View Beat The Property Agent Help to sell eGuide v8 flipbook.
1 Help to sell: Your step-by-step eGuide Help to sell Your step-by-step eGuide
2 Help to sell: Your step-by-step eGuide contents 1 Introduction 3 2 Before the property goes on the market 5 Is it the right time to sell? 6 Are you ready to sell? 7 Is your property photo-ready? 8 The Four Fs 12 Take photos and create a floor plan 13 Energy performance certificate and service reports 17 Property survey and other documents 19 Value your property 22 Instruct a conveyancer now 26 Write an excellent and authentic advert 28 3 The property is ready to go on the market 31 Why you should advertise your home locally 32 Give the locals first dibs! 33 Show potential buyers around your home 34 4 The property has sold 35 Accepting an offer 36 You’ve accepted an offer! 36 5 The final words 37 Thank you 38 Disclaimer 39 Checklist: your selling journey at a glance 40
3 Help to sell: Your step-by-step eGuide one Introduction
4 Help to sell: Your step-by-step eGuide There are 3 stages to the selling journey, each with their own set of tasks: 1 Before the property goes on the market (the most work) 2 The property is ready to go on the market (a little bit more work) 3 The property has sold (the least amount of work) First, we want to congratulate you for reaching out to us, you’ve made the right choice. Your selling journey starts now, but first you need to be prepared for the work ahead. Selling a property not only relies on you understanding each step, it also means you have the right support network in place who understands your needs and preferences and who will work to support you in a timely and effective manner. Selling your own property can be a daunting prospect but it doesn’t have to be. Enjoy the journey and enjoy the money you save! This eGuide will help you every step of the way to achieve the very best outcome, for you. Before you even think about listing your property, you have several steps to undertake to get you and your property market ready. Preparation is paramount and working with an amazing surveyor, conveyancer, and mortgage broker is crucial to having a smooth and time efficient selling journey. We specialise in helping you save and make you money, using our streamlined and simplified process. Getting market ready now will save you time later on. Go grab yourself a drink and let’s begin! We recommend you read this eGuide several times to help familiarise yourself with the process. Feature BTPA Estate agents Cost From £99 one-off fee £4k–£8k commission Control Full Limited Transparency High Low Local-first marketing Yes Rare Hidden fees None High 4 Help to sell: Your step-by-step eGuide one IntroductionYour selling journey starts now
5 Help to sell: Your step-by-step eGuide two Before the property goes on the market
6 Help to sell: Your step-by-step eGuide You can find out using a free online resource called PropCast (link provided below). The results should not be seen as your final conclusion though – there are several research variables which help to build a collective picture into whether it is a good time to sell YOUR property or not. Your surveyor will help you with this (more information about surveyor services is provided in the section titled ‘Value your property’). Every property is different and has the potential to have its own unique set of circumstances. Using the PropCast tool will help guide your decision-making before putting your property on the market. Click The Advisory PropCast Tool and then enter your postcode. This will tell you if you are selling in a good or poor market. Is it the right time to sell? Every property is different and has the potential to have its own unique set of circumstances. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert two Before the property goes on the market
7 Help to sell: Your step-by-step eGuide Here’s some estimates of how much it will cost. Conveyancing (inc. legal fees and disbursements) £1,000-1,500 Mortgage early repayment charge (can you port it?) £Varies Energy performance certificate (if expired) £60-80 each Other compliance certificates (gas/electricity) £60-£120 Removal company £400-£1,200 And if buying at the same time: Stamp duty (click the link for the stamp duty calculator) £Varies Deposit £Varies Survey costs £150-£1,000 Mortgage arrangement fee 0-3% of loan Capital gains tax (applies if you own more than 1 property) £Varies Other costs (contingency) £? 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Are you ready to sell? two Before the property goes on the market
8 Help to sell: Your step-by-step eGuide Is it clean and free of issues? Please follow checklist below: Start the moving out countdown in your mind now! First impressions matter, and it begins at the kerb Tidy up, declutter, de-junk, de-personalise and then do a tip run Get the property professionally deep cleaned by a service that pays attention to detail – you want it gleaming and spotless! Mow the lawn, trim the edges, clean/paint the front door and paint/fix the fence – you want to achieve the very best property valuation You want to make the property look purposeful and inviting We would always recommend paying a professional cleaning company (and gardener) to give your property a deep clean inside and outside, as one of the first steps to freshening up your home. Sometimes, a good clean down of walls and cupboards may be all that’s needed. You’d be amazed at the difference just a deep clean can achieve. Sometimes, a good clean down of walls and cupboards may be all that’s needed. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Is your property photo-ready? two Before the property goes on the market
