Estate Agents fault or just bad luck?

Kathrynmichaud

numbercruncher8 said:

Not really sure what the estate agents have got to do with it.

Seems heavily likely nowadays that they won't exactly have 'found' you the buyers, more that they put the ad up on the portals and people contacted them. 

The ad is getting views which is translating to viewings and also offers, so they are pretty much doing their job. Did they get feedback of the 30+ people who didn't make an offer, and if so was there anything actionable in that?

Yes all the feedback was positive, small thought it a little small for them but nothing really negative.  I think you’re right re the estate agents, think I just needed a second opinion!  Thanks.

Kathrynmichaud

WoozieSioux_tse said:

Did you get any other valuations before you listed with the estate agent? And if yes, were they all similar? The number of viewings compared to offers isn't fantastic, but believe the 'average' is 11 viewings to an offer that follows to SSTC. But don't get stuck on statistics because particularly with a home that's 'niche' or 'quirky' (I would say interesting or unique!) it's going to appeal to a smaller market anyway. Would say that the stats are one in four sstc fall through, so you've already done your share! The next buyer should be THE ONE.
Were the people who offered all experienced buyers? Reason I ask, we are currently selling and have had bad experiences with nervy first-time buyers?
Are the estate agents making a point of highlighting the age and character of the property? Any unusual features?(Experienced homeowners seem to be a bit more forgiving, realising that making changes can be less straightforward. They also approach surveys and reports with a more measured approach- not throwing their hands up at the first mention of issues such as damp and demanding an immediate reduction).
You appear to have been fairly relaxed about extra visits for surveys and valuations. You have the structural survey (doesn't actually sound that bad, certainly not enough to withdraw!) and should take heart from the comments that it is structurally sound and mortgageable.
I would be having a serious chat with your current estate agents. Are they sending you only proceedable buyers? Or have you had people popping round at the weekend because the cinema/shopping centre is closed and "it might be nice to live in an old property!".
The other people on the forum will probably ask for a link to see how the property is marketed. Do you think it has been marketed well by your estate agent? Have they managed to extract feedback from everyone who visited? 
You do seem to have had a lot of bad luck with your buyers. I think I would be asking other estate agents to come round and value the property now. I'd be asking how they'd market the property- do they offer video tours/ virtual viewings to save you being inundated with new viewings? Explain your sale history so far and stress that you only want serious and proceedable viewings.
Don't give up hope, it will happen. You are never going to be able to account for nervy valuers or surveyors (or buyers!), but if you're open and up for the idea to negotiation, just get stuck in and re-list. 

Thanks so much for your comments, they’re really helpful.  We did get one or two other valuations when we originally listed and I have had a couple other agents in recently thinking about doing exactly what you mention and they both agreed the price was right.  One of them actually had surveying experience and he said he didn’t any issues of concern.  (Nothing that should stop sales or mortgages).  The first offer was a first time buyer and yes, I think he got scared by the reaction of the valuer.  We’re very open to negotiation on the price as we realise there are still things to be done.  I would like to stay with our estate agents as they’ve put so much time and effort in but I just wasn’t sure if it was advised to change after so long etc.  Thanks again!

Kathrynmichaud

Thrugelmir said:

If your property is niche. Then finding a buyer is going to take longer. You need to find someone that is prepared for the challenges of what presumably is a listed property. Current market conditions aren't helped by the lockdowns. 

Weirdly no, it isn’t listed.  When we bought it it was covered in a decaying pebble dash render and everything inside - beams, old stone fireplace etc. had been covered up.  We are in a conservation area on a quiet country lane which is a cul de sac. 

Kathrynmichaud

AdrianC said:

Kathrynmichaud said:

When the values came he said that said that due to some crosses on the front of the house (which aren’t structural but there to look pretty) that the house could be unmortgageable and unsaleable!

<raises eyebrows>
They'll be structural. Patress plates, they're called... There's a bloody great big steel rod goes between the one on the front and another on the back, stopping the walls spreading.

Perfectly mortgageable, though.

(We have a swastika one on the front of our house - which I've been told I am NOT allowed to paint in a contrasting colour... Friends had an S and an X...)

We actually put those on there ourselves so we know that they’re not structural.  When we moved in somebody said they would look pretty and in keeping with the cottage.  They structural surveyor spotted straight away that they weren’t doing anything (he did kindly talk us through his report).  

Kathrynmichaud

Irishpearce26 said:

Sounds like the EA is doing their job but you have unrealistic expectations. The pretty crosses you mention are an immediate turn off for people due to the fact that they are actually holding the building together and not there cosmetically. 

