Viewings without Estate Agents

K1RST1E_2

Hi,

We've had our house on the market for a few weeks and have our first viewing tomorrow. The EA will not be able to attend at the same time so my husband and I will be showing them around instead.

This is the first time we've ever sold a house so we're unsure of the correct etiquette. For example, should we offer a drink? Should we give them the option to walk around on their own and ask us any questions if they have any? etc.

Thanks,

[Deleted User]

I've been to a few viewings with the vendor was there and not the agent. I've never been offered a drink, so I wouldn't worry about that (though I guess it couldn't do any harm either).

I've appreciated the vendor showing me around and answering questions, and then letting me have another quick look round by myself if I want to.

I have actually found viewings with vendors much more useful than viewings with agents. The vendor knows the property far better, can answer all kinds of questions that the agent couldn't, and it makes you feel like you have a bit of a sense of the person you'd be buying from is. Otherwise, vendors (much like buyers) can be totally anonymous people who you never have direct contact with. If I've met the person and warmed to them, I feel like negotiations later on are more likely to go smoothly (all other things being equal).

K1RST1E_2

Thank you. That's really useful.

Guest101

Try to keep conversation going, for example if you have kids, say we'e used this as the kids room, or this is where we keep the kids toys, it helps buyers picture their own kids in the scenario.

You can also ask question, like are you currently selling etc.

Don't be intrusive, just go along with the conversation.

lessonlearned

Give them a nice big smile and say hello, shake their hands and tell them your name.

Generally let them enter a room first, it will appear bigger that way.

Leave your black fruitgum till last. This means show the best room last - try to linger in this room a little. Allow them the opportunity to have a little wander around by themselves.

Generally I don't offer a drink unless I know they have travelled a long way. I always offer a drink at a second viewing.

If you think they are interested ie spending a fair amount of time with you and chatting away nicely, then offer to show them guarantees etc for any works you have done, boiler service document etc.

Generally just try to relax. Don't hog the conversation, give them time to chat and ask questions. Don't give them a patter or sales spiel.

Before they leave be sure to ask them if they want to ask any further questions.

When they leave, shake hands, thank them for their visit and tell them they are welcome to come back for a second viewing.

Good luck......

PS try to make sure you ask "open questions". This means questions that require more than Yes or No for an answer. Where, How, When, What, Which. Go easy on the Why - this can be very intrusive.

Don't ask "Is your house on the market". Try "Where are you living now" - you are likely to get a more detailed answer.

If they start to give you their life history - let them!!! If you listen carefully to what they are saying you will pick up lots of clues about them, what is motivating their move and what they really want, rather than what they say or even think they want.

This will give valuable clues on how to negotiate. I realise your EA will be doing the actual negotiating on your behalf but it means you can give your EA propert instructions.

Here's an example;

Your Vendor mentions the school catchment area - this means they may be looking to move fairly quickly to meet school admittance deadlines.....This can be worth knowing if you know you can offer a quick legal completion.

Listen very carefully and you will learn a lot.

adele9365

We've never sold a house but we recently bought one and based on all the houses we've viewed I would suggest offering to show people round first and then let them wander about on their own a bit. That way you can present the house to them and answer questions as you go.

Kastanie

We viewed a house last week where the vendor showed us round and I much preferred it to the EA viewings we've had previously. BTW wouldn't expect to be offered a drink.

The vendor showed us round all the rooms first and explained various things - like whether they used their open fire, how long ago double glazing was fitted etc - then sat outside while we looked round again on our own. We really appreciated being able to look round on our own because it avoided any awkwardness - we could chat between ourselves about things we'd change. Of course, the vendor knows a buyer will want to change things, but even so it can feel a bit awkward being critical in front of them, especially when it's their well-loved family home. So a bit of time to look round on your own is good. We then chatted with the vendor at the end about practical details, boiler etc.

I always feel a bit strange wandering around in people's private space even though obviously it's just part of buying and selling. So if the vendor seems relaxed and well-informed it makes the whole viewing much easier. Good luck with your sale.

suered

When I sold my flat, the EA did most of the viewings, but couldn't make one, so I did it. As others have said, let them in the rooms first and if you can, maintain an easy flow of chat. I then went out to the communal patio so they could look round again without feeling that they couldn't voice their reactions. On the second viewing the EA came and I went out, but they were still there when I got back and had further questions which EA couldn't have answered. They were the ones I sold to. Maybe if someone is interested enough for a second viewing and you can, then offer them the choice of EA accompanied or yourself?

Good luck.

googler

Let them enter rooms first, and remain at the door so you're not crowding them, unless you need to enter to reach something or another room.

Don't state the flippin' obvious. As you open the door on a WC, basin and bath, don't say "This is the bathroom". Try to introduce each room with something ABOUT the room. "We redecorated the lounge two months ago, and ..."

By all means write out a script with all the things you need to point out about your house, and don't be afraid to carry it around so that even if the viewers drag the conversation away from the house, you can easily keep it on track, and you don't lose your place on what you want to tell them.

Do not offer ANY negative comment about your house, its surroundings, the neighbours, or the local area, etc. Not a thing, not even if prompted by the viewers. Everything you say should be a positive.

Unless you or your agent have positively ID'd the viewers, make sure that you don't leave valuables on show or easily accessible when you leave them to wander on their own.

Start and finish with your best room.

rrtt

As somebody who's been househunting for over a year (thankfully, after what must be over 50 viewings, have just had an offer accepted - yee haaa!) - there were times when I actually preferred an EA to a vendor-accompanied viewing.

This was because some vendors were way, way too chatty and ott with the detail on a first viewing, which could therefore last anything up to 1.5 hours! Potential buyers (well me anyway) on a first view do NOT want to know (eg) that you installed 28 very expensive concealed ceiling dimmer lights in the living room, that X kitchen cupboard opens like so, y in that way and z in such a way. I wanted to be able to silently concentrate on the basic structure, the layout, whether it would work for me and my family, and my overall impression. Also, as a very outdoor person with pets looking for a country or village home with large garden, I would often prefer to see the garden first because it it was going to be too small or very overlooked there would be no point in me seeing the house. This was all v. easy and inoffensive to say to an EA, but a vendor might feel somewhat hurt or that you were being rude however politely you put it to them.

Also, I wouldn't bother in the slightest about tidying up as long as any untidiness is within normal reason. Personally I just wouldn't even see it - as I say, all that I cared about was getting a basic idea of layout, structure and general condition (whether in need of modernisation etc). Many places that were actually occupied by families looked as though they weren't lived in at all!!

So in brief - don't talk much, don't go into loads of detail (a few words of explan such as "we had this kitchen installed new in 2008 are fine) - just answer any questions viewers may have, allow them thinking time and space. Certainly let them wander round on their tods afterwards as others have said. If they're interested enough to come back for a second viewing, that's the time for some further detail if you/they wish - but don't overwhelm them. Good luck!

K1RST1E_2

Thanks everyone for your advice. I really appreciate it and it's certainly helped me understand what is expected of us tomorrow.

rrtt wrote: »

Also, I wouldn't bother in the slightest about tidying up as long as any untidiness is within normal reason.

<-- This is a relief!! I have an almost 1 year old and can only limit the amount of toys in the living to a degree