Author: Neil Burke

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Selling an Unmodernised Property

Our last article focussed on issues to think about when buying an unmodernised property. However, sellers should also be careful when considering the sale of a property in need of renovation.

Firstly, unmodernised is unmodernised! It is usually a waste of money to make improvements to a property on which people will want to do their own thing, and you could well fall between two markets. Certainly clear away an overgrown garden and remove whatever debris you can from the house. Preventative maintenance such as repairing a leaking gutter (miniscule cost to repair, but huge consequences if left unattended to) should also be undertaken.


It may well be that you have several buyers, which potentially puts upward pressure on the price. However, a surveyor might possibly “downvalue” the property, especially if his estimate of the renovation costs is higher than the buyer’s or there are no comparable sales in the vicinity. This can be an issue, particularly where the buyer is seeking a large loan to value ratio (LTV), the result of which could render the property unmortgageable at that level.

Do make sure your estate agent finds out what the buyer’s position is. Do they have a property of their own to sell? What level of mortgage are they applying for? Have they renovated a property before, or will they be in for a shock when they get their building quotes in? It may be that they have plans for the property that would be unlikely to gain planning permission, or which would breach a restrictive covenant, causing the sale to fall through some way down the line.

So it is always worth considering the position of the buyer in context. Ideally, provide as much information as you can up front, and do consider the possibility of inviting sealed bids. 

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Summer time

When the weather is good, there’s no beating the great summer weather . It’s the time for enjoying barbecues, outdoor entertaining, children splashing in the paddling pool and balmy evenings.
However, because there is never any guarantee of really hot weather, British households tend not to have air conditioning, unlike some other countries where sweltering summers are generally guaranteed. So when things hot up, we tend to revert to our manual air-conditioning system – we open the windows!

The problem is that we often forget to close them again, or we deliberately leave them open night and day, providing a perfect opportunity for burglars and opportunists to pounce. Indeed, insurance companies report a 21% increase in claims following an unforced entry during the summer months. Small easily-snatched items such as handbags, car keys, mobile phones and jewellery are among the most popular thefts; lucrative for the thief and really, really, annoying to lose. Burglars can be in and out of a property in seconds, often whilst unsuspecting occupants are in the garden or watching television in another room.

To add insult to injury, insurance companies will not usually honour a claim for such theft unless the homeowner has “taken reasonable steps to prevent loss or damage”. An open window is an invitation to a burglar and hardly demonstrates the reasonable care demanded by insurers.

There are obvious yet often overlooked ways of avoiding the anxiety of a summer theft, such as:

  • Never leave front doors or windows open or unlocked when you are at the back of your property or in the garden.
  • Never leave valuables on windowsills.
  • Use restrictors on windows so they can only be opened part-way.
  • Regularly review your home insurance needs.
  • Support your local Neighbourhood Watch scheme.
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November checks

Household emergencies generally occur during the depths of winter, but we recommend that homeowners undertake a pre-winter checklist now to prevent unforeseen property headaches in the months to come, especially remembering last year’s weather! Here are some pointers:

  • Don’t wait until the really cold weather arrives to discover that the central heating is not working. Time your central heating to click on for one minute a day throughout the year to avoid it seizing.
  • A sudden cold snap can burst water pipes, causing flooding. Make sure you know the location of the stop-cock.  Ensure your pipes and tank are properly lagged but do not insulate underneath your tank. If you are going away, leave the heating on low and leave your loft hatch open.
  • Storms can bring down branches causing damage to roofs, so it’s worth doing some pruning now rather than having to call out the tree-surgeon, roofer and insurance assessor in an emergency
  • Check your gutters are clear, as the weight of waterlogged and frozen leaves can cause them to leak or collapse.
  • Assess your roof for loose tiles that can easily become dislodged during high winds, causing damage to property, cars and possibly injury to people.
  • Avoid getting smoked out as you light the first fire of winter by checking that birds have not made a nest in the chimney.
  • Outside lighting not only enhances safety but also deters burglars, who are more active during the winter.
  • Ensure your garden furniture, barbeque, toys, etc are securely stored as they can be stolen if left outside, and damaged or prove hazardous in bad weather.
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Meaning of Service

Most estate agents see their role solely as a “purveyor of buyers”, and they understandably pride themselves on their ability to find the right buyer for a property and to negotiate attractive terms for the seller.

But estate agency has moved on. Indeed, finding a buyer is arguably one of the most straightforward aspects of selling a property. Wise sellers now seek other attributes in their estate agent.

