Advice on selling

Nenen

vodkagirl001 wrote:

OK Im not fussy if you wanna slag it off lol I can take constructive critisim.

We tried to give it a more minamilist look for the pics and for the viewings now so it looked a little bigger (I.e we had a big TV unit and changed to the tiny corner one - packed all DVD's up and sent to storage etc) - I dont really like the first pic of the exterior as its the carpark and entrance view not the front view so to speak but can this really make a huge difference?

For what it's worth, I think the first photo (of the outside) is very important as this is the first thing one sees on rightmove and decides whether or not one bothers to click on further details/photos! If you're not happy with the photo I'd suggest taking a better one of your own, emailing it to the EA and asking them to change it. To be honest I think the inside of yours looks lovely, really clean and bright (much better than the other one). However, new builds always command higher prices (goodness knows why in my opinion). Even though your's is only 18 months old it is still '2nd hand' and, like cars. this immediately lowers the price. In my village tiny new build three bed semis with miniscule gardens are going for £100,000 more than our much bigger but older 3 bed semi overlooking the village common... I really can't understand why, but it's a fact!

I think the EA description of the comparison one you posted sounds really appealing, particularly the historical 'quaintness' and the facilities that will be available (even though you know that won't happen for a long time it's not apparent in the ad). Your EA seems to be making a big thing of the 'no onward chain' and 'quick completion' almost to the point of smacking of desparation... and possibly implying someone might take a big drop in price. TBH just reading the description of yours I would have assumed that it was a BTL landlord who hasn't been able to let the property and is wanting out! Have you thought about going with the EA of the comparison property as they seem to be a bit more creative with wording?
Good luck

vodkagirl001

Hi, thanks for pointing out the creativeness of the wording, its definatley something that needs looking in to by us, also good idea about taking our own pictures as we are no really happy with the bedroom pic either as it has been taken from inside the room rather than the door so it looks smaller than it is. Oh and thanks very much for the comments about it being nice, I think so to and also think its nicer than the one I posted which looks so very 'boxey' to me!

The estate agents we are with is a no sale no fee one, and all advertising including newspaper ones are included in that so we will loose nothing leaving them, the one who advertises the other place with 'creative wording' offers a no sale no fee but with a cost for advertising in the papers (which I would assume bumps up your selling potential 100%) so we would have to see how much they charge for that. There are also a few other local agents Im thinking of looking in to for a possible swap.

Is this an adequate time to swap would people think, its been on the market since October - or would you give the EA's a little longer?

paulsm

I advertised my flat for let but didny have to pay for newspaper adverts , thats how they sell them so why should they charge , I would change the firdt photo as its a bit imposing , and try to get a bathroom/kitchen photo.

Doozergirl

It's very hard to sell a second hand new build when there are brand new ones sprining up around you. Your flat will be devalued or at least not rise in price until they stop building.

I don't know what else to say New build flats unfortunately not the best investment. The competition that a glossy brochure and an interior designed show home present are too much for most FTBs... as you know!

You can make rooms look bigger by using an EA who has a wide angle lens on their camera. Goodness only knows why they all don't invest in one.

Doozergirl

1 bed - £94,950
http://www.rightmove.co.uk/viewdetails-4883190.rsp?pa_n=2&tr_t=buy

2 beds - £99,950
http://www.rightmove.co.uk/viewdetails-13773976.rsp?pa_n=3&tr_t=buy

2 beds - £107,000
http://www.rightmove.co.uk/viewdetails-4949742.rsp?pa_n=3&tr_t=buy

Your main competition on rightmove though appears to be 2 bed houses. Possibly different areas but I do know that in my town too I could buy a brand new 2 bed flat or a a 2 bed Victorian terrace with garden for £145k. If I wanted a 2 year old, 2 bed new build flat it would be £125-130k.

You have tough competition and city living in market towns is a bit of a niche market, I think. You might have to stick it out (and drop the price again maybe?)

Nenen

vodkagirl001 wrote:

The estate agents we are with is a no sale no fee one, and all advertising including newspaper ones are included in that so we will loose nothing leaving them, the one who advertises the other place with 'creative wording' offers a no sale no fee but with a cost for advertising in the papers (which I would assume bumps up your selling potential 100%) so we would have to see how much they charge for that. There are also a few other local agents Im thinking of looking in to for a possible swap.

Is this an adequate time to swap would people think, its been on the market since October - or would you give the EA's a little longer?

