Can you help me sell my house - again!?

Bibbitybob

Ok, I'm not sure if what I'm going to say will mostly be repeating others, but as someone looking to buy here's my two pennies worth...

- The first thing that would put me off is lack of double glazing. We are just about to put our house on the market...we got valued at £90k a couple of months ago without double glazing, paid £3k to get the whole house double glazed and have just had a valuation of £115k. So that's a £22k profit, and a more appealing house to buyers. I don't think this is reflective of how the market is moving...we are in Lincolnshire and prices haven't gone anywhere near as mad as the rest of the country.

I know double glazing is traditionally very expensive, but we bought our windows direct from the manufacturer (Roundbrand, not sure if they're national) and had them fitted by a freelance fitter. We were quoted nearly £1000 for two windows by a big name company, but this way we've had 8 windows and a bay for not much more. Might be worth contacting local manufacturers, most sell to the public.

We were also lucky in that we found a very helpful EA who we called up and asked if the quote we'd had would be worth going for, and he was very honest with us about it all. At first he said it wasn't worth putting double glazing in, but once we rung with the quote he almost squealed down the phone at me and told me to go for it at that price. Might be worth asking your agent?

- Ok, I understand the photos aren't great but this is what I'm getting from them....

- Living room could do with the chair taking out and longer (to the floor) curtains to give the illusion of nice high ceilings and a deep bay

- I think the kitchen would benefit hugely from a new floor. The units are (I'm assuming) in good condition, and as others have said I'd much prefer to put in a new kitchen myself and have that reflected in the price. I'd suggest a wood effect vinyl flooring...something cheap but modern looking. It would be fine for a buyer to move into, but not so expensive that they're paying for it.

- I'd centralise the bed in the main bedroom, simply because it looks like it would be difficult to get in from one side. The floor is absolutely stunning, by the way!

- I agree with the second bedroom looking small...I'd suggest either a single bed, or a double futon pulled up into a sofa.

- The bathroom I'd be tempted to change the floor again for something more neutral. I know it's a simple job buyers should see past, but many don't.

I hope I haven't been negative! I don't think the house needs anything huge doing to it at all, it looks really lovely. Good luck with your sale!!

Strapped

Agree with the double glazing comment. Most people over-estimate by quite some way how much double-glazing costs & the "hassle" of needing to have it done may put some buyers off (probably a small % but in a potentially falling market you don't want to put anyone off). I'd have it done.

Most people can "live with" a serviceable but old kitchen.

miniloopie

Bibbitybob wrote: »

- Ok, I understand the photos aren't great but this is what I'm getting from them....

- Living room could do with the chair taking out and longer (to the floor) curtains to give the illusion of nice high ceilings and a deep bay
If we took the chair out would people wonder where they could sit? I might try rearranging it to make it look bigger...

- I think the kitchen would benefit hugely from a new floor. The units are (I'm assuming) in good condition, and as others have said I'd much prefer to put in a new kitchen myself and have that reflected in the price. I'd suggest a wood effect vinyl flooring...something cheap but modern looking. It would be fine for a buyer to move into, but not so expensive that they're paying for it.
Yes the units are ok, they are cheap and look cheap but still work... the floor is relatively new and is in fact slate effect vinyl - looks much better in real life than on the picture!

- I'd centralise the bed in the main bedroom, simply because it looks like it would be difficult to get in from one side. The floor is absolutely stunning, by the way!
Centralise the bed? Behind the door perhaps... not sure where else it will go - actually when you walk in I dont think you feel that it's tricky to get in and out.

- I agree with the second bedroom looking small...I'd suggest either a single bed, or a double futon pulled up into a sofa.
A futon might be a good plan - good thought.

- The bathroom I'd be tempted to change the floor again for something more neutral. I know it's a simple job buyers should see past, but many don't.

I hope I haven't been negative! I don't think the house needs anything huge doing to it at all, it looks really lovely. Good luck with your sale!!

Thanks for all the comments! Good ideas about buying double glazing direct from the manufacturer - will have to look up some local companies. All the advice I've had so far is not to bother as we wont see a return on our investment... the windows in there arent original and are good solid wooden ones but I can see that some might be put off thinking double glazing is essential. I have to say I would happily buy another house without - thick curtains are a must but other than that I dont see much difference!

Stargirl12

Just wondering if you had considered offering cash back on completion rather than droping the price to take into account the kitchen. That way the buyer could get the kitchen done how they want it, without worrying where the money would come from or having to live with the old kitchen until they had saved up?

miniloopie

Stargirl12 wrote: »

Just wondering if you had considered offering cash back on completion rather than droping the price to take into account the kitchen. That way the buyer could get the kitchen done how they want it, without worrying where the money would come from or having to live with the old kitchen until they had saved up?

Ooh that's not something I'd considered... certainly something we could offer but not sure how I'd make that clear? Maybe I could offer to pay the stamp duty on the house instead? Or does that make us sound desperate to sell?!

Bibbitybob

miniloopie wrote: »

Thanks for all the comments! Good ideas about buying double glazing direct from the manufacturer - will have to look up some local companies. All the advice I've had so far is not to bother as we wont see a return on our investment... the windows in there arent original and are good solid wooden ones but I can see that some might be put off thinking double glazing is essential. I have to say I would happily buy another house without - thick curtains are a must but other than that I dont see much difference!

I completely agree - we much prefer houses with original sash windows to double glazed, but it seems the mass market doesn't.

Our windows were hardwood single glazing, not rotten and only about 3 years old. It seemed daft to replace them and we were told that we wouldn't see a return either. I think that's true if we bought them with someone like Safestyle, we'd probably be looking at around £15k for the whole house. But local manufacturers are definitely worth checking out! Roundbrand recommended our fitters who were absolutely fantastic...two blokes who drunk me out of tea, but did a spendid job and cleaned up everywhere they went. I think with them being freelance they'd want to do a better job than contract fitters with a big company...it's usually no skin off the fitters nose if the job isn't done 100%, but these guys work on recommendations and future work (i.e they know we're moving so want us to use them again on our next place).

miniloopie

Bibbitybob - Just checked out Roundbrand's website - unfortunately they only have branches in the North... but will seek out local companies instead - definitely worth persuing, thanks!

Capricorn_One

Hi Minillopie,

that's a really nice house you have. I would only echo what the others have said about the kitchen.

New worktop and maybe some new doors. I got some from Ebay. Look fantastic and even with postage were way cheaper than usual. Also B&Q and Jewson's do cheap doors. If the carcasses are ok there's no need to replace them.

Possibly get a new vinyl floor laid as well?

Hope you get a good price for it!

Best wishes,

Ed.