Several properties new to the market in my patch have been snapped up quickly in recent weeks - and they all have something in common…………lovely gardens.

I wonder whether the ability to ‘grow your own’ has suddenly become a significant factor when searching for a new property. Top end rural properties have always commanded a higher price if a pony paddock, orchard or charming kitchen garden is part of the package. Buyers proceed with every intention of living the rural dream, even if the reality is quite different. But now, even more modest properties it seems sell more swiftly or at a higher price with a well-tended vegetable plot and a pretty space in which to eat and entertain outside.

Buyers are still wary of borders and lawns requiring serious time and money to maintain but well planned unfussy beds, an outside dining area and a couple of easily weeded raised beds from which to pick some veg, herbs or salad is a sensible addition to your home if you’re looking to make it more saleable in a current climate.

I see that the debate about whether to employ a homestaging company in a bid to sell your house has reared its head again. For the uninformed homestaging or house doctoring is the practice by which a house is ‘improved’ by an interior designer, thus making it more appealing to would-be buyers. Time was all you needed to do was to spring clean, brew some coffee and add a vase of flowers here and there to make your home more appealing. Now we are exhorted to declutter, neutralise and define each space. All great advice but when you visit as many properties as I do, you develop an uncanny ability to spot a ’staged property’ before you’ve stepped into the immaculately coiffured hallway. I swear I could even win competitions identifying which items of furniture actually belong to the vendor and which are hired in for the duration.

As you see, I’m not entirely a fan. It works for some vendors, providing a much needed boost when they are in very low spirits. Some fall in love with their houses again and decide to stay put; but others can spend thousands only to find that their house continues to languish on the market.

What is important to remember is that preparation for sale is essential. In the current market especially it’s no good  expecting your home to be snapped up without some considerable effort. Getting a critical friend to cast their eye over your home before you head to the estate agent is a step in the right direction. They’ll spot areas which are off-putting, allowing you to rectify these immediately. You could have a look here to get you into the right frame of mind for selling your home.

And in terms of presentation, here are the key things I look for when visiting property on behalf of clients. Sort these out and you’ll stand out from the crowd, believe me.

• Firstly make sure your house is correctly priced taking into account the actual selling prices for comparative property in your location. You can take advice from your agent and find information online from the Land Registry.
• Maintenance needs to be taken care of. A property which has clearly been properly looked after holds no nasty surprises which will send buyers running for the hills. So fix the leaky tap, repaint the front door and replace any cracked panes of glass.
• Clean, clean, clean. Who wants to look at a somebody else’s dirt? Sparkling windows let in more light and a spotless bathroom suggests that you really care about your home…making it instantly more appealing.
• Tidy up and get rid of clutter. A house jam packed with excess belongings is a problem in two ways. To vendors it means that your house is too small and has too little storage space. If you haven’t found room for all your stuff by now, then neither will they. Secondly if you do actually secure an offer your removal bill will be considerably higher. Do yourself a favour and sell it, give it away to friends, to charity, post it on Freecycle or get up close and personal with your neighbourhood recycling centre.
• Make your house a home.  Agents will tell you that you are selling a lifestyle not just a home. This is the very essence of house doctoring. Your job is to make it easy for would-be buyers to want to live your lifestyle in your home. If they can do that, then they’ll be well on the way to buying it. But don’t think that the only way to do this is to get rid of all evidence of your children and dog and hire in a designer sofa or two.  You might have to do an amount of reorganising and some decoration but remember your job is  to accentuate the positives. Cosy evenings round the fire, a relaxing glass of wine under the pergola, picking fresh veg from the garden for dinner, a den for the children to make their own…whatever your house has to offer, make the most of it. If you live in a vibrant community, make sure you have some evidence of that lying around - local village magazine, posters for events. If the school is great or the pub a good place to go for a meal, make sure you mention this too.

          You know best what’s good and bad about your house so you are  in the best position to deal with it …with or without the help of a house doctor.

