Category Archives: Selling Property

Exactly What is www.OnTheMarket.com and Why Should We Even Care?

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This morning one of our clients received a letter from a competitor stating “Did you know your agent have made the commercial decision to reduce our property on line by removing us from Zoopla? “. I read this a few times before realising that the statement wasn’t even English. Once I’d dealt with this I then replied to our client with the facts. Agents try and use any tool for an advantage.  This one was a bit clumsy. If you’re going to state an advantage make sure it is one. I’ll try and explain before they send another letter stating “Did you know your agents car has got a dent on nearside wing and mine hasn’t”.

OnTheMarket.com” should, at the time of going to press, be all over your televisions and in many quality publication’s as well. Many of the features that have made Zoopla and Rightmove “clunky” are not prevalent with “OnTheMarket.com“. If we look at this very simply then the website adapts seamlessly to fit the screen of any device being used to view it. As a “user” as well as an Estate Agent that’s good enough for me to start with. The property search at “OnTheMarket.com” is also slick, simple, fast and state-of-the-art whilst being compatible with all of the latest technologies. There is no clutter from irritating and distracting third party adverts, nor any spam email. The phone number you see will be our own. Users of “OnTheMarket.com“will also have access to “sneak preview” properties exclusive to them for 48 hours!

Even more importantly buyers that register with Zoopla register with Rightmove. Buyers that register with Rightmove do not always register with Zoopla. Why therefore retain the duplication?  If we removed ourselves from Rightmove I would have questioned our commercial decision as well.

Elizabeth Davenport are one of the first of a forward thinking set of Coventry Estate Agents that will be listing on this new agent driven portal from day one. I don’t think I’ll worry about sending  any letters to our competitors clients asking “”Did you know your agent have made the commercial decision to duplicate your listing and not use OnTheMarket?”. They’ll most likely be on it themselves in a few months anyway!

Want To Sell or Want to Sit? There is a Choice!

Well,  Autumn ‘s here and the leaves are falling. Thankfully house prices aren’t. Indeed, thankfully for many, they are not soaring either. Forget London’s Boom, the reality all around us, is that the reports of a Boom have heightened the expectations of sellers throughout Britain.

I had a Seller last week tell me that the agent they were marketing with in Coventry had told them that house prices had risen 10% over the height of the market in 2008. He was bullish about this too by all account. This same agent had not sold the Vendors house. It had sat on the market without viewings for 6 months. That’s because the Agent was talking nonsense. He/She just wanted an instruction to sell the house. Maybe the individual was being pressured by targets. Whomever’s fault it was it wasn’t the sellers yet they were the ones that suffered. You shouldn’t play games like this. You get found out. 

Robin King a Director at “Move With Us” has just compiled a survey of over 100 Estate Agents. “Reports of a housing bubble may be pushing home owners to set unrealistic asking prices,” he said. “Putting a property on market with an accurate valuation is paramount. Our advice to home owners is not to always believe the hype and to listen to their local property expert, the estate agent”.

Good advice if you can trust your Estate Agent. If you can’t your house is going to sit on the portals and no one is going to come.

We have just compiled a list of every Estate Agents current stock and sales performance in Coventry. How much are they selling and how quickly? The results are shocking. Many of the “market leaders”, the household names, the old families and the aggressive corporates, are sitting on stocks of your houses with only very low proportions being sold. They’ve overpriced and for fear of admitting mistake they won’t approach you to discuss it.  They won’t request the reduction in case you decide to venture elsewhere. They’d rather your house just sit there. With that mentality, you will too so don’t wait for that non-existent call. If you’d like to know the statistics just let us know and we’d be happy to show you. We’re not all bad..

How To Cash In Your Family Gold

The largest investment most of us make is the home that we live in. The value of your property investment is driven by a number of factors including current demand and supply of similar properties. So when you decide to cash in on your home how do you claim back the true value of your investment?

If you decided to sell your family gold you would take it to a specialist gold buyer and they would weigh it and work out an exact value and you would receive the correct amount. Simple. But for bricks and mortar this method isn’t available. A house cannot be weighed. There is no prescribed value per kilogram. There is no formula for working out the correct figure.

Instead the value of your property investment is decided by potential buyers. They visit your property and make offers to you, at which point you either accept or reject their figures, but eventually it is the buyers (or market) that decide the value. The higher the demand (more buyers) the higher the value, the lower the demand (less buyers) the lower the value.

So the biggest risk to the value of your property is a poor Estate Agent that cannot attract enough potential buyers. Budget Estate Agents will offer you a low fee but by definition they will offer a poorer service and provide you with less potential buyers. This translates into a lower property value and a poor return on your lifetime investment. You may save a few hundred quid in fees by using a budget Estate Agent but the huge danger is that they will undersell your property and cost you many many thousands of pounds.

Elizabeth Davenport are High Quality Estate Agents and are able to provide the maximum amount of potential buyers for your property, neutralising any possibility of it selling for below market value.

Don’t take a risk with your lifetime investment. Call Elizabeth Davenport for expert advice, a high quality service and the maximum return on your most valuable asset.

