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Unable to sell house
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If the property isn't attracting much interest. Reduce the price. People's individual tastes and expectations differ. Viewing feedback I've found is generally totally uninformative. Where people fell obliged to say something when asked by the EA.0
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I'm pleased that you are changing your EA. Quite apart from the ridiculous flowery language in the listing the fact that they feel able to tell you the price you must list it at would be a no-no for me. Also, they are advising you to spend a substantial sum on changes as well as thousands on staging and then drop the price - again a no-no for me. Indeed, what you would have to spend to follow their advice is way out of proportion to the value of the house.Having looked at the photos I think the house looks fine. Yes, there are some minor tweaks you can make but there is certainly nothing major that I would do. The only thing that stood out for me was the green radiator covers, which seemed out of place with everything else which was fairly neutral. Perhaps a quick lick of paint to make them the same colour as the walls. Having said that, something so trivial would not put me off buying. I definitely wouldn't rip up the laminate, nor would I replace the carpets unless they were very worn or had an unpleasant smell that couldn't be removed by cleaning.I don't know if your original listing mentioned that you have planning permission for an extension or that you have plans drawn up for the loft. I think these would certainly be worth mentioning. If people don't want to do either, or can't afford it, they'll just ignore that but for someone who wants to do either, or both, projects, that would be really useful, especially having planning permission in place.The garden look a good size too, but not currently laid out in a way which would require a lot of work. I think that highlighting that it has a good size but low-maintenance garden would be worthwhile. If it's sunny in the morning I assume it faces east. Again, pointing out its orientation will help people know which rooms are sunny when. A west facing rear garden is going to get the sun all afternoon and into the evening, which could also be a selling point. It needs a bit of imagination in what the listing says, ditching flowery language and highlighting the house's many good points (which as far as I can see , it has) in a straightforward way.0
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Thank you - we have had a lot of interest with lots of viewings but no offers.Hoenir said:If the property isn't attracting much interest. Reduce the price. People's individual tastes and expectations differ. Viewing feedback I've found is generally totally uninformative. Where people fell obliged to say something when asked by the EA.
As mentioned in the thread, the estate agent was only willing to drop the price if we did thousands of pounds of work to the property, that they had not told us about for the last 4-5months.
Thank you for this. The radiator covers are going to be removed as it would take a high number of coats to get rid of the green. The radiators themselves will therefore be given a freshen up.Cloth_of_Gold said:I'm pleased that you are changing your EA. Quite apart from the ridiculous flowery language in the listing the fact that they feel able to tell you the price you must list it at would be a no-no for me. Also, they are advising you to spend a substantial sum on changes as well as thousands on staging and then drop the price - again a no-no for me. Indeed, what you would have to spend to follow their advice is way out of proportion to the value of the house.Having looked at the photos I think the house looks fine. Yes, there are some minor tweaks you can make but there is certainly nothing major that I would do. The only thing that stood out for me was the green radiator covers, which seemed out of place with everything else which was fairly neutral. Perhaps a quick lick of paint to make them the same colour as the walls. Having said that, something so trivial would not put me off buying. I definitely wouldn't rip up the laminate, nor would I replace the carpets unless they were very worn or had an unpleasant smell that couldn't be removed by cleaning.I don't know if your original listing mentioned that you have planning permission for an extension or that you have plans drawn up for the loft. I think these would certainly be worth mentioning. If people don't want to do either, or can't afford it, they'll just ignore that but for someone who wants to do either, or both, projects, that would be really useful, especially having planning permission in place.The garden look a good size too, but not currently laid out in a way which would require a lot of work. I think that highlighting that it has a good size but low-maintenance garden would be worthwhile. If it's sunny in the morning I assume it faces east. Again, pointing out its orientation will help people know which rooms are sunny when. A west facing rear garden is going to get the sun all afternoon and into the evening, which could also be a selling point. It needs a bit of imagination in what the listing says, ditching flowery language and highlighting the house's many good points (which as far as I can see , it has) in a straightforward way.
Laminate is staying but going to put a rug in the living room and I seemed to have been able to secure a free sofa on facebook market place. We are changing the carpets - the green one is quite well worn as is the beige carpet. Thankfully we have managed to source replacement carpets cheaply.
The planning permission was mentioned in the listing but got lost in al the other language.
I'm not 100% sure on the orientation, but the garden definitely gets the sun from about 11am until it goes down.
We will be triple checking the proposed listing of the new estate agent before it goes live.2 -
Bailey1980 said:
Thank you - we have had a lot of interest with lots of viewings but no offers.Hoenir said:If the property isn't attracting much interest. Reduce the price. People's individual tastes and expectations differ. Viewing feedback I've found is generally totally uninformative. Where people fell obliged to say something when asked by the EA.
As mentioned in the thread, the estate agent was only willing to drop the price if we did thousands of pounds of work to the property, that they had not told us about for the last 4-5months.