Last week we headed West for a visit to family in Wales. In Pembrokeshire, construction work was as brisk as ever with several seaside conversions, renovations and developments going ahead despite the downturn in the market. “Do you think they’ll sell them?” asked one of my companions as we ambled along the seafront to the accompaniment of angle grinders and hammers galore.

It reminded me of similar market conditions some years ago when my parents were desperate to move to a newer property and couldn’t sell. After some considerable negotiation we managed to ’swap’ the family home for a house they’d set their hearts on and everyone ended up happy. And it seems that this practice might be making a comeback in an attempt to bypass the gridlocked market. (The Times 18th April).

Of course now you can advertise your house swapping aspirations to the world online. There are a number of websites where you can register. Why not try this one or this ? Then there’s this or this or even this if you want to go overseas. Some sites allow you to register for free whilst others can cost up to £70 for six months. You’ll need to provide details of your property and of the location, price range and size of property you’re looking for. Thereafter you can browse available properties or wait for matches to be sent to you. Then you can go on to arrange viewings and if you’re happy to proceed organise a survey and contact your solicitor.

Remember

• You’ll still need to provide a HIP for your property (cost approx £300).
• It’s advisable to have a survey to determine the condition of the property you’ll be taking on and also to check on its market value.
• You will need to speak to your current mortgage provider. They may be happy to transfer your mortgage to the new property but do check as technically you would have to redeem the mortgage on your old house.
• You will need legal representation to sort out the paperwork and this may be more expensive than a straightforward buy and sell. Talk to a solicitor beforehand.
• Once the exchange has been completed both parties will need to pay stamp duty on the value of the property acquired and register the swap with the land registry.
• You will need to pay any difference in the cost of the property you buy if you are trading up,  so ensure you have funds available.

There are obvious advantages to using this method of finding your new home - avoiding estate agents fees and the stress of being stuck in a chain being two of the biggest. Swapping also allows you to ‘try before you buy’ and there is usually far less risk of arrangements falling through.

But it’s still early days. The sites that I looked at over the weekend are full of developers’ properties which they are having difficulty selling so for ‘house swap’ read good old fashioned ‘part exchange offered’. There is still a shortage of other properties available on these sites so if you’re looking for a Georgian villa, a Victorian terrace or a country cottage with a large garden you are far more likely to find it by using a more conventional route. Although there’s nothing to stop you mentioning to your agent that you’d consider a house swap and hope that they’ll do some active matchmaking rather than letting your property languish on their books indefinitely. In fact some agents are advertising their properties on swapping websites already where vendors have expressed such an interest.

The latest addition to the HIP (Home Information Pack) is due to become mandatory on April 6th. This is the Property Information Questionnaire (PIQ)  HIPS themselves have never been very well received - and essentially were too watered down to be meaningful to buyers. The information they really wanted to know about a prospective home was not a compulsory part of the pack, like the Home Condition Report for instance. But from April 6th every house which comes to the market will need to have a HIP (including the PIQ) from the first day of marketing.

There continues to be a lot of wingeing in the industry about the HIP but the feeling now is that the HCR would have been a positive thing! The PIQ is designed to be completed by vendors without the need for professional help however. You can download a sample here. It will provide useful information for prospective purchasers about such things as utility providers, council tax bands, history of flooding, building and maintenance work carried out and parking arrangements.  Much of this information is already available but the PIQ will provide an easy reference guide and, one hopes, a level of protection where there is a question mark over the quality of building work (eg loft conversion), where there has been flood damage or where neighbourhood parking wars are a common occurence.

In the current climate purchasers need to be as well informed as possible before committing to a property. As such the PIQ can only be a good thing.

We are in the middle of school holidays in Wiltshire and therefore the only projects I am tackling this week are those involving family - days out, gardening, baking and having a sort out of all our ’stuff’……. which I love. I feel energised and free when the clutter which tends to build up over a few busy weeks is organised and put away or has made its way out of the house to a new home.