We all know how emotionally traumatic a house move can be. Yet many agents fail to recognise their ability to reduce this overall burden by becoming thoroughly involved not only in the actual sale of an individual property, but also in the move as a whole. We feel this provides a great opportunity for the service-focused agent to deliver a level of customer service that really makes a difference. A service based on empathy. In other words, “seeing the world though the eyes of the buyer/seller”. With this vision, agents can then anticipate and proactively respond to the very real needs of the house-moving public.

An example of an obvious contribution that agents can make is a hands-on approach to any related property transactions, rather than blaming solicitors for any delay. A chain is only as strong as the weakest link, yet many agents sit back and wait once a sale is agreed. Madness! 

But smaller things make a difference as well. For example, most agents don’t quote a Home Report value band on their details and simply list the asking price , which is meaningless to most buyers. Most agents, on moving day simply hand over the key. We   help them with their utilities transfer, removal practicalities, and a host of other immediate needs. We’re also happy to hold your key securely thereafter – just in case you ever lock yourself out! 

And of course, if at any time you have a query, concern or question then just ask to be put through to our Managing Director Alan Burke who’ll be happy to take your call personally.

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Kitchen

Our home satisfies our basic human needs such as sleeping, relaxing, washing, recreation, as well as family time, reading, watching TV, leisure, etc. But it is possibly eating which is the central to home life. This basic need that punctuates our day provides a social focus for families and couples the world over. 
Whilst many properties have a formal dining room for “special occasions”, it is without doubt the kitchen that forms the central hub of home life. The kitchen is where the family meets first thing in the morning and on return from work or school. It is the place through which everyone passes as they go about their business, where keys and facemasks are hung, mail is put, newspapers and iPads are read.

As a place of utility, the kitchen also fulfils a huge role that incorporates storage, washing, cooking, and entertaining. The quality of the kitchen can determine whether a property can be regarded as modernised or unmodernised, and it is little wonder that so much money is spent on kitchen design and fitting.

 

When we as estate agents prepare our property details, we find a colour photograph of a well-presented kitchen particularly appeals to purchasers. So when you come to sell, make sure that your kitchen is looking its very best.

Older kitchens can be given a new lease of life with new doors fitted to the original carcases, but keep the colour scheme conservative if you wish to appeal to the widest range of prospective purchasers. As the floor-space is likely to be relatively small, a new high-quality floor covering, be it vinyl, wood-strip or tile, need not cost the earth.

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Knocking through

Many people buy a property that is generally well suited to their needs, but could be improved with the removal of one or more internal walls.
The removal of an internal wall can not only open up additional space by combining two otherwise small rooms, but it can also let in more light, give access to better views, allow larger furniture, and provide more flexible living accommodation.
But can you just knock a wall through with a big hammer? Well yes and no. Probably no! Certainly some non-load-bearing stud partition walls can indeed usually be removed quickly and painlessly, although dust is always an issue – so cover everything!
However, in most situations, the advice of a structural engineer should be sought and is not generally expensive. The engineer will calculate whether the wall is load-bearing, and if so, what size of RSJ (reinforced steel joist) will be required to support the upper walls. RSJs usually leave a protrusion below the ceiling and it is often worth paying the moderate extra cost (but with more inconvenience upstairs) of having the RSJ embedded in the ceiling. It’s also worth finding out if the RSJ can be set into the wall or if it needs one or two piers to support it. Also will it fit through the door or window during construction?
Always check out the height of the ceiling in each room before knocking through to make sure they will be level once the wall comes down. And don’t forget to order the skip – a bigger one than you might expect!

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Time for you

Selling your property is easy. Just advertise it online and wait for the buyers to flock to your door!! If only!

Sadly, too many estate agents rely on this approach, which inevitably results in disappointment. Indeed, in some respects, finding the buyer is actually the easy bit. But, when you think about it, there is far more to moving than simply finding a buyer.

At the refreshingly different Property Bureau , we believe in helping you move, and this means going far beyond the service offered by most estate agents. It all starts with the amount of time, commitment and personal accountability that we invest in our valued clients.

We won’t simply rush in, measure up, stick pictures of your property in our window/property portals and hope for the best. We will take the time and trouble to understand all relevant aspects of your situation and then we will work with you to achieve your personal objectives. This may well be the highest price possible, the fastest sale, the most discreet sale, the “right” person for your treasured home, or you may simply want to dip your toe in the water and test the market. 

Whatever your motivation to market your property, we understand, we’re highly flexible, and we’re on your side. 

Additionally, as we are independent of any corporate influence, we are not here to sell you any associated products, although mortgages and conveyancing services are of course available if you need them, and we’re prepared to invest as much time as you require from us. We’ll even give you our mobile number and the reassurance  that if ever you need to talk – we’ll be there. Contact us