School with Mark Walmsley having a daughter in Year 8 and Nick Luntley being a former pupil himself. “Having played and toured with both Rugby and Football for Kenilworth School, Mark and I approached George very quickly when we heard about the opportunity to purchase all of the sports kits for the pupils forthcoming trip to Canada” Nick commented.
Year 8’s football team have been very successful and sit currently as district league and cup champions whilst the Year 9 Rugby team are undefeated and have won the prestigious Solihull School Rugby 7’s tournament. “As Kenilworth’s only Secondary School and with the kids genuinely achieving so much success at both Rugby and Football at the moment raising the money for the tour is a massive ask. Pupils and staff are undertaking all kinds of fundraisers to support this trip of a lifetime and any support we can offer we are delighted to do so” Mark Walmsley said.
The purchase of Sports kits doesn’t come cheap with the quality having to be first class. Canterbury, who produce the British Lions and the England & Ireland Rugby kits, have been chosen as the supplier who despite being more expensive than most will hopefully offer the pupils an advantage when it counts. “The choice of kit is vital” stated Paul Flowers, “they’ve got to last, they’ve got stand the wear and the tear they’ll be put through. Our pupils are going to be representing our School as well as the Sponsors and they’re really going to look the part. We can’t wait to see them. They’re due in January so not long to wait!”
“We’ve got a lasting relationship with Kenilworth School now” stated Mark Walmsley. “Nick’s been working with Dave Peacey who used to teach him which is really full circle, and obviously my daughter’s a pupil now too. There will be opportunities for Netball, Athletics and Dancing events too so if we can give the support then we certainly will”.
With children at Finham Park School Elizabeth Davenport have also been supporting the local PTA with donations from completions sold in the Finham area. Every house sold by way of an introduction from parents or relatives at the school will see at £100 donation to this worthwhile cause.
There is No Such Thing as a Wrong Season to Sell! Just The Wrong Light Bulbs!
Some people say there is no wrong weather, only wrong clothes. I don’t know about this. I really don’t like the dark evenings or the dark mornings. I don’t like mud stained carpets either!
Autumn has always been a popular time to place your home on the market for sale. With the onset of the new season we’d like to present a few exciting tricks and treats (get it!?) that can be implemented to make your house attractive for buyers as the nights draw in.
I used to have friends who had a very neutrally decorated home but contrasting soft furnishings for Summer, Autumn and Winter. The grey and blue Rugs, Scatter Cushions and the throws would all be replaced by oranges and browns and although it seemed such a hassle, the effect was executed perfectly.
Don’t neglect your Gardens and your frontages either. Everyone can say “My Garden looks great in the Spring and Summer” but if in Autumn your Garden is clean and tidy, cut back, dead headed and presentable you don’t need pretty flowers. Just make it look cared for. Remember if the competition hasn’t bothered then you’re one step ahead already!
Think about your lighting. In the Summer, natural light is the order of the day. Properties with bright and airy rooms draw the most attention. Now, in the Autumn and Winter, we can do cosy and warm. Uplighters, Lamps and fireplaces are welcome but let’s make sure that your floorings, having suffered Summer long abuse with inside out living, have been steam cleaned or mopped ready for the new season.
We’ve got some real tricks up our sleeves for stunning dusk and night photography as well so don’t be put off! There are lots of buyers who need to be resettled for Christmas and the New Year and we’d be delighted to help you find them.
A common discussion with absolutely no rights or wrongs is the value of a “For Sale” or “To Let Board” at your home. “To Let” Boards are more straightforward as the emotional factor of telling your neighbours and the passing public that your house or a house you own is “available” is far less relevant. The percentage of owner occupiers renting there own home is obviously less than the number of investment properties on the market. The issue regarding security though may still be a relevant one. If the property you own is empty then does a board signal “Empty! Easy Opportunity”. Well, Ne’er-do-wells don’t burgle empty houses. So a Board does not a burglary make. These security issues are the most common negatives that a seller or buyer will concerned about, and quite fairly too.
The positives though can of course can be great. Desirable areas will lead potential buyers to drive around and research where they hope to live. If there is no “For Sale” board then they may not see your house. No matter how impressive the brochures and web details, no one should buy a home without seeing it in the light of day. A “For Sale” Board isn’t just helpful for the seller of course. It’s an immensely powerful marketing tool for the Estate Agent too. If your agents For Sale boards are faded, in bad repair or remain fallen down or broken, what does this say about them as well?
One of the most popular questions I am asked at valuations is “Is there anything I can do help my property sell?”. The answer is normally yes! One of the main aspects of our service that we are often complimented on is the quality of our photographs. There is strong evidence that suggests the higher quality of the photographs directly translates into more enquires from potential buyers.
There are many techniques together with the clever use of technology that help capture great photographs but the most obvious element is the subject matter itself. We often advise our clients on how best to stage their property to help us capture the best possible images. Everything from giving rooms a fresh lick of paint to arranging for fresh flowers to be present on the day that we come round to photograph, all help us achieve the desired results – better photographs!
At Elizabeth Davenport we like to think we are different from most other agents, different in the sense that we go the extra mile to help you present your home to get you the best results. All the evidence suggests that a well presented home reflected well with top quality marketing will sell for a higher price due to the increased level of buyer activity.
Please give us a call if you would like some free advice on how to best to present your home and we would really welcome the opportunity to show you some of the results we have achieved.
Like the majority of the UK I’m sure, my interest surrounding the US Election is born more out of caution and fear than a desire to see the best candidate succeed. How can two opposing candidates with huge question marks hanging, halo like, over their uniquely manicured barnets create anything other than morbid curiosity?
