Selling a 4 bed sandstone - advice needed!

Beeches3

True words "I have Spoken"!!!

davidmcn

Anything marketed by that agency makes me suspect there's something wrong with the property - and I really wouldn't want to bother phoning somebody in Manchester who probably doesn't even understand the Scottish house selling system, never mind your local market.

Do they even have a floorplan available on request?

I also prefer to have easy access to the Home Report (most properties on ESPC have them available for download) - speaking of which, did the surveyor make any comment about the market or comparable properties?

Beeches3

davidmcn wrote: »

Anything marketed by that agency makes me suspect there's something wrong with the property - and I really wouldn't want to bother phoning somebody in Manchester who probably doesn't even understand the Scottish house selling system, never mind your local market.

Do they even have a floorplan available on request?

I also prefer to have easy access to the Home Report (most properties on ESPC have them available for download) - speaking of which, did the surveyor make any comment about the market or comparable properties?

davidmcn, I wish I had done a little more research before hand. Not sure if they have a floorplan at the moment but I will be onto that on Monday, I've also spent most of the day preparing a detailed description for them. I know that's their job but I'm going on the old saying ..."want something done right...."
Nothing much mentioned in the HR for market or comparable but...

"In its present condition the opinion of valuation for the Outright Ownership interest with vacant possession on the
3rd July 2014 is £450,000(four hundred and fifty thousand pounds sterling)."

edinburgher

Nice enough house, but the extension makes it non-standard, and people don't like things where they need to make things 'work' in their head.

You're asking for too much, you will need to have serious thoughts about how much of the sunk costs of the extension you will be able to swallow.

Also, you mention 30 minutes to Glasgow. Well, you can have this for another £5k and it's 20 minutes to the city centre if you leave reasonably early/are lucky with the lights. It's in one of the poshest suburbs South of the city, I'd happily end my days there

Beeches3

I know I have taken a lot of people's generous time already but been working on a blurb for the EA...wouldn't mind some feedback?
Thanks in advance. AX
The Beeches

Key Features
Detached Victorian sandstone house
4 reception rooms & 5 bedrooms
• Vestibule & reception hallway
• Formal lounge
• Downstairs WC
• TV room/snug
• Kitchen
• Family room & dining area
• Games room
• Utility
• 5 double bedrooms
• Master en-suite
• Jack & Jill en-suite
• Family bathroom with Jacuzzi bath, separate rain effect shower cubicle
• Study
• Substantial driveway
• Side, rear garden & decking
• Security electric gates
• Original features


A truly unique Victorian blonde sandstone detached villa in one of Airdrie’s most prestigious conservation areas. This substantial detached house built around 1905 is the former headmaster’s school house of Albert Primary School, which has been since demolished and replaced by new modern housing. Situated in a quiet one-way street the property retains many impressive traditional features, including high ceilings, picture rails, ornate cornicing, decorative ceiling roses, working Victorian window shutters, wood panelling, high Victorian skirting and stain glass windows.

The Beeches offers a spacious and flexible family home which has been upgraded and modernised by the current owners with well-appointed accommodation arranged over two levels.

The versatile layout offers the purchaser flexible use of each apartment, all of which are well proportioned. The downstairs comprises of vestibule and entrance hall with cloaks wc, formal lounge, dining room/bedroom 5, TV room/snug, fully fitted modern kitchen, 21feet family room and dining area, 21feet games room and utility room. The upper floor consists of 4 double bedrooms, master shower en-suite, a family bathroom (Jacuzzi bath and separate rain effect shower), “Jack-and-Jill” en-suite between bedrooms 3 and 4 and a study.

The gardens to the front of the property provide ample space for several cars allowing for off-road secure parking with a mainly hard landscaped area and lined with 9 mature common lime trees delivering privacy, along with a traditional wrought-iron fence and electric gate. Whilst the enclosed side and rear gardens offers a large decked area for outdoor living and dining and a family friendly, private garden with a shed and upper tree house den. The side garden is south-east facing and the rear is west facing which give excellent sun exposure all day long. The garden also benefits from external lighting to ensure maximum use of the entertaining/dining area.

The property features gas central heating, double glazing and is entered via electric gates.

Airdrie is voted 2nd most popular destination in North Lanarkshire and 94th of 257 most popular in Scotland, (Source: Trip Advisor 12/10/2014). The Beeches is situated 1 mile from both Airdrie and Drumgelloch train stations, which allow commuters half-hourly trains to Glasgow (30 minutes) and Edinburgh (1 hour). The M8 motorway (east and westbound) is only 3.5 miles away and provides easy access to motorway links to Glasgow and Edinburgh, with also the M73 and M74 close by, the M80 to Stirling road (north) can be reached in 12 minutes, all providing excellent transport networks to the central belt and surrounding towns and cities. For those who wish to stay local The Beeches is located near to Airdrie Town Centre, the area caters for a good range of shopping and sports facilities, retail parks, pubs, restaurants and country parks. Airdrie also sits on the UK National Cycle Network Route 75 which runs from Glasgow to Edinburgh. Wester Moffat woodland also sits on the edge of town and offers 2km of paths to explore, as well as links to the North Calder Heritage Trail.