New Home Shock and Pre-Loved Favourites!

Researchers at Cambridge University have recently undertaken a study revealing British new homes to be amongst the smallest in Europe. New homes being built at sizes potentially detrimental to our health are  one of the claims the research suggests. With the average new build in the UK being measured with 76 sq metres of living space comparing to Ireland at 87.7, Germany at 115.5 and Denmark at 137 sq m the evidence does appear to overwhelmingly support the findings as well.

Pre loved, second hand, used or nearly new are not phrases associated with house buying or owning but every house has a tale to tell and older properties have assets all of their own. Mature Gardens with trees and hedges rather than seeded rubble strewn turf  are the external equivalent of high vaulted ceilings versus energy efficient light fittings. The emotion evoked when purchasing a period building cannot be replicated in other than the most bespoke new build. The space available in many a 1960’s detached home together with it’s driveway and traditionally generous plot should always compensate for it’s not so aesthetic façade. Two up two down Victorian houses, found abundantly throughout Coventry offer two terrific double bedrooms and two reception rooms and can be easily modified to incorporate two bathrooms if the mood takes. You’ll have period features, more floor space and real character for less than your average starter home! Look around, take your time and use your imagination. You don’t have to own a Castle for it to be a lovely home.

Come on Down! The Price is Right!

I’d like to think that Leslie Crowther and I have little to nothing in common. I was alive in the 1980’s but I didn’t present any game shows.  The famous “Come On Down, the Price is Right” catchphrase did though come to mind  after 4 new instructions were under offer within 24 hours of being launched to the market this week. We did not offer these house for sale less than others had valued them. In fact two of them were higher valuations than any other agent. The properties  were not being given away by any means. One of them was actually valued over 30% higher than our competition!

Research, market analysis and a working  knowledge of remedial and installation costs from Lighting to Lofts, enable us, we believe, to price sensibly for both the seller and the buyer. After all, however long the process of selling a property, the  reality is that the price will be justified by external forces anyway! The Mortgage Survey, The Home Buyers Report and The Building Survey will all aid (or band aid, pardon the pun) the correct and actual sale price.

A market leading trainer whose course we attended showed how vital the “asking price” was within the first few weeks of marketing. To achieve the highest “actual” price, the volume of viewings is no accident. If the “asking price” is incorrect the viewings will not occur. If it’s correct they will. In fact if the “asking price” is less than the “market price” then for goodness sake don’t panic. The house will simply attract a greater volume of viewings and the price will rise to it’s “correct” value. Remember if you are the seller then the property for sale is yours. No one can steal it from you. If the offers that come in aren’t to your liking then don’t accept them. If they continue to come in without much variance then rethink. A house on the market for a long time very rarely gets sold for what it could at the beginning.

Regulation, Regulation or Simple Integrity

No sooner had your local regulated Estate Agent amended all of their promotional material to include the new Ombudsman Logo (as requested by them because the Logo was immensely important to the service the Estate Agent delivered) do we now have a new regulatory body which has superseded the Office of Fair Trading for all property sale compliance. Clients and Customers alike are now advised to visit the Citizens Advice Bureau if they believe they have been unfairly treated or even mis-sold property under new regulations. From last month the OFT and Competition Commission merged to form the Competition and Markets Authority (CMA). This body now enforces, by law, consumer protection regulations governing house sales.

The most interesting part of this regulation would be the disclosure of information by the agent to a buyer regarding any information that is known that may affect a buyers decision. No more Caveat Emptor for the agents to rely on then! No more painting over the cracks or only attending viewings when the neighbours dog’s are asleep! Let’s be realistic about this…

It’s simple common sense and integrity that needs to be applied by the seller, the agent and the buyer.

What matters to one buyer doesn’t necessarily matter to another. Maybe our buyer owns a noisier dog. Maybe our buyer wants to buy a dilapidated property. As long as the price reflects it and the survey is agreeable then we are all aware and understanding. The protection is for the consumer against those individuals and agents hiding serious issues that the buyer should have been  made aware of. If a survey reveals serious detrimental information and a sale falls through then of course, surely, any further sale must account for this knowledge. That’s common sense and a lack of themis what these regulations should be applied to.

 

Pictures Paint A Thousand Words

I’ve been to a fair few weddings in recent years and one thing that they all seem to have in common nowadays is a professional photographer. The kind that turns up with lots of equipment, charges a high fee, takes literally hundreds of photos, steals the bride & groom for hours on end to take dozens of portrait shots, and even stays for the evening do to get snaps of everyone doing their bit on the dance floor. Why do all couples go down this route? Why do they pay through the nose for a professional when all of the guests have got their own digital cameras anyway?

Probably because it’s the most important day of their lives and these are the most important and memorable life photos they will want to cherish!  Can you imagine the look of horror on the bride’s face if the photographer turned up and started taking pictures with his mobile phone?