9 Help to sell: Your step-by-step eGuide The key to helping potential buyers visualise the property as their own is to: Emphasise natural and other lighting – it can make all the difference Remove all non-essential items – de-personalise the rooms Show space where needed and be savvy with furniture placements Potentially, you may need the help of an expert in staging properties – somebody who can advise you how to present your home in the best way possible to achieve maximum interest and value. A fresh set of creative eyes will be able to identify if any rooms will need to be improved to show what the industry experts call The Four Fs – functionality, feel, focus and faith (more about these on page 12). What is home staging? It is professionally assessing and evaluating a property using a holistic approach. It is formulating a plan to highlight existing features (and solve any issues), to help attract buyers and compel the target audience to imagine themselves living there. It is elevating and transforming the property (and NOT just all about displaying some pretty flowers and baking bread!). Home staging is professionally assessing and evaluating a property using a holistic approach. Is your property photo-ready? two Before the property goes on the market 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert
10 Help to sell: Your step-by-step eGuide Research by Staged Homes shows that home staging is a great investment. Statistics have proved 91% of professionally staged homes sold within 1 month and sell for up to 20% more than the competition. Based on an average house price of £250,000, that’s potentially a whopping £50,000 of extra cash in your pocket! PLUS, you’re saving money by avoiding estate agent fees! A DOUBLE win! We’re not in the business of ripping anybody off or exploiting people, but it’s important to remind you that people will also pay what THEY want to (and been approved for), and sometimes they have a little wriggle room to offer over and above what the valuation and selling price is. Keep an open mind when it comes to WHY the buyer has expressed an interest in your house. There are many reasons why a person would want to live in a particular street/area. Value is sometimes derived from emotion and how much a person is willing to pay! Make the effort to improve your property’s value: Maximise the number of bedrooms – revert an office back to a bedroom Avoid empty rooms (unfurnished rooms make them look smaller) Clean the front door and tidy up the garden Kerb appeal – first impressions count Any hidden features or benefits that add to the value of the property? Any recent major purchases? I.e. new boiler, insulation, windows etc. Statistics have proved 91% of professionally staged homes sold within 1 month and sell for up to 20% more than the competition. Is your property photo-ready? two Before the property goes on the market 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert
11 Help to sell: Your step-by-step eGuide Three things sell a home – location, price, and condition First impressions are everything when selling a property and it starts the moment you pull up in front of it! The way it is presented to the world matters a lot. Taking decent and professional looking photos is a very important step in your selling journey. Your images should compel the buyer to imagine themselves living there. The aim is to sell it – so we implore you to do it with pride, and if you can afford it, use a professional photographer and/or videographer (well worth the investment). Your photos should give buyers a realistic view – we do not recommend using fish eye or wide lens as this will skew the buyer’s expectations. You want to set, maintain, and EXCEED expectations as much as possible – not dupe and disappoint them! There are loads of web pages online which can advise how best to take photos of a property. Click here to learn 6 tips for taking the best property photos. You want to set, maintain, and EXCEED expectations as much as possible – not dupe and disappoint them! Is your property photo-ready? two Before the property goes on the market 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert
12 Help to sell: Your step-by-step eGuide We also mentioned The Four Fs on page 9. We would like to go into a little bit more detail for each of them as we think they’re important factors for you to think about before you get your camera or phone out: Functionality Is each room purposeful? Enough storage space/walls utilised? Rethink and re-align furniture to make rooms look bigger and easy to navigate. Feel Do the rooms feel clean and atmospheric? Inviting? Uncluttered? Correct lighting used? Have you removed all cleaning products on show? Is any shopping on the sides? De-personalise each room as much as possible (photos, toys, bins, magnets on fridges, posters on the walls etc.). Open all blinds/curtains and doors to get in as much natural light as possible. Focus Do you have any statement pieces which create WOW or talking moments? Any favourite areas in the house or the garden? Faith Religions, customs and traditions whilst reassuring and a way of life for some, can be viewed as divisive to others. Consider if displays of faith are relevant and try to keep your photos neutral. Rethink and re-align furniture to make rooms look bigger and easy to navigate. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert The Four Fs two Before the property goes on the market