One of the most rewarding jobs I took on last year was assisting an elderly client who was preparing to move house after many years in the same village. The lady had a lifetime of possessions which simply wouldn’t fit into her new home and needed some radical decluttering.Major events like selling up and downsizing are common triggers of the need to declutter. Interior designers offer a decluttering service as part of their ‘home staging’ packages, prior to putting houses on the market. It has even made an appearance as one of the plethora of programmes available on moving or improving your house. (Remember ‘The Life Laundry’ where an entire house is removed by an army of declutterers to a couple of gazebos and  sorted through in a couple of days?) My experience is that decluttering is rarely a straightforward process and one that requires planning, drive, time and sensitive handling. I can honestly say that my years spent as a volunteer counsellor has helped my clients far more than my professional property expertise in decluttering projects.

I have never had too much trouble with weeding out excess baggage and finding new homes for items I no longer want or need - except perhaps that I have too many books. However I am the wife and daughter of hoarders of the first order. When my father died we had to sort through a shed full of rusty nails and washers which he had saved in case they came in useful. I now have three children and we all know children and clutter go hand in hand. Hence I have had to learn to deal sensitively with other people’s clutter and find coping strategies for living in an environment which on occasions is less than ideal.

Having too many possessions for the space you live in is stressful, particularly if you are coping with life-changing situations at the same time like moving house, getting married, having children, divorce, bereavement or having your parents move in with you. Successfully getting rid of the excess can be hugely beneficial but the process is often difficult and most people need support. Family and friends may step up to help - or you may need professional assistance. Whoever you choose, make sure that they understand your needs  and have time to spend. My eldest son loves to surround himself with “stuff” and only weeds it out reluctantly when prompted. It would be very easy to get a bag and throw it all in. It would even be fairly straightforward to gather a few boxes and sort rubbish, recycling, charity shop donations, gifts to friends, car boot and ebay items for him.  But I would never do this. I have to wait for him to be ready to sort and support him through the decisions he makes about what to keep and where everything else is to go. Gradually he is learning about the true worth of his possessions and he gets pleasure from passing things on to friends or selling unwanted items to earn enough money for something he really wants. The same is true for every client I have assisted.

One of the best books I have come across on this subject is “No More Clutter” by Sue Kay. I would recommend this as as starting point to anyone who is sinking under a pile of possessions. She has a real understanding of the reasons behind hoarding and excellent suggestions about how to tackle it. Once you understand what kind of hoarder you are and are ready to tackle things head on, you can plan your strategy.

As for me, I have worked hard on the book situation and now I always have a small stash of books in the boot of the car. Whoever I call on gets to choose a book from the box. Any cash donations I get go to the charity I’m supporting for the year. It works a treat!

Do keep posting comments or questions on the blog. Remember there’s a prize up for grabs for posting this month.

Cally

Last week I mentioned the potential advantages of compiling a House Log Book for your property - but what exactly is it?

First of all let’s talk about what it’s not. It is not a Home Information Pack(HIP). Despite months of will they/won’t they speculation in the press HIPS are now mandatory for virtually all properties. These contain

• an Energy Performance Certificate (EPC),which is a software based calculation which aims to demonstrate how much it will cost to heat the property now and after the introduction of energy saving measures and looks at the impact the property has on the environment;
• a Sale Statement stating the address of the property, name of owner and whether the property is freehold or leasehold;
• evidence of the title (obtained from the Land Registry) and
• Local and Drainage Searches

The packs were originally intended by the government to provide more information upfront to buyers at no cost to them, to speed up the time between offer and exchange and prevent transactions falling through. However they have never been popular with the majority of the property industry, much of the most useful information (in particular the survey) is no longer mandatory, one size clearly doesn’t fit all and consequently they are not really having the hoped for impact.

Buying a house is the biggest financial commitment most people make and if a vendor can demonstrate that they have taken care of a property a client is more likely to be interested in it. After all we’re all more inclined to buy a car with a full service history than without! By compiling a House Log Book any potential purchaser has concrete proof that ongoing maintenance has taken place and home owners have a ready reference to help keep track of essential paperwork and information relating to their property.