Thank you for this. The radiator covers are going to be removed as it would take a high number of coats to get rid of the green. The radiators themselves will therefore be given a freshen up.Cloth_of_Gold said:I'm pleased that you are changing your EA. Quite apart from the ridiculous flowery language in the listing the fact that they feel able to tell you the price you must list it at would be a no-no for me. Also, they are advising you to spend a substantial sum on changes as well as thousands on staging and then drop the price - again a no-no for me. Indeed, what you would have to spend to follow their advice is way out of proportion to the value of the house.Having looked at the photos I think the house looks fine. Yes, there are some minor tweaks you can make but there is certainly nothing major that I would do. The only thing that stood out for me was the green radiator covers, which seemed out of place with everything else which was fairly neutral. Perhaps a quick lick of paint to make them the same colour as the walls. Having said that, something so trivial would not put me off buying. I definitely wouldn't rip up the laminate, nor would I replace the carpets unless they were very worn or had an unpleasant smell that couldn't be removed by cleaning.I don't know if your original listing mentioned that you have planning permission for an extension or that you have plans drawn up for the loft. I think these would certainly be worth mentioning. If people don't want to do either, or can't afford it, they'll just ignore that but for someone who wants to do either, or both, projects, that would be really useful, especially having planning permission in place.The garden look a good size too, but not currently laid out in a way which would require a lot of work. I think that highlighting that it has a good size but low-maintenance garden would be worthwhile. If it's sunny in the morning I assume it faces east. Again, pointing out its orientation will help people know which rooms are sunny when. A west facing rear garden is going to get the sun all afternoon and into the evening, which could also be a selling point. It needs a bit of imagination in what the listing says, ditching flowery language and highlighting the house's many good points (which as far as I can see , it has) in a straightforward way.
Laminate is staying but going to put a rug in the living room and I seemed to have been able to secure a free sofa on facebook market place. We are changing the carpets - the green one is quite well worn as is the beige carpet. Thankfully we have managed to source replacement carpets cheaply.
The planning permission was mentioned in the listing but got lost in al the other language.
I'm not 100% sure on the orientation, but the garden definitely gets the sun from about 11am until it goes down.
We will be triple checking the proposed listing of the new estate agent before it goes live.A shame re the radiator covers as I think they look nice, but I understand the problem of re-painting.If it were me I would go for a rug with some colour, to life the room, but nothing too bright or bold in colour or design. Something that looks calm and doesn't draw your attention to it too much. Something in pastels colours perhaps. This is the sort of thing I'm thinking of:Could you buy some cheap tubs and put some nice flowering plants in and have one either side of the front door and maybe a couple at the back too - it would really lift the exterior without spending a fortune. These, for example, look nice and are metal not plastic. Two sets would give you 6 tubs - two for the front and four for the back.The EA should be able to tell you the orientation; it makes a big difference. An east-facing house is going to get the sun all morning at the front and and the garden and whatever rooms are at the back, all afternoon/evening. That's a real selling point imo. A north/south house is going to be very dark at the side that faces north and the side that faces south can get too hot. Honestly, your house has got so much going for it and I'm sure with a change of EA and the spring nearly here to bring out the buyers (and possibly some giveaways in the budget), it will sell.
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Here you go! Look it up yourself: https://www.suncalc.org/
Definitely a selling point, rather than stupid language.
Simply and factually highlight the features.
And market it at the right price!
Cloth of gold has some good advice.1 -
Definitely the right move to change agent. When I moved the house needed a new bathroom and all the carpets were gone - I asked each agent who valued if I should do the work for a higher price and they all unanimously said no, price it right and it will sell.
They were right.
They also said it was ultimately my choice of value, they were there to guide. I can't fathom an agent who would 'refuse' to drop the price as if it sells, they get their fee!1 -
Cloth_of_Gold said:Bailey1980 said:
Thank you - we have had a lot of interest with lots of viewings but no offers.Hoenir said:If the property isn't attracting much interest. Reduce the price. People's individual tastes and expectations differ. Viewing feedback I've found is generally totally uninformative. Where people fell obliged to say something when asked by the EA.
As mentioned in the thread, the estate agent was only willing to drop the price if we did thousands of pounds of work to the property, that they had not told us about for the last 4-5months.
Thank you for this. The radiator covers are going to be removed as it would take a high number of coats to get rid of the green. The radiators themselves will therefore be given a freshen up.Cloth_of_Gold said:I'm pleased that you are changing your EA. Quite apart from the ridiculous flowery language in the listing the fact that they feel able to tell you the price you must list it at would be a no-no for me. Also, they are advising you to spend a substantial sum on changes as well as thousands on staging and then drop the price - again a no-no for me. Indeed, what you would have to spend to follow their advice is way out of proportion to the value of the house.Having looked at the photos I think the house looks fine. Yes, there are some minor tweaks you can make but there is certainly nothing major that I would do. The only thing that stood out for me was the green radiator covers, which seemed out of place with everything else which was fairly neutral. Perhaps a quick lick of paint to make them the same colour as the walls. Having said that, something so trivial would not put me off buying. I definitely wouldn't rip up the laminate, nor would I replace the carpets unless they were very worn or had an unpleasant smell that couldn't be removed by cleaning.I don't know if your original listing mentioned that you have planning permission for an extension or that you have plans drawn up for the loft. I think these would certainly be worth mentioning. If people don't want to do either, or can't afford it, they'll just ignore that but for someone who wants to do either, or both, projects, that would be really useful, especially having planning permission in place.The garden look a good size too, but not currently laid out in a way which would require a lot of work. I think that highlighting that it has a good size but low-maintenance garden would be worthwhile. If it's sunny in the morning I assume it faces east. Again, pointing out its orientation will help people know which rooms are sunny when. A west facing rear garden is going to get the sun all afternoon and into the evening, which could also be a selling point. It needs a bit of imagination in what the listing says, ditching flowery language and highlighting the house's many good points (which as far as I can see , it has) in a straightforward way.