13 Help to sell: Your step-by-step eGuide Pay attention to everything. Did you get the property professionally cleaned inside and out? Check woodwork, fixtures, fittings, lights, switches, even rust and weeds in the garden. Areas that require attention and are inexpensive to fix are worth going the extra mile for. The return on your time, effort and investment is worthwhile. The Which? Property Viewing Checklist is everything a buyer will potentially be checking, so let’s make sure you have addressed them all before the buyer gets a chance too (and maybe use them as leverage for a price reduction!). It’s not rocket science. Just a bit of care, and attention- to-detail is all it takes to get a better perspective. Also, not forgetting to pay attention to the outside just as much as the inside. Thinking of this part of the process as the beginning of your moving out, means this would be a perfect opportunity to start storing items away into moving boxes as you count down and move closer to your moving out date! Taking great pictures requires a basic understanding of angles and heights as well as taking shots from the knees! Take lots of pictures making sure you get as much of the room as possible in the frame, without having to mislead anyone. Including a little of the ceiling for example creates height to your photos. Shooting from a lower vantage point will help to show some distance and a different perspective. Google “how to photograph Interiors like a professional” and you’ll find lots of sites offering free advice. Thinking of this part of the process as the beginning of your moving out, means this would be a perfect opportunity to start storing items away. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Take photos and create a floor plan two Before the property goes on the market
14 Help to sell: Your step-by-step eGuide Once you have finished taking shots of each room, including outside, and you’re happy that you have enough. Next, go through them all just like a professional photographer would. 100 photos yield about 10-20 perfect shots. That’s why you see the pros offering packages of 100, 200 or 300 photos because they know that out of all the shots they’ve taken, only a small percentage will make the cut. The same applies to yours. Are your photos perfectly framing each room in the way you want? Do you need to do any re-takes? Is there enough lighting? Did you use the flash in the darker rooms with not much light? Imagine looking at your photos as a buyer. Are you impressed? If not, why not? Once you are happy with all your photos, select ONE as your “WOW” shot. This photo will be used as your main picture in your advert. We don’t recommend you do a property video unless you are familiar with doing them professionally. Recording a professional video takes a lot of skill and expertise. If you want a video, we recommend that you find a professional property videographer to do this for you, which can be quite expensive, but worth doing if the video would better showcase the size and/or character of the property. A great compromise to a video is to learn how to do a reel. Reel tools can be found on Instagram and Facebook when you “create a new post”. Reels are short-form, vertical videos that are up to 60 seconds long. You can add all your photos and select your own timings so a buyer can see short sharp bursts at three second intervals, and you can add music and effects if you want too. Reels can be a lot of fun putting together, and they give the illusion of a much shorter and more effective marketing tool! Go through them all just like a professional photographer would. 100 photos yield about 10-20 perfect shots. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Take photos and create a floor plan two Before the property goes on the market
15 Help to sell: Your step-by-step eGuide Showing a floor plan in your house sale advert can significantly boost interest and help sell your property faster. Here’s why it works so well: Floor plans make a big impact in property adverts because they give buyers something photos alone can’t: a clear understanding of the space Clarity and transparency-buyers can instantly understand the layout, room sizes, and flow of the home. It removes guesswork and builds trust Better online engagement listings with floor plans tend to get more clicks and longer viewing times. People love visuals that help them imagine living there Helps buyers visualise potential – a floor plan lets buyers mentally place furniture, plan renovations, or see how their lifestyle fits the space Saves time for everyone – buyers who don’t like the layout won’t waste time booking a viewing. Those who do are more likely to be serious Professionalism and perceived value – including a floor plan makes your listing look polished and well-prepared, which can suggest the home is worth more Supports remote buyers especially useful for people relocating or buying from afar—they can assess the property without being physically present Floor plans are particularly helpful if the property is larger than average or if the property has an unusual design. In these instances, then a floor plan will most definitely help and likely generate more enquiries. Showing a floor plan in your house sale advert can significantly boost interest and help sell your property faster. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Take photos and create a floor plan two Before the property goes on the market
16 Help to sell: Your step-by-step eGuide You have the option to create your own floor plans using our Floor Plan feature, available when selecting your selling package. This service is offered at a fixed fee of £21 (this is an amazing limited-time offer!), regardless of the property’s size. All you need to do is draw a rough sketch with your measurements (examples provided below), upload them on your account and you will receive a professional floor plan within 72 hours. Draw a rough sketch with your measurements, upload them and you will receive a professional floor plan within 72 hours. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Take photos and create a floor plan two Before the property goes on the market
