To those selling in these difficult times Part Deux. AKA sellers support network!

Jackinbox99

SazM030306 wrote: »

We were talking last night, and decided to go round with a lick of paint, and get rid of a load of 'stuff' either to my mums or into the loft. We also discussed double glazing. It would cost us about £2500 to get the windows and door done.
Would you recommend doing this in order to get it sold? Would it make any difference to the price? It's up for £79,950 at the moment. We really need to get out of here asap. Five of us in a 2 bed front terrace with no garden is just too much!!

From the buyers perspective, I looked at about a dozen houses this last few months, and the ones which really really stood out were those which were painted in neutral colours and were clean and uncluttered. So, as a seller, I have done my house the same. Hidden all my junk, threw out as much as i could and repainted the whole house nice neutral creams or magnolia colours. I even have had new flooring and carpets fitted to ensure it all looks clean and brand new.

Old kitchens and bathrooms put me off some houses, so as a seller I have fitted new kitchen and new bathroom in my house. But, if yours is okay and a damn good clean can make them look nice and new then go for that option instead.

With regards to the double glazing, personally I dont think it will make any difference to the price. I would think you should just factor that into the asking price of the house as the first thing a buyer will say is "i will offer you £x less cos it needs double glazing".

Another thing to factor in, is if you fit new double glazing, you`ll have all the other hassle of redoracting and making the house look good after having new windows fitted - leave all that to the new owners.

tyllwyd

I went as far as asking a company to come & quote for a new front door last weekend - but they messed up the appointment & didn't turn up, so I got cold feet and cancelled. My feeling is that buyers are very conservative at the moment, they want everything done already, so I would like to do it so that it doesn't get marked down as a negative point. But then, if we don't sell, we will have to pay for the door rather than get the cost back as part of the sale, and I'm not confident that our budget will stretch that far.

So, for me personally, I'd probably say if you can afford it, then I'd get it done, and if you don't end up selling at least you will have the benefit of decent windows.

harz99

SazM030306 wrote: »

We were talking last night, and decided to go round with a lick of paint, and get rid of a load of 'stuff' either to my mums or into the loft. We also discussed double glazing. It would cost us about £2500 to get the windows and door done.
Would you recommend doing this in order to get it sold? Would it make any difference to the price? It's up for £79,950 at the moment. We really need to get out of here asap. Five of us in a 2 bed front terrace with no garden is just too much!!

Based on Kirstie & Co's advice/mantra about kerb appeal, and mindful of the warning at the end of Jackinthe box's post, I would say better to give the outside woodwork (door/window) frames a good paint job as long as they are sound.

Much cheaper and just as effective as replacing with new.

arachne

SazM030306 wrote: »

We were talking last night, and decided to go round with a lick of paint, and get rid of a load of 'stuff' either to my mums or into the loft. We also discussed double glazing. It would cost us about £2500 to get the windows and door done.
Would you recommend doing this in order to get it sold? Would it make any difference to the price? It's up for £79,950 at the moment. We really need to get out of here asap. Five of us in a 2 bed front terrace with no garden is just too much!!

We recently had the same dilemma but for lower cost double glazing on a property on the market for more than yours (1% of value of property compared to your 3%). The main reasons we went ahead were because we found out the wooden window frames were rotting (which would have come up on a survey) and because a few viewers commented on road noise, which we thought it would reduce. We'd also been on the market so long it felt like we'd never get an offer so we figured we may as well have the benefit ourselves. In the end, we accepted an offer on the flat in the period between signing the contract with the installers and actually having the new windows installed - very annoying. That said, the buyer knew we were having the windows put in when he made his offer, and made it a condition of his offer that they were installed (not that we could have stopped it by that point) so obviously it was important to him and may have helped sway him to our flat.

I think my advice would be that if you have problems like road noise or rotting frames it may be worth doing but if it's just cosmetic, then repainting the frames and giving the windows a good clean could be a much cheaper alternative. In terms of making good, mentioned by Jackinbox99 - ours look great finished and we didn't need to do any redecoration. The only downside was our blinds were screwed into the wooden frames and we're not sure how to put them back up without making holes in our nice new upvc but we have curtains as well anyway so have just left the blinds down.

womble12345

Please can someone add me to the list:
Womble12345 - Had 5 agents round to value in mid-June, all said market for 225k except a big national chain which said 250k. I figured the national chain were just flattering me to get me on the books so I negotiated a low fee with a small local agent. 2 viewings in first 2 months and then it dried up, so dropped to 220k, had 1 further viewing. I was beginning to think it was just a very slow market until I found out a friend of a friend sold a similar flat for 235k with the national chain having had about 15 viewings so I switched to them (despite the fee being double the small agents fee), they have got me more viewings in 10 days than my previous agent got in 3 months! Still a long way to go but the moral of the story is to try a more proactive agent before giving up!

