No viewings in three weeks

Mulatinha

Morning MSE folk
I’ve had my house in the market for three weeks. In that time I have dropped the price twice (well, the second drop was made by the EA of his own accord and he justified it as a way to get people through the door)… I know that three weeks is a short time but at the same time I have had one single viewing, the couple apparently made an offer which would be just enough to get what I need to move on, then they disappeared without a trace and according to the EA not answering calls or texts. My house is not standard construction so I knew from the start that it would be a little more challenging to sell than the usual brick/tile variety, but in my opinion is well presented (I went to great lengths to research house staging and did my best to follow the advice on photo day) so I really don’t understand the lack of interest. 

I have had a proper read of the EA contract and realised that I am locked into a 16 week contract, it’s a flat fee so I’m worried that EA will try and push me to drop the price even lower, which is not feasible. Any advice would be really appreciated. 

Albermarle

Is the fact that the house is not of standard construction ( can you say how it is constructed?) mentioned in the estate agent details/on Right Move. Just want to make sure it is probably that which is putting people off.
Maybe tricky to get a mortgage.

Mulatinha

Albermarle said:

Is the fact that the house is not of standard construction ( can you say how it is constructed?) mentioned in the estate agent details/on Right Move. Just want to make sure it is probably that which is putting people off.
Maybe tricky to get a mortgage.

It’s non-standard British Iron & Steel Federation construction , also known as Howard Steel Frame. Not all lenders will mortgage it, but there are more now than when I bought it. Yes, this is disclosed on the details and the portals. 

Slinky

Your estate agent cannot drop the price without your agreement. Put this in writing to them to ensure it does not happen again.

EssexHebridean

Does that EA contract also include anything about them being able to drop the price without your consent or even by the sound of it involvement? 

Mulatinha

EssexHebridean said:

Does that EA contract also include anything about them being able to drop the price without your consent or even by the sound of it involvement? 

Fair point, it does not! 

He has called this morning funnily enough. So the master bedroom has a dividing wall (we had no use for it as an actual bedroom, half of it is used as a laundry drying area and the other half is my teen’s study area which is what suits our family) and he now seems to think this is what is stopping people from wanting to view it further. I would consider taking the wall down if this is something that would reflect general feedback, problem is that I only have his feedback and don’t want to get stuck into additional costs if this is not going to make any difference. He has also suggested removing the property off the market for a couple of weeks then “re-launching it”. Any opinions would be most appreciated. 

gwynlas

It sounds as though you are locked into this EA contract for 16 weeks but I would give notice asap.

Did you get 3 agents valuations? I presume other houses of this type have sold in your area, who sold them?

If the agent gave you a valuation 3 weeks ago I fail to understand why price dropped twice, where they just trying it on to  get your business?

Unless you are absolutely desperate to sell I would sit out the 16 weeks at price initially agreed then remarket with somebody else.

Reading this forum many people are having to wait ages for a sale. 

Please ensure new particulars explain that partition wall could be moved if required.

ReadySteadyPop

Mulatinha said:

Morning MSE folk
I’ve had my house in the market for three weeks. In that time I have dropped the price twice (well, the second drop was made by the EA of his own accord and he justified it as a way to get people through the door)… I know that three weeks is a short time but at the same time I have had one single viewing, the couple apparently made an offer which would be just enough to get what I need to move on, then they disappeared without a trace and according to the EA not answering calls or texts. My house is not standard construction so I knew from the start that it would be a little more challenging to sell than the usual brick/tile variety, but in my opinion is well presented (I went to great lengths to research house staging and did my best to follow the advice on photo day) so I really don’t understand the lack of interest. 

I have had a proper read of the EA contract and realised that I am locked into a 16 week contract, it’s a flat fee so I’m worried that EA will try and push me to drop the price even lower, which is not feasible. Any advice would be really appreciated. 

Another price drop may be needed, the best wat to deal with this is to offer lower on the next property, that is how markets function effectively.

LoopyLoops

Mulatinha said:

EssexHebridean said:

Does that EA contract also include anything about them being able to drop the price without your consent or even by the sound of it involvement? 

Fair point, it does not! 

He has called this morning funnily enough. So the master bedroom has a dividing wall (we had no use for it as an actual bedroom, half of it is used as a laundry drying area and the other half is my teen’s study area which is what suits our family) and he now seems to think this is what is stopping people from wanting to view it further. I would consider taking the wall down if this is something that would reflect general feedback, problem is that I only have his feedback and don’t want to get stuck into additional costs if this is not going to make any difference. He has also suggested removing the property off the market for a couple of weeks then “re-launching it”. Any opinions would be most appreciated. 

Is there any way to mention that that is just a dividing wall or even altering the floor plan?  Knowing it could be easily removed would be useful to know when deciding to view. 

As to the steel frame.  We viewed a house that was steel framed (can’t remember the type, but like you mortgageable).  They had had a survey done to check the frame was still solid and the estate agent held a copy for viewers to view.  The EA was very knowledgeable about steel framed houses and very open, which gave me confidence to view.  To be honest your EA sounds not so good.  As someone else has said wait out your contract and switch to someone more knowledgeable about your type of house.  

Herzlos

Mulatinha said:

So the master bedroom has a dividing wall (we had no use for it as an actual bedroom, half of it is used as a laundry drying area and the other half is my teen’s study area which is what suits our family) and he now seems to think this is what is stopping people from wanting to view it further. I would consider taking the wall down if this is something that would reflect general feedback, problem is that I only have his feedback and don’t want to get stuck into additional costs if this is not going to make any difference.

I wouldn't touch it; it's going to mean a lot of work and redecorating the room.

I'd also assume that some people may like it, for a gym/office/dressing/play room or whatever. I'm assuming each half is a decent size on it's own?

The non-standard construction is going to be the biggest stumbling block as you're almost certainly restricted to mortgage free buyers. You may have to drop the price until it sells, but remember that 3 weeks isn't long at all in house sales.

user1977

Is the listing counting each of those spaces as a bedroom? I think buyers are unlikely to treat it as a proper bedroom if it can only be accessed via another one.