Trying to sell this country cottage, any advice?

sleepless_saver

johnnyredgate wrote: »

oh dear..
so rip out the shrubs and put it all to lawn for tidier pictures?

May just be a question of a bit of rearranging and taking more "flattering" pix of the garden rather than a complete redesign job.

Niv

Strapped wrote: »

Rather expensive? If it was in Devon it'd be a total steal!

Good point well made, but this house isnt even in England so not really relevant maybe?

GDB2222

johnnyredgate wrote: »

Another point to add is that the property is back on the market fairly soon after purchase (1 yr)due to one of the owners (my father in law) being taken seriously ill prior to moving and being hospitalised for months and now left disabled, unable to drive and in need of a lot of medical appointments, hence they were not able to move into the house as they had planned and were looking forward to doing.
In the meantime my husband has carried out a lot of work, new windows, door fitted, exterior stripped of ivy and repainted, all damp problems dealt with, plastering were required etc. However I am wondering whether people may be suspicious of the property being sold on fairly quickly, but again probably too much information to mention on the details?

I appreciate that you have done some work, but I have no idea of the value of the work done. It was bought for £125k a year ago, and now you are asking £160k. Any valuer now looking at it is going to start with the £125k figure and take some convincing that he should go up from there. So, you may find buyers but find the sale falls through when the mortgage valuation comes in.

I am not sure whether you need to sell any time soon, but if so you probably need to look at being a bit closer to the £125k figure.

Davesnave

I've taken on board the other comments, but three questions come to mind:

Where's the woodburning stove? (Yes, inconvenient, dusty things, but they go with the territory.)

Why is there no picture of the stream, which could be the garden's unique selling point? (We won't talk about the midgies!;))

Why is the 'view' picture taken from somewhere else, because this implies there aren't any views from the house itself?

This is a lifestyle choice property which, regardless of the road and the fact that it's in a cold spot 275m above sea level, would probably sell if it had half an acre plus. As it hasn't, you have to compensate somehow. That can either be by price or by making it look more attractive.

I once made the mistake of thinking people would like a blankish-canvas garden and it cost me dearly. Being competent in in gardening/landscaping, I actually opened the same garden to the public only 4 months later (not having sold!) but I learned my lesson.

Finally I'm a bit concerned about the new conifer plantation to the south of the house as shown on the aerial photo, though I realise it's not under your control. What's that going to do to light levels in winter? They seem to be in very close proximity to a largish house, so what kind of loony is living next door, or are they just into Christmas tree production?

GDB2222

I wouldn't do much to the garden. Keen gardeners will want to sort it out for themselves, and others won't care much.

Can you take a picture from inside the house looking out at the garden, so people can see the full extent, and the brook etc, rather than the clothes drier?

Owain_Moneysaver

johnnyredgate wrote: »

Thanks for comments, yes the lounge does look appealing in the link although it is only half the size.

I never noticed the size! See.

I wasn't thinking of knocking the walls down or putting in fake beams, but it needs to look fresh, welcoming and country-style homely. Pine table with vase of fresh flowers, etc.

In the nicest possible way the current furniture doesn't show the property at its best and the garden needs to look more like an allotment and less like Passchendaele

pinkzebra

I have noticed a couple of things that other people haven't mentioned yet. The description says there is a small utility room, but there is no utility room on the floorplan.

Also, why are the curtains drawn at the end of the living room? This makes people think the view might not be very nice - but I imagine the outlook is probably fine.

And I agree with mowing the lawn and making the place more homely, and adding the kitchen and bathroom pictures.

I personally don't like the way the estate agent has written the 'blurb'. It is not very easy to read. I think the solar panels should feature on the 'key features' section, and the room dimensions should not (they should feature on the actual description of the house, not the key features). I would change agents. Not everyone has a computer - people still like doing it 'the old fashioned way'. In fact, agents sometimes sell properties before they put them online.

I think your cottage has great potential though, and the views are stunning (which although you have that beautiful picture, the agent hasn't mentioned). They could write something like 'Bedroom 2........ with beautiful countryside views.

Also, you should mention economy 7 heating, as no form of heating is mentioned - and buyers may think there is no heating at all.

johnnyredgate

Crikey lots of comments, the garden isn't really quite as bad as it looks, the photo is taken though raspberry canes etc, but no it is not done as a lovely chocolate box country cottage garden which would be very nice. I think the builders will be back in the next few days which will mean some tidying/new planting can be done to the borders.

Re the price, yes it was purchased at a good price, cash sale at auction so it should have been lower than a private sale value, or at least thought to be at the time, the house was dirty/smelly(a lot of catshit!)damp etc you would all have had a lot more negative comments on it as it was!! The valuation at the time purchased last year based on previous sales and price changes in the area was at £187,000. The damp problems have been dealt with, plastering, new windows, door, etc so a lot of money spent, both local agents value it at well over last years price and think it was a bargain for parents - it has been valued at £165k in its current state and is being marketed at below valuation and obviously offers would be considered.

Yes a bit more land with it would make a lot of difference, but then it is a village location.

There is a picture taken higher up of the open hills to give a good idea of the landscape in the area as it may well appeal to people outside to the area due to location. Will try and take some window views of the fields and woods behind the cottage.

Whilst being in Wales does seem to make a difference to price it is only about 50m from England and is not a Welsh speaking area, you have to go a little further West for that.

Will try and sort out flowers, pictures, throws etc for downstairs pictures, thanks Owain. No won't be knocking down walls, but it wouldn't take too much for someone who wants a more rustic feel to remove the plaster and expose the stonework for this.

The conifer plantation is not too close that it should affect the property it is Christmas Trees but I think people may think as you Davesnave, so a bit of a worry.

Well lots to think about and better pictures will be taken shortly thank you all!

Bogof_Babe

Nearest village two miles away, nearest railway station seven miles away - is there a local bus service? Lack of accessible public transport would be a deal breaker for some people, having to rely on a car even in the depths of winter. If there is a bus stop not too far from the cottage this should be mentioned as it would be a definite selling point (well it would for me anyway).

GDB2222

Personally, I'd take out the landscape view if it's not from your cottage. I would feel very short-changed if I had travelled to view the place on the basis of that photo. Just take photos of/from the cottage itself. Either hone your photography skills or find someone better at it.