Chatting to a homeowner recently I was astonished to find out that his Estate Agent had done just that. He turned up at the property and began photographing each room with his Motorola. If this isn’t acceptable at a wedding then how can it be acceptable when selling a property worth £00000s? The photos are THE most important marketing tool that homeowners have nowadays to help them sell their house. They MUST be taken by a professional who has the right equipment and knows how to use it! Poor photos will knock many thousands of pounds off the value of a house in the long run.

At Elizabeth Davenport, our photographers have the very best equipment and most importantly they have received extensive training in how to take good photos. This means that our marketing details are of a higher standard and our properties sell more quickly and for higher prices. Call us today for a free valuation on 02476 010105.

Joint Agency or Double Trouble?

Last week we placed a prestigious property onto the market in a coordinated effort to achieve the very best price possible. Both ourselves and another Estate Agent met the client independently before sharing information in a considered meeting. We had contrasting opinions to the other agent about a few different aspects of the potential sale but the vendor, prior to the instruction had heard both viewpoints and wanted maximum exposure. Sometimes, if Estate Agents work together honestly, the client can benefit from a “Joint Agency” instruction. The problem is not many do because not many Estate Agents work well together.

This is very much a contrasting story to other “Multiple Agency” experiences we have witnessed. Thankfully due to our speed of sale, we have not seen others agent instructed after ourselves, but we have begun marketing at the tail end of another’s agency period and this has led to complications for our sellers.

Despite instructions from their clients to the contrary, these Agents have not removed the properties from their own websites, Rightmove or shop windows. The result of these practices in Coventry are that “Multiple Agency” simply confuses potential buyers and leads to unsympathetic and reduced offers at best.  At worst the buyers look elsewhere entirely. What the client should remember is that if their home has been on the market without offers then something is wrong. When this is the case, a fresh pair of  eyes and ears can be the start of a successful new beginning rather than a prolonged sense of disappointment.

Continuing to employ the Agent who hasn’t achieved what they promised to achieve really does does not solve anything.  Thankfully the quality of our brochures, photography and I.T systems have allowed us to continue our number one ranking for Speed of Sale and Click Through rates during these “multiple agency” excursions and have seen properties that have sat unloved for many months sell for asking prices after multiple viewings.

Dont’ Put Your Money Down The Drain!

The case for selling your property through an established locally based Estate Agent has been given extra credence recently with the announcement that TV’s Sarah Beeney had re-launched her “free to list” property portal as an “Online Estate Agent”.

Beeney’s website “Tepilo” had been launched several years ago with the strapline “Ditch the Estate Agent”. After 4 years of failure, the embarrassing about-turn meant that in effect she became an Estate Agent herself. Tepilo now charges £912 up-front to list a property and this is their “Best Value Deal” (this generously includes a For Sale board, photography, a floor-plan and a rightmove premium listing). The £912 is paid before you go on the market and is non-returnable if you don’t find a buyer.

Let’s think about it carefully. Throw Money AwayYou hand over 912 (nine hundred and twelve) of your hard earned notes to an “Online Estate Agent” based at the other end of the country and they upload your property details to their website. You have already given them their fee so what is the resulting motivation for them to find you a buyer?

ANSWER: Big Fat Zero. You might as well put your money down the drain!

By contrast if you market your property through Elizabeth Davenport Estate Agents you get all of the above, PLUS you get professional bespoke brochures, accompanied viewings AND you get expert local knowledge on setting the correct asking price for your property.  We will be highly motivated to find a buyer because that’s how we earn our fee. You don’t pay us a penny until the day the property is sold. Now that’s what I call a great deal!

Call us today for expert, honest, free advice on selling your property.

 

 

Nothing is Unsellable if Presented Properly.

Every House Will Sell. Put quite simply, every property has a market value and can be sold in a matter of days or weeks. This may sound incredible, especially if you have been on the market for months (or even years) but it is absolutely true.

On Saturday this week we agreed a sale on another property that had been unsuccessfully marketed for many months with another agent. It was a lovely home. Definitely a property worth more than the square footage it presented, the house was certainly a difficult one to value.  Many are. If they are then the key is to not let them “sit” on the agents books. The agent can’t be allowed to forget your property and just wait for interest. That interest won’t come. Proactive agents have the ability to engage new interest and they need to be on the ball to do this. We sold the house  for a price the owners were happy with and the buyers were also delighted.

If a property is stuck on the market then it is for one of three reasons. Firstly, the vendor is not motivated to sell, secondly the property has not been marketed correctly (i.e poor marketing, brochures, presentation, lack of information etc) or thirdly the property is not being advertised at the right price. There is no other reason why a home will not sell.

Bad neighbours, busy roads, railway lines through the garden, poor decoration, old fashioned kitchens, not enough bedrooms, pink bathroom suites, unfinished extensions, holes in roofs, lack of parking, too many bedrooms, no heating system, poor location……………………….. THESE ARE NOT VALID REASONS FOR A PROPERTY TO BE STUCK ON THE MARKET. They are simply factors that negatively affect the value of a property.

So if you have a property that has been stuck on sale for a long time and you think it’s not selling because of the motorway at the bottom of the garden, think again. Look at the three reasons and work through them. Your property will sell with an agent who cares.