It’s never too late to start one, although it is much easier to begin as soon as you take on a property. You can be as detailed as you like. Aim to have a book or file which records the following basic areas:-

• details of any surveys completed on the property
• plans and signed off paperwork for any building work carried out at the property
• names and contact details of any reliable tradesmen who have worked on the property. You could include a list of tradesmen recommended by friends and neighbours too.
• warranties for maintenance work carried out eg servicing of boiler, new windows, replacement guttering
• warranties and paperwork for any white goods etc that you would leave in the house were you to sell it
• decorating details eg makes and shades of paint used
• monthly log of general maintenance carried out by you

If you’re aiming for the delux model then you could also include:-

• details of annual fuel costs
• plans or sketches of projects that you’ve considered for the property but not completed
• a photographic record of how you’ve developed the property or of how it’s changed over time
• any information about the history of your house, particularly if its a period property. In a previous house of ours we found some initials carved into the newel posts on the stairs. A chat with a very elderly neighbour provided us with information about the family who had occupied the house many years before and we duly made a note of this.
• useful information for a new homeowner eg what day the bin or recycling box is collected, whether there is a milk delivery and who to contact, details of you veg box scheme……use your initiative. What would you find useful if you were moving into an area?

None of this is rocket science. It just requires a little thought and forward planning and, above all, organisation. You’ll be on top of your essential paperwork and it will make a difference to potential purchasers, particularly when the market is more uncertain. Vendors are looking for peace of mind at the moment. By compiling a House Log Book you can help ease their worries and one hopes, secure a stress free deal on your property.

Have a good week.

Cally

Well, it’s a month since my last blog post - all time spent putting my own house in order, I assure you and preparing for the New Year. Significantly a huge collective sigh of relief has been breathed around the Smart household as two years of Postgraduate study has drawn to a close and (fanfare) I am soon to be a fully paid up member of the Surveying fraternity. Hello family, fresh air, social life, sleep……… Before I become truly carried away with plans to fill the void I will pause, take stock, consider the options and plan a sensible course of action, which is the advice I give to clients whose property aspirations have crystallised over the Christmas holidays and are now looking for a new home or to improve their existing property.

Preparation is the key to getting what you want. A little time invested at the start of your search or home improvement project will save you time, money and heartache further down the line. Traditionally the housing market picks up in January so it’s a good time to start shopping around for your next home. On the other hand, as you’re probably going to be selling one too, you need to stand out from the competition. Here are a few tips to bear in mind and keep you ahead of the game, whether you’re intending to place your house on the market soon or to create a better home for yourself which will sell easily in the future.

PREPARING FOR SALE

• Don’t decide to put your house up for sale on Monday and expect to be ready to welcome viewers on Wednesday. Even the most organised vendor will need a couple of weeks to prepare for marketing.
• In the current market spending thousands to make your home more saleable is not sensible. You may never recoup the cost. Personally I have never felt comfortable with the concept of putting in features only to find them languishing in a skip six months later. Concentrate instead on essential maintenance. In my experience buyers are far more worried about what else might be wrong with a property if the drain is blocked, the guttering leaks and the front door is jammed. Properties with potential are attractive to buyers at the moment but many just want to redecorate and refit kitchens and bathrooms. Work on the roof, the boiler or the windows is frightening.
• First impressions do count.The area to spend a little money is in sprucing up the front garden and repainting the front door. Most potential buyers will decide whether to view a property on the strength of a photograph of the front of the agent’s details or on a website - and many drive by a property before making an appointment.
• Clean like you’ve never cleaned before. The whole house should be sparkling. Kitchens, bathrooms, windows and carpets need special attention. Never try to mask unpleasant odours with powerful air fresheners. Deal with the problem.
• Define spaces. Four bedrooms is better than three and a store room cum office cum occasional guest room. Lay the dining room table even if you usually use the space for ironing. Make sure the bathroom looks ready to use. Make the beds. Set up the trainset in the children’s playroom. It sometimes helps to imagine that you are preparing to welcome the photographer from an interiors magazine.
• Mentally move out of your property. In practice this might mean putting some furniture or items into storage,tidying away the unused breadmaker Aunty Flo gave you for Christmas three years ago, getting rid of anything you no longer want or need. Activities such as this help to make the process real and inject some energy into the process. It will help your buyer see themselves living in your house. Any clutter is distracting for buyers who will waste time looking at your possessions and not at the fabric of the house. It also suggests a lack of storage room and if you don’t have enough, your buyer will feel the same.
• Find the right agent and set a realistic price. An evening spent on the internet, talking to friends who have sold recently and looking in agent’s windows will give you plenty of information about who will do a good job for you and what your house will sell for realistically.