Situated in arguably one of the finest addresses in Airdrie, The Beeches presents a rare opportunity to acquire a truly remarkable property. The floor plan shall provide you with a detailed layout of this adaptable and well laid out home, however we recommend viewing to appreciate the setting and space on offer.

EER Band D

Lounge 16'7" x 13'10" (5.05m x 4.22m).

Dining room/bedroom five 13'8" x 13'8" (4.17m x 4.17m).

Family room & dining area 20'8" x 14'5" (6.3m x 4.4m).

Games Room 20'8" x 13'7" (6.3m x 4.14m).

TV Room/snug 11'10" x 11'9" (3.6m x 3.58m).

Kitchen 14'5" x 12'5" (4.4m x 3.78m).

Utility room 13'7" x 7'3" (4.14m x 2.2m).

Cloaks/wc 7'4" x 5'11" (2.24m x 1.8m).

Bedroom one 13'9" x 11' (4.2m x 3.35m).

Master en-suite 8'4" x 4'1" (2.54m x 1.24m).

Bedroom two 11'11" x9'6" (3.63m x2.9m).

Bedroom three 14'7" x 11'9" (4.45m x 3.58m).

En-suite 11'10" x 4'1" (3.6m x 1.24m).

Bedroom four 12'2" x 11' (3.7m x 3.35m).

Bathroom 13'8" x 6'1" (4.17m x 1.85m).

Study 10'9" x 9'1" (3.28m x 2.77m).

hcb42

It's a lovely house, and nicely fitted out. It is always harder to sell a house that is so expensive compared to the market. I would definitely agree with the comments about going with a professional local agent - having sold three houses in Scotland between 1997 and 2006, including one unique and unusual one not dissimilar in size to yours (I realise this was boom years) I think paying agents an increased commission to get the best offer possible was a few thousand well spent versus what we actually achieved.

My main concern, and would probably put me off (but I think your house is unique enough to come and view) is the extension exterior versus the original. Not sure if that is just the photography or not, but it doesnt feel quite in keeping.

Good luck selling it!! Shame you cannot stay..

Beeches3

hcb42 wrote: »

It's a lovely house, and nicely fitted out. It is always harder to sell a house that is so expensive compared to the market. I would definitely agree with the comments about going with a professional local agent - having sold three houses in Scotland between 1997 and 2006, including one unique and unusual one not dissimilar in size to yours (I realise this was boom years) I think paying agents an increased commission to get the best offer possible was a few thousand well spent versus what we actually achieved.

My main concern, and would probably put me off (but I think your house is unique enough to come and view) is the extension exterior versus the original. Not sure if that is just the photography or not, but it doesnt feel quite in keeping.

Good luck selling it!! Shame you cannot stay..

Thanks hbc42, do you mean from the outside it doesn't look the same? Or too modern inside?

I'm tied to this agent for a while but will be having an honest conversation tomorrow and their efforts and make several changes! Thanks again

Beeches3

edinburgher wrote: »

Nice enough house, but the extension makes it non-standard, and people don't like things where they need to make things 'work' in their head.

You're asking for too much, you will need to have serious thoughts about how much of the sunk costs of the extension you will be able to swallow.

Also, you mention 30 minutes to Glasgow. Well, you can have this for another £5k and it's 20 minutes to the city centre if you leave reasonably early/are lucky with the lights. It's in one of the poshest suburbs South of the city, I'd happily end my days there

Thanks edinburgher, when we bought this house is was in need of modernising and spent a fortune upgrading then decided to extend. we intended to move on eventually as it was never a keeper and realise now we shouldn't have bothered with the extension but we were a growing family. Funny how life throw challenges at you!!

hcb42

I meant from the outside - I realise this would have been a key challenge with such an extension however.

I generally like the inside - can see it's potential. At first I thought it was a semi detached, so was confused with the listing (and it only says 4 beds...??)

just seen that new Scottish land tax on the TV at the moment. Sheesh...! That will impact a lot of families in many areas who are not particularly well off . That's just killed any plan of mine ever to move north again however - so I had better cancel my viewing

On the other hand, if someone is in the market for a big house, then it could work in your favour.

Beeches3

hcb42 wrote: »

I meant from the outside - I realise this would have been a key challenge with such an extension however.

I generally like the inside - can see it's potential. At first I thought it was a semi detached, so was confused with the listing (and it only says 4 beds...??)

just seen that new Scottish land tax on the TV at the moment. Sheesh...! That will impact a lot of families in many areas who are not particularly well off . That's just killed any plan of mine ever to move north again however - so I had better cancel my viewing

On the other hand, if someone is in the market for a big house, then it could work in your favour.

That made me smile:rotfl:,
I'm hoping that it might push people along before it comes into force in April! we are by no means well off, just happen to have bought wisely( in the past ) and moved up the ladder when we could afford, so there are a lot of people who will be in that position and it will kill the market at my end and above, as if things weren't hard enough!!!