Why not sort the damp problem out yourself as this will suit more buyers otherwise they will want a reduction to cover the costs. 

The 3 sales all pulled out because the cost to bring up to standard vs the cost of the house aren’t economical. Nothing to do with bad luck. 

Sorry for the hard facts but it sounds like you need to evaluator your price. 

Thanks so much for your comments, the crosses were put on by us and are just fixed on the front of the house so we’re know they’re not structural.  The structural surveyor spotted that straight away and had no issues with them.  We have thought about doing the bits of damp but we’re very open to negotiating on the price and we’re hoping somebody else would be willing to do the work for a reduction in sale price.  Maybe it is better if we get it done ... You’re right, we may have to reduce the price anyway but after discussing it recently with our own agent and two others they all agreed that even with the bits that need doing the price is right!

AdrianC

Kathrynmichaud said:

AdrianC said:

Kathrynmichaud said:

When the values came he said that said that due to some crosses on the front of the house (which aren’t structural but there to look pretty) that the house could be unmortgageable and unsaleable!

<raises eyebrows>
They'll be structural. Patress plates, they're called... There's a bloody great big steel rod goes between the one on the front and another on the back, stopping the walls spreading.

Perfectly mortgageable, though.

(We have a swastika one on the front of our house - which I've been told I am NOT allowed to paint in a contrasting colour... Friends had an S and an X...)

We actually put those on there ourselves so we know that they’re not structural.  When we moved in somebody said they would look pretty and in keeping with the cottage.  They structural surveyor spotted straight away that they weren’t doing anything (he did kindly talk us through his report).  

So take them off before the next survey...?

sgun

Kathrynmichaud said:

We actually put those on there ourselves so we know that they’re not structural.  When we moved in somebody said they would look pretty and in keeping with the cottage.  They structural surveyor spotted straight away that they weren’t doing anything (he did kindly talk us through his report).  

Firstly, you sound like you are pretty happy with your estate agent and if you have a good relationship then don't change. Secondly, how odd. Making your house look shonky? It would put me off viewing unless your house is something really special even though I wouldn't be scared of a project or old house.

Tiglet2

Kathrynmichaud said:

Thrugelmir said:

If your property is niche. Then finding a buyer is going to take longer. You need to find someone that is prepared for the challenges of what presumably is a listed property. Current market conditions aren't helped by the lockdowns. 

Weirdly no, it isn’t listed.  When we bought it it was covered in a decaying pebble dash render and everything inside - beams, old stone fireplace etc. had been covered up.  We are in a conservation area on a quiet country lane which is a cul de sac. 

OP, what was it about this property that you loved enough to buy it?  Think about how you felt when you saw it, what you envisaged living there and if you are doing the viewings, why not tell potential purchasers what attracted you.  Many people really like individual houses that are not the bog standard box but you need to sell that lifestyle to the next owner.  If you are not doing the viewings, then your EA should be selling the lifestyle of a country cottage or at least portraying that in the sales particulars.  Good luck with the next sale.

Mutton_Geoff

I live in an old listed building with all it's quirks, modifications over the centuries etc. The solid walls get damp, some of the electrics are old etc. I'm on the market and fully expect it to take a year or more to sell. Fortunately my agent is experienced with these types of properties and my viewings so far are all in line with expectation and price though no offers as yet. Doesn't bother me one bit. If I'm still here in two years I might review the situation but until now, I know I'm not selling a standard home.

Maybe a word to the agent to have them emphasise the nature of your property compared to an NHBCd new build to prospects?

UnderOffer

Kathrynmichaud said:

AdrianC said:

Kathrynmichaud said:

When the values came he said that said that due to some crosses on the front of the house (which aren’t structural but there to look pretty) that the house could be unmortgageable and unsaleable!

<raises eyebrows>
They'll be structural. Patress plates, they're called... There's a bloody great big steel rod goes between the one on the front and another on the back, stopping the walls spreading.

Perfectly mortgageable, though.

(We have a swastika one on the front of our house - which I've been told I am NOT allowed to paint in a contrasting colour... Friends had an S and an X...)

We actually put those on there ourselves so we know that they’re not structural.  When we moved in somebody said they would look pretty and in keeping with the cottage.  They structural surveyor spotted straight away that they weren’t doing anything (he did kindly talk us through his report).  

Oh, I’d definitely consider removing them, will help with any assumptions being made by a surveyor or even a potential viewer who may have dismissed your property due to the crosses being visible.