IMPROVEMENTS WHICH WILL ADD VALUE

• Homeowners and estate agents differ in their views on what type of improvements are desirable in a home and research suggests a male/female divide too with men valuing quality of workmanship over decor. Research and experience suggests that leisure add-ons like hot tubs, entertainment systems and landscaped gardens add less value than creating extra space in a home so if you have money to spend add space.
• Loft conversions start at around £15,000, depending on the structure of your roof and the nature of the extra accommodation required but can add 30% +to the value of your property if you create extra bedrooms and bathrooms.
• Garden rooms or conservatories are cost effective ways of creating extra space but beware creating rooms which are unbearably hot in Summer and cold in Winter and out of keeping with the character of your property. Think carefully about the design.
• Extended kitchens, extra bathrooms or a downstairs cloakroom are sensible additions to a property.
• Parking and garages are once more highly desirable, particularly those with home office, workshop or granny annexe capabilities.

Just a note on planning permission and building regulations. Make sure that you are well prepared before you pay money to commission designs for building work. Not all work requires planning permission but there will be restrictions on what you can do if you live in a listed building, in a conservation area or where there are covenants placed on the property. Any previous additions to the property may restrict what you can do and you should seek advice for any work requiring the removal of trees. A quick look at what your neighbours have been able to do and a chat with the duty planning officer at your local council will provide you with valuable information before you go to any expense.

Happy New Year. If you feel we can help with your plans, do get in touch.

Cally

Now that the school holidays are over, pumpkin lanterns are confined to the compost bin and the bonfire is merely a dying ember, I’m back to work with a vengeance and the telephone has buzzed with tales of woe from clients who cannot sell their houses. If you’ve employed a relocation agent like me to find your next home then this is serious – a house stuck on the market means potentially losing your next property or a crippling bridging loan whilst the market remains uncertain.

Moving house can be an emotional rollercoaster. If you’ve followed the wealth of advice on TV, in magazines and on the web about presenting your property and it still doesn’t sell it’s easy to get despondent.

So what can you do to get buyers through your door and secure serious offers when presentation and marketing simply isn’t working? No advice is guaranteed to work but here is a three point plan which involves no expense, is ethical and usually has the desired effect.

• Be flexible  Any successful house sale requires a large dose of flexibility, whether that’s allowing viewings when you’d rather be in your pyjamas eating a late breakfast or meeting a buyer halfway when your chain is in danger of collapse. Flexibility does not equate to letting someone else call the tune. It does mean that things run more smoothly and if, like me, you believe that you get what you give, you can expect greater compromise in return
• Be realistic Know what your property is truly worth. If you have your eye on the local property press and estate agents’ windows you’ll have a rough idea. Access to the web will provide information from the Land Registry about actual selling prices. How does it really compare with the competition? Don’t expect someone else to place the same value on your property as you do. If on paper something else offers better value for money, that will sell first. Location and square footage tend to be the main influence on price.
• If you are one of the increasing numbers of people who decide to sell their house themselves then don’t underestimate what is involved in marketing your property, reaching the right audience of potential buyers, conducting viewings and keeping your sale on track without the safety net provided by an agent.
• Communicate, communicate, communicate. This is the key to successfully completing a sale in my experience, particularly when it comes to dealing with estate agents and solicitors. Build an open and trusting a relationship with them and remember they are on your side. Give them as much information as you can to help them do their job. Be clear and businesslike in your approach. Give the estate agent and solicitor working with you the space to do their job but never let more than a few days go by without touching base. In property no news usually means not much is happening. Inject some urgency into your sale and head off problems with a more proactive approach.

Happy selling!

Cally