SazM030306

Thank you all for advice and opinions on double glazing. The price I gave was the only quote we've had so if we decide to go ahead then we'll definitely get a few more quotes. We currently have windows with wooden frames, that are not looking too cracking. There are 20ish square panes in each window, and a couple of the panes (kitchen and bathroom) have a crack at the bottom. In fact I'll link to it so you can see the windows..

http://www.rightmove.co.uk/property-for-sale/property-30421214.html

It is also quite draughty and cold in the living room, partly due to the front door leading straight in, and partly due to the windows I'm sure. We discussed just getting a UPVC door to keep the draughts out, but would this look weird with 'normal' windows?
We could definitely paint the outside sills though.
It's all go starting tomorrow!!
Saz xxx

tyllwyd

I must admit having seen the windows they do look pretty! Looking on street view, other houses seem to have plain windows - are yours original? If they are, going back on what I said before, I'd think twice about taking them out because you'd be losing an original feature. But definitely do what you can to get them in good condition.

I'm not sure about the door. Again, it does look nice as it is! Would maybe thick curtains behind it help with draughts?

rilou81

Hi all

This is great! I have not read through everything yet but we are in the process of choosing and EA which is not proving easy! There are about a million in our area!

We want the house up by the end of the month, beginning of next at the latest.

We are not buying another house straight away we are going to rent for 6 months (dependant on how long ours takes to sell) as we are moving back to my home town and are going to buy there. The thought of selling, buying in another area and getting new jobs just seemed too much for my head to handle so we are doing it in stages.
We are moving back as I am desperate to start a family and want to be near all my family for support-ooh its scary!

I will start to read though it all, but any tips at this stage are very welcome xx

NEH

tyllwyd wrote: »

I must admit having seen the windows they do look pretty! Looking on street view, other houses seem to have plain windows - are yours original? If they are, going back on what I said before, I'd think twice about taking them out because you'd be losing an original feature. But definitely do what you can to get them in good condition.

I'm not sure about the door. Again, it does look nice as it is! Would maybe thick curtains behind it help with draughts?

You and I think alike i was about to suggest a thick curtain .....Or what we did with our last rented house was get some draught excluder from a big DIY store that you stick around the door frame and hey presto it shuts out a fair bit of the draughts. We also put a blind over it as well.....

I agree with Tyllwd though, i think it's an original feature, i would probably want double glazed but I think to get them like the orginals you'd have to pay a bit more for special double glazing as it were and if you're selling it isn't really worth it so i'd go with the paint and leave idea....

harz99

Updated 14-10-2010.

Blodwen: On market for 16 weeks with old EA, 3 viewers (and buyer who then pulled out) in first month. First week with new EA.

NEH: On market 33 weeks, 3 viewers,1 ridiculous offer soundout, useless Solicitor who can't find the bed or the flat itself. Price dropped end of September, someone went in for a schedule and talked about plans to convert but nothing back as yet. Planning to rent it out from November.

Emilia15: On market for five weeks (feels like a lot longer), three booked viewers (although only one turned up!), price reduced by £8500 last week, EA who was dealing with us has mysteriously 'left the company', trying to deal with the chronic lack of buyers by adopting a zen-like stance and also by reading this thread

rosered100 - been on the market since March. Had an offer from the first viewer at 91% of asking which we accepted. They dropped out 2 days before exchange. Dropped the asking price to the level of our first offer. Total of 16 viewers, 5 of them viewed twice. Then 2 offers came on the same day a fortnight ago at 10% below our new asking price. We have reluctantly agreed to one of them as long as they get on with it. Havent heard a word from them since.

Grimbal: On market Oct 2009. Sale proceeding nicely. Agreed a price of onward property. Just waiting to find out their chain now

Harz99: Going on market Feb 2011. Not yet seriously looking at places to buy.

Sonastin: On market Christmas 2009. Sale completed August 2010. Serious problems with the house I want to buy that are taking ages to resolve. Nothing else on the market that suits. Stuck living with my mother in the meantime

tyllwyd: went on market on 5 May (Election day - great timing!!) Dropped price once, four viewings so far but none proceedable. Enthusiasm for the whole idea of moving gradually ebbing away.