With the first of the three debates over, Hilary Clinton seems to have taken a substantial lead in the US opinion polls. Why?
It seems like simplicity is again the key. If asked a question, the least the respondent should do is answer with as much integrity and supporting fact as possible. This is where Donald Trump seems to have let himself down. In his commercial life, having so long been able to simply preach demands without explanation, he seems to struggle with anything other than “this is my opinion, therefore it is correct”.
This failure is a lesson to everybody. If you are going to preach, then prove it. If you are going to provide “facts”, make sure they are “correct”.
Nick, George and myself will not even undertake a valuation of anybody’s home without thorough research and up to date statistics with evidence to prove each point we make.
Loud voices a successful sale do not make. Incidentally we’ve just placed a “White House” on the market. Bit smaller and slightly less prestigious but “White” nonetheless.
Selling and Buying property is an ever changing game. The last few years have seen monumental changes to the way that people search for suitable properties to purchase.
With much of the initial searching being done online, buyers can search for their next home or investment from the comfort of their armchair or whilst sitting on a train or perhaps even while at work (heaven forbid!). Just a few years ago the property information would have come in the form of a long winded and tediously long description of the house or apartment in question, with paragraph after paragraph about fixtures and fittings, kitchen worktops and glazing descriptions.
Nowadays of course, these boring write-ups are all but forgotten and have been replaced with high quality photographs and detailed floor-plans, especially from the higher quality estate agents.
The one thing that remains the same is when the buyer actually goes to view the property in person. Modern gadgetry at this point is irrelevant and all that matters then is for the estate agents to show skill and understanding of the buyers’ requirements and help them in making the correct decision. And if the property they are viewing is not suitable, a skilled agent will be able to suggest a suitable alternative. That’s where we come in.
Our viewing representatives have years of experience and will help to get your property sold for the maximum possible value. They also work on Sundays, unlike the majority of Estate Agents, meaning greater flexibility and more sales agreed for you, our customers.
Now that’s progress….
When you have an eight week period in any business you expect to have a volume of enquiries that, despite dealing with professionally, do not lead to genuine fee earning business. Whether fee earning or not every enquiry made about any property and many that are made to simply to register interest must always be dealt with as courteously and promptly as possible.
The last eight weeks have seen this service rewarded with the team at Elizabeth Davenport earning us our own Gold Medal from the British Property Awards! With this success we’ve now been entered into the Regional and National Event so if you don’t read a blog about them then clearly we’ve still got more work to do!
So, for speed of answering calls, email enquiries, answerphone call backs, integrity of reviews, in fact with a judging criteria of 25 separate factors, this Coventry award really is quite special.
Massive credit to all of our colleagues, Chris, Jan, Jo, Kate, Lauren, Nicki and Shelina for being so personable and efficient in each and every way. Having fun, enjoying your job and generally caring about what you do make the Monday blues a thing of the past. It really is a pleasure to go to work! This Award is proof that Red tape and over zealous Management are simply out of fashion and not what it takes to win a Gold Medal in 2016!
Now we’ve got to retain it!
When we have written about London pricing soaring and the rest of us catching up, the London marketplace may have smirked. Now, the boot seems to be on the other foot with active growth and non deterred sellers coming to the market in the majority of regions outside of the Bubble. If we take a snapshot over the last six weeks of activity we can see that the two weeks prior to the Referendum saw a like for like drop in instructions by 8% while interestingly the first two weeks post Brexit saw instructions rise by 6%.
Regionally Estate Agents report that the property market continues to build momentum due to the lack of property coming onto the market. The interesting dynamic here is that prices will likely continue to rise unless the volume of instructions increase. With Mortgage rates remaining low and buyers experiencing a degree of panic that further “suitable” properties will “not” come to the market, the higher prices are being,in the majority of cases, offered.
At Elizabeth Davenport we like to see what the public really feel about the price of there ideal home. Our goal is to generate as much interest as possible and not just to sell, but to find the very best buyer; have a choice if you like. This is not going to happen if you price the buyers of your property out of the equation. If the advertised price isn’t cynical the public will appreciate it and multiple buyers can be found. As I’m sure you can see, this does not occur from demanding a price above that which the property is worth. Our Sold to For Sale ratio reflects this with over 65% of our stock consistently sold.
Brexit has not affected the market place in Coventry and Warwickshire because there is not enough stock for sale. Whilst the demand outweighs the supply the prices will, for many of us, remain too high for comfort. But everyone does need to live somewhere. Possibly not London though.
Stocks & Shares, the Euro Sterling Exchange rate and the global financial markets have reacted as everyone either predicted or expected.
What of property? Where do we stand? We haven’t fallen into the North Sea since Friday last but listening to the media we’ve done almost everything but.
Property at it’s heart has always been a safe investment. We all need homes to live in whether we are lucky enough to own or to rent. The housing shortage in this country has needed addressing for a long time and the governments investment in new homes has not made a dent in this whatsoever. Supply and demand therefore suggests no immediate change to this dynamic. Families will continue to grow and first time buyers will still have a passion to own. Housing will therefore still be needed.
In the short term (after a week or two of head scratching) there is every chance that sellers, worried, perhaps unnecessarily of a potential slow down, will come to the market before a slump. This will create more property for sale. Let’s say that an equivalent amount of buyers don’t buy either for the very same reason. This will create more available property for sale. This could, as the market has needed for a long time, create a cool down where a choice of homes means lower selling prices and demand and supply become equal.
This, surely, would be great news for everyone. More choice and lower prices.
Unlike Brexit, this suggests that everybody wins. As far as England’s Euro 2016 challenge, that would have been a nice result as well!