17 Help to sell: Your step-by-step eGuide Supplying an EPC certificate for your property is a legal requirement. You can find your existing EPC by clicking here. The results will also advise you how your rating has been assessed and how you can improve it. Make sure your property has smoke alarms and carbon monoxide alarms installed. Contact your local fire station for advice, they offer a free service, as part of a home safety check. Gas and electricity service reports are optional The following compliance certificates (click on the links on the following page) are NOT a legal requirement but would provide the buyer with peace of mind and make your property more attractive. It is important to say here that some potential buyers may request these, and they usually do, or their conveyancer does, so we would recommend you get these done anyway, so you don’t have any unnecessary delays which could add weeks to your completion. Make sure your property has smoke alarms and carbon monoxide alarms installed. Contact your local fire station for advice, they offer a free service. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Energy performance certificate and service reports two Before the property goes on the market
18 Help to sell: Your step-by-step eGuide Electrical Installation Condition Report (EICR) In the UK, there is no legal requirement for homeowners to obtain an Electrical Installation Condition Report (EICR) for their properties. However, it is highly recommended by electrical safety charity Electrical Safety First to have an EICR done at least once every 10 years. This recommendation is based on the fact that older wiring systems can deteriorate over time, creating fire risks and safety hazards. Regular checks can help identify potential issues early, prevent costly repairs, and ensure compliance with current safety standards. Gas Safety Service Report In the UK, gas safety checks are not mandatory for homeowners. However, it is highly recommended to have regular checks with a Gas Safe registered engineer to ensure safety and compliance. While landlords are legally required to provide gas safety certificates for rental properties, homeowners are not legally obligated to have one for their private residence. It is still prudent for homeowners to conduct annual checks to protect their families and properties from potential hazards. You may be able to find an EPC expert, gas engineer or electrician in our exclusive Property Professional Directory. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Energy performance certificate and service reports two Before the property goes on the market
19 Help to sell: Your step-by-step eGuide A mortgage lender will carry out a valuation of the property for lending security purposes only. They will not carry out a full survey. It is standard practice for the buyer’s mortgage provider to organise a survey to be carried out on the property. A survey is an objective appraisal which highlights any defects, issues and associated repairs needed to put things right. Being proactive now and being aware of the condition of the property is important, not only for your own peace of mind, but also to make informed decisions on any actions that need taking. We recommend that you enlist the services of a Property Surveyor to help you ascertain an accurate valuation of your property (more about this on page 22). Using a Property Surveyor will also help you when going on to purchase another property as it will also help you avoid property underinsurance – which can be very costly. We invite you to consult our exclusive Property Professional Directory to identify a highly-rated mortgage broker. We recommend that you enlist the services of a Property Surveyor to help you ascertain an accurate valuation. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Property survey and other documents two Before the property goes on the market
20 Help to sell: Your step-by-step eGuide Other documents required (your conveyancer will ask): Proof of ownership – property title deeds TA6 property information form – details, boundary line, building work, parking, and maintenance fees (these documents are all usually kept with your solicitor or given to you when you purchased it) TA7 leasehold information (if applicable) TA10 fittings and content form (these are all usually kept with your solicitor or given to you when you bought it) Familiarise yourself with the property information questionnaire (PIQ) This is a vital tool in ensuring you meet your legal obligations under the Consumer Protection from Unfair Trading Regulations, and can help reduce fall throughs where a buyer discovers an issue that can impact their decision to purchase (propertymark) – click here to be taken to the form on the propertymark website. Scroll down the page to locate the PDF download link. This will give you an idea of what the conveyancer will ask, and they will want you to complete a variation of this (more about conveyancer services on page 26. Certificates, installation documents, guarantees and any planning permission documents (boiler, solar panels, electrical/gas, EPC, extensions, attics etc.) Leasehold or shared freehold information Mortgage offer details (if buying at the same time) 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Property survey and other documents two Before the property goes on the market