Snowlady07: On market since early Sept 2010. Realistically priced but no interest as yet

Squish_21 - Been on market 15 weeks. Had 1 viewing & 1 very low offer during 12th week (buyer couldnt get the mortgage amount they thought). On 14th week we have started offering '5% deposit paid by vendor', as its a 1 bed flat instead of a price drop. A price drop will follow in January if no more interest. Its tough going for us sellers!


Shabby_chic: Went on market March 2010, approx 10 viewings and a couple were interested but none proceedable. Cash buyer viewed week 14 and made offer £10k below asking, negotiated to £5k less and currently waiting to exchange though plan to complete on 24/09/10 (fingers crossed).

Ocalllo - on market since Feb 10, 3 views only 2 turned up. Chgd agent beginning of June, 5/6 viewings more - 1 x low offer, which we refussed, they came looked at hse again and pulled out! dropped price twice, gone live with new price 1 hr ago!!!!!

Maidmarian - On market from August 2008, dropped price 17%, 21 viewings, no offers. Asking price now below Zoopla and Land Registry indices. Took it off the market today.

Newstudent24-I put my 2-bed ground floor flat up for sale in May 2010, originally for 98,500 (which I thought was a little high at the time but the EA said it was a good price). I have reduced the price twice since then and is now on the market at 92,950. I have had a total of 5 people look at it - one of which was an upstairs neighbour who I think just wanted a nosey around....and a landlady who offered me 20k less than the asking price so I could carry on living here as a tenant. Luckily I don't have 'mug' written on my forehead!

Smiley79-have been on the market since Feb2009 yes thats Feb 2009, I have dropped the price several times to now way under what we bought it for 6 years ago. We have had 2 sold subject to STC which have both fallen through one a week before moving (6th Jan) and the second in April.

tiny_tear-on the market since Dec09. Have lowered the price a few times. willing to take offers. So far had one offer (too stupid to even make a counter offer) and one person who viewed THREE times - the last this weekend - decided today not to make an offer and gave no explanation to why... Just lowered the price another £3k...

Chyna-s- One market 1week, have had an offer already of 5% below the asking price.

JW - on the market 4 weeks, 3 viewers, 3 offers, 1 agreed but they pulled out, last offer made about 10 days ago, we said no and they have sat on it since. They came back with a higher offer which we have accepted so are now off RM with a "under Offer" banner on the sign outside.

Jen: Been on the market 15 weeks 6 viewings, 1 second viewing and 2 cancellations. Our latest viewing took place this afternoon and they seemed positive but don't they all. I won't be holding my breath. But they are under offer and looking to move into the area so sound proceedable. Fingers crossed.

Paul97: On market for 4 weeks two viewings last week, both interested, but 1st one wanted to do a let to buy and can't get finance, 2nd viewing FTB, just had call from EA they have a mortgage in place and are interested, but will not make a decision until weekend after they have looked at other properties. Keep everything crossed for us.

Clarrisa62: We have had our flat on market for nearly a month. 3 viewings, last lady liked but has opted for a slightly larger flat.

NyimaR: Under offer for 2k less than I paid in 2004. First time buyer so at least there's no chain and I'm planning on putting a short break in the chain to make this go through as quickly as possible. Need to figure out where I put my FENSA certificate. House hunting this weekend.

Djheath: One bed flat for sale in Surrey, put on market at the beginning of August. Had two viewings since then. Reduced the price by £10K.

LivingintheSun: House on the market approx 5 months. Plenty of viewers, most of whom still have a house to sell. Consistently very positive feedback. Agents have advised against dropping the price.
One offer, rejected as £20k under home report valuation.

SazM030306: House for sale 01/07/10. Had 2 viewers. Lowered price by 5k 07/10/10. Viewing other properties, none seem ideal! Can't wait to find 'the one' and get moved in.

Helen: House on market 5 weeks. 1 viewer (nosey rather than interested). Have dropped price by 5k today, also willing to consider selling as part exchange (if property is rentable and gives enough equity release). No chain. Also have decided to run with suggestion of open day.

Womble12345:- Had 5 agents value mid-June, said market for 225k except one national chain said 250k. Negotiated a low fee with a local agent. 2 viewings in first 2 months then it dried up, dropped to 220k, 1 further viewing. Friend of a friend sold a similar flat for 235k with the national chain after about 15 viewings so switched to them (but at double the small agents fee), now more viewings in 10 days than my previous agent got in 3 months! The moral of the story - try a more proactive agent before giving up!