I've never heard of an EA charging you to put adverts in the paper before! :eek:
All the ones I've ever seen are 'no sale no fee'. I don't know how much extra exposure one gets by having newspaper advertisements... I think these days more and more people are using 'rightmove' and being on there is probably more important (but that's just my opinion I've not got any statistics to back that up). Our EA was adament that having our property prominently displayed in their shop window was a real plus... and I guess that does attract the passers by.
I think 4 months is plenty long enough for this agent. In your shoes I'd give your current EA the required notice (check your contract). If they're anything like our EA (who were useless until we gave them notice) they'll suddenly pull out all the stops to get a buyer for you in the remaining couple of weeks before they lose any chance of commision and will be out of pocket for the advertising costs they've incurred to date. Our EA got us buyers on the final day of our notice period and, although we haven't exchanged contracts yet, the survey has been done and I think the buyers are genuine. I've heard it's not uncommon for EAs to send their mums round posing as potential buyers if they think you will hang on with them a bit longer!!!:D

Debt_Free_Chick

The bedroom looks a little bare.

Can you put up a picture, above the bed?

And a mirror on the opposite wall would make the room appear to be bigger than it is.

HTH

vodkagirl001

Doozergirl wrote:

1 bed - £94,950
http://www.rightmove.co.uk/viewdetails-4883190.rsp?pa_n=2&tr_t=buy

2 beds - £99,950
http://www.rightmove.co.uk/viewdetails-13773976.rsp?pa_n=3&tr_t=buy

2 beds - £107,000
http://www.rightmove.co.uk/viewdetails-4949742.rsp?pa_n=3&tr_t=buy

Your main competition on rightmove though appears to be 2 bed houses. Possibly different areas but I do know that in my town too I could buy a brand new 2 bed flat or a a 2 bed Victorian terrace with garden for £145k. If I wanted a 2 year old, 2 bed new build flat it would be £125-130k.

You have tough competition and city living in market towns is a bit of a niche market, I think. You might have to stick it out (and drop the price again maybe?)

Hi,

Yeah you are correct they are in a different (rough) part of the mini town so I would expect them to go for a lower price, plus again there is no cleaners, window cleaners, maintance, secured gated parking etc with those so I think this is why I think ours is valued at a slightly higher price. (I know someone who rented the 2nd link and the 2 beds is deceiving as they had to have the double bed in one room and the wardrobe and draws in another as there was just no way it would fit in one room!).

Again I also see what you mean about the new build 'sales pitch' glossy magazines and ''lies'' so to speak (well extensions of the truth!) its hard to compete with that! I thought perhaps the difference in price would compete with that, clearly Im worng lol

Re the estate agents chargeing for adverts - I thought this was funny as well but if you check out the home page for them

http://www.cotsonreddish.co.uk/estate.html

it says ''NO SALE - NO FEE - Other than newspaper advertising at YOUR request''

so i'dd have to look in to this with them. I think ill get the contract out for the original agents and see the notice period etc and perhaps give them it, ill also take my own pictures as I know I can do a better job of it lol. We dont really want to hang anything in the bedroom though as it means creating more holes in the walls, will look in to it though maybe get something cheap and cheerfull from Ikea lol.

Thanks for the help / advice guys, maybe given the EA's notice will give them the kick up the !!! they need. Other thing is they have taken on 2 new build developments (appt) recently and my partner recons they will be pushing to sell them rather than other properties they have, perhaps he is correct!

gallygirl

I'm sure locals will know where the apt. is, however to me the outside picture looked like a done-up council block. That would have put me off.

I agree the bedroom looks small, so def. get them to redo that also. Living room looks lovely and bright though, and stunning kitchen!!!!

vodkagirl001

ali007 wrote:

I'm sure locals will know where the apt. is, however to me the outside picture looked like a done-up council block. That would have put me off.

I agree the bedroom looks small, so def. get them to redo that also. Living room looks lovely and bright though, and stunning kitchen!!!!

I agree about the outise picture. God knows why they put that one up. this is the actual outside view from the canal - I think this would be better

http://www.rightmove.co.uk/viewdetails-6930805.rsp?pa_n=1&tr_t=buy

(I know this one is up for £110 and our £113 but his is ground floor and his view is looking directly at a building wall, where as ours is 3rd floor and view of the old mills and moors etc which is why ours is up at a few k more!)