21 Help to sell: Your step-by-step eGuide Most recent bank statements (for the deposit) Proof of photo identification (passport, driving licence) Proof of address (most recent utility bill and council tax summary) List all the work you have had done on the property from electrics to extensions Secure copies of any guarantees (timber and damp) and warranties Any paperwork relating to shared access to your property (garden or driveway) Any other details provided at the time of purchase Note down all the service providers (gas, water, electric, gas, internet, telephone) for your home including the local council/authority Sellers often struggle to provide satisfactory documentation for their property and this is one of the main reasons why the last bit of the sale process gets held up, and buyers have been known to withdraw their offer! Finding out where the holes are early on gives you – the seller, time to fill in the gaps for a seamless and quicker sales journey. We invite you to consult our exclusive Property Professional Directory to identify a highly-rated conveyancer. Finding out where the holes are early on gives you – the seller, time to fill in the gaps for a seamless and quicker sales journey. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 7 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Property survey and other documents two Before the property goes on the market
22 Help to sell: Your step-by-step eGuide Using a certified Property Surveyor is the only way to get an accurate valuation of your property. Surveyors are experts in property valuation and can provide a reliable and accurate valuation. Surveyors are highly respected professionals in the property industry. Surveyors can help buyers, sellers, and lenders avoid costly mistakes. A property surveyor valuation is a more detailed and objective assessment of a property’s market value, conducted by a qualified professional who considers the property’s condition and local market data and house price index (HPI). While an estate agent valuation is typically a market appraisal, often focused on achieving the highest possible selling price for the seller and may be less comprehensive in its analysis of the property’s condition; essentially, a surveyor’s valuation is considered more accurate and unbiased compared to an estate agent’s valuation. A surveyor conducts a thorough inspection of the property, considering its physical condition, structural integrity, and potential defects, while an estate agent valuation may rely more on comparable recent sales in the area and market trends Surveyors are bound by professional standards set by organisations like the Royal Institution of Chartered Surveyors (RICS), aiming for a neutral and accurate valuation, whereas estate agents may have a vested interest in presenting a higher valuation to secure a sale A property surveyor valuation is a more detailed and objective assessment of a property’s market value 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Value your property two Before the property goes on the market
23 Help to sell: Your step-by-step eGuide To find a surveyor near you, click the below link: Surveyors must adhere to specific guidelines and standards when valuing properties, which typically leads to more objective assessments A surveyor’s primary focus is on the physical condition of a property, identifying potential issues and accurately reflecting them in the valuation, whereas an agent might prioritise market factors and the desirability of the property to potential buyers Potential conflicts of interest: estate agents have an incentive to present a property in the best light to secure a sale, which could lead to overvaluing a property You can use a valuation carried out by a surveyor under guidelines issued by the Royal Institution of Chartered Surveyors (RICS) A surveyor property valuation in the UK typically costs between £150 and £800, depending on the size, value, and location of the property, with a basic valuation falling within the range of £100-£250; larger or more complex properties will generally cost more to assess We invite you to consult our exclusive Property Professional Directory to identify a highly-rated property surveyor A surveyor property valuation in the UK typically costs between £150 and £800, depending on the size, value, and location of the property. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Value your property two Before the property goes on the market
24 Help to sell: Your step-by-step eGuide Valuing a property can be an emotional affair, and this is why it is important to enlist the services of an unbiased and neutral professional. To give you some idea though, see below several free and budget tools and resources you can use to gauge a rough idea of your properties value: Propertychecker.co.uk Land Registry – Search the price paid dataset – HM Land Registry Open Data Re:alyse – AI-Powered Property Valuations, Comparables, and Listings | REalyse Pulse (small charge) - Precise valuations in one click - Powered by the UK’s most comprehensive property database - More precise than traditional valuation methods - Real-time market insights and comparables data Also, what you think (sensibly)! Property Checker gives you the same information listed on the Land Registry website. It’s easy and it’s free. It gives you all kinds of information such as an estimated property value, sales history, EPC details, council tax band and you can also check lease information, and lots more. You can simply enter your postcode, and it will give you an insightful overview and summary. Valuing a property can be an emotional affair, and this is why it is important to enlist the services of an unbiased and neutral professional. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Value your property two Before the property goes on the market