Laminate is staying but going to put a rug in the living room and I seemed to have been able to secure a free sofa on facebook market place. We are changing the carpets - the green one is quite well worn as is the beige carpet. Thankfully we have managed to source replacement carpets cheaply.
The planning permission was mentioned in the listing but got lost in al the other language.
I'm not 100% sure on the orientation, but the garden definitely gets the sun from about 11am until it goes down.
We will be triple checking the proposed listing of the new estate agent before it goes live.A shame re the radiator covers as I think they look nice, but I understand the problem of re-painting.If it were me I would go for a rug with some colour, to life the room, but nothing to bright or bold in colour or design. Something that looks calm and doesn't draw your attention to it too much. Something in pastels colours perhaps. This is the sort of thing I'm thinking of:Could you buy some cheap tubs and put some nice flowering plants in and have one either side of the front door and maybe a couple at the back too - it would really lift the exterior without spending a fortune. These, for example, look nice and are metal not plastic. Two sets would give you 6 tubs - two for the front and four for the back.The EA should be able to tell you the orientation; it makes a big difference. An east-facing house is going to get the sun all morning at the front and and the garden and whatever rooms are at the back, all afternoon/evening. That's a real selling point imo. A north/south house is going to be very dark at the side that faces north and the side that faces south can get too hot. Honestly, your house has got so much going for it and I'm sure with a change of EA and the spring nearly here to bring out the buyers (and possibly some giveaways in the budget), it will sell.
Thank you for this; I've always liked radiator covers and I am looking to see if I can find ones already painted a neutral colour for a reasonable price.
For the rug, I was thinking of a pastel colour, the sofa I've managed to get is on the darker side of grey but was going to jazz it up with some coloured cushions, maybe yellow as grey and yellow do seem to work together but may be overkill with the yellow on the front of the house!
I was going to get some window boxes for the front and maybe some tall potted plants either side of the front door.BobT36 said:Here you go! Look it up yourself: https://www.suncalc.org/
Definitely a selling point, rather than stupid language.
Simply and factually highlight the features.
And market it at the right price!
Cloth of gold has some good advice.
Thanks for this, the house seems to be between North and East facing (there are two bedrooms at the front of the house). with the back garden between West and North and every summer we have lived there even during heatwaves the house has stayed nice and cool inside as well as being nice and light.ManuelG said:Definitely the right move to change agent. When I moved the house needed a new bathroom and all the carpets were gone - I asked each agent who valued if I should do the work for a higher price and they all unanimously said no, price it right and it will sell.
They were right.
They also said it was ultimately my choice of value, they were there to guide. I can't fathom an agent who would 'refuse' to drop the price as if it sells, they get their fee!
We have had a couple of other agents out who have all said it is priced right, but suggested some minor tweaks to make it more sellable - nothing major or on the full scale that the current agent has recommended.
But we will be dropping it to £175k, though not sure whether it's best to say offers in the region of, in excess of (as we'd like to get a little more if we can) or just stick with a flat figure of £175K.0 -
Re your last sentence - I'd just put it on for £175k, no OIRO or OIEO or anything else. If enough of the people who viewed and liked it before are still house-hunting they might create a bidding war between themselves anyway.
So imo just a flat figure. Don't be giving yourself another thing to worry about and chew over, you've enough on. Good house, good price, get it sold I removed the shell from my racing snail, but now it's more sluggish than ever.2 -
I'd also stick with a flat figure. We're not in a market where bidding wars are common at the moment - and airy fairy offers around/offers in excess of - put some people off. List it for what you want for it and see where it goes. Don't give yourself another headache by faffing around with the 'description of the price'.
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The more I read, the more I wonder a couple of things. Firstly, *have* there been any actual viewings, given that there’s been limited feedback until recently. Secondly, it’s reading very much like the current agents have got someone interested who can’t afford the house as is, but would if it had all the “improvements” done AND the price dropped.
I suspect that you will sell quickly with the new agent. As you’re not there, ask the new EA for some form of confirmation of viewing (I know that data protection comes in, but surely first initial and circumstances would be okay (J, single, 3 children)? I suspect that agent 1 would have had the same person viewing (J, single, 2 kids, K, single, 2 kids, L, single, 2 kids) who wants a house with new carpets, doors and shower.
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