25 Help to sell: Your step-by-step eGuide When deciding on a price for your property, you must ask yourself 3 things: 1 The price you wish to market it at (based on facts and not emotion – see page 23 and 24) 2 A price you will accept (how much will you reduce it by, if at all) 3 A quick sale price (ONLY advised if time is an issue for you) 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Value your property two Before the property goes on the market
26 Help to sell: Your step-by-step eGuide Instruct a conveyancer before you put the property up for sale This will save time in the process and get ahead of the game. It also allows you to concentrate on your purchase transaction (if you have one). Complete all the legal paperwork BEFORE your house goes up for sale! Your conveyancer should provide you with what’s known as a Property Pack. The pack will include a set of forms asking a series of questions about your property (outlined on page 20). Doing this now will avoid delays later Ideally try not to go on holiday whilst buying and selling properties (unless you can still be easily accessible) – all sorts of things can happen at this time and can hold things up! Pay any disbursements as soon as you are invoiced, or this will delay the process. Ideally, the conveyancer should charge an all-inclusive price Once you have found a buyer, agree a date that you would like to move by, although this might not happen, it helps to focus the ‘property chain’ on a timeframe for exchange of contracts and date for completion. Ask that your conveyancer informs all other parties of your preferred time frame Find as much property paperwork as you can. From when you originally bought it to now Ask your Conveyancer to check the deeds and other documents now in preparation – reducing the impact to you and the buyer later on Open and clear communication is very important at all stages of the process Instruct a conveyancer before you put the property will save time in the process and get ahead of the game. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Instruct a conveyancer now two Before the property goes on the market
27 Help to sell: Your step-by-step eGuide We recommend using an independent conveyancer who works using a personal style, who runs their own service, who makes themselves accountable and cares about getting you across the finish line in a time efficient way. Please note, some larger ‘factory style’ operations employ high numbers of lesser qualified executives who have extremely high caseloads. You can find reputable conveyancers by word of mouth (ask family and friends who have bought and sold recently – check their Google rating or similar). We invite you to consult our exclusive Property Professional Directory to identify a highly-rated conveyancer. You can find reputable conveyancers by word of mouth (ask family and friends who have bought and sold recently. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Instruct a conveyancer now two Before the property goes on the market
28 Help to sell: Your step-by-step eGuide Your advert needs to draw attention and stand out. We recommend you go to a website called StreetScan – it’s really good (and it’s free!). Click here to find out everything you need to know about your property and its surrounding area. We have listed below what you could include: State where the property is located Proximity to? Schools, public services, hospitals, shops Type of property e.g. flat, terraced, semi-detached, detached, cottage Is it different? E.g. barn conversion, converted church How many bedrooms? 1, 2, 3, 4, 5 etc. sizes? Describe the size of the property e.g. spacious, cosy Does it have a garden (front and back)? Is it south facing? Does it have an outside seating area? How big is it? Does it have a driveway or lean to? Garage? Does it have any extra add-ons like a conservatory or outbuildings? Attic conversion? Describe any unique features and characteristics e.g. quaint cottage vibes like low ceilings and original open fires and mantels in the bedrooms, Victorian style bathroom with a roll top bath, underfloor heating, parquet flooring, fully dry lined under pavement cellar benefiting from electricity etc. Decorated to a high standard throughout e.g. elegant, modern, stylish Describe any unique features and characteristics. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Write an excellent and authentic advert two Before the property goes on the market
29 Help to sell: Your step-by-step eGuide State where the property is located Needs work – ideal project Room for improvement – priced to sell Modern heating and electricity systems EPC rating Do you need a parking permit? Any monthly service charges (usually only applicable to flats) Anything else you can think of that the buyer could potentially love! You don’t have to include everything in the opening page, just list the main key features you know buyers will be looking for and like the sound of. We advise you to price your property on the advert as a starting price, for example: ACCEPTING OFFERS OVER £300,000. This will help to attract the serious buyers who have the budget to offer what you are asking for. Also, it reduces the likelihood of receiving reduced offers at the early stages. You don’t want to get too excited (or appalled!) at the first offer you receive and accept it! Try to remain cool and be patient if you have more time on your side. Once you have settled on your property description and asking price, you are ready to list it on the Beat The Property Agent portal! You don’t have to include everything in the opening page, just list the main key features you know buyers will be looking for. 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Write an excellent and authentic advert two Before the property goes on the market
30 Help to sell: Your step-by-step eGuide Our example of a great property advert: PERFECT FAMILY HOME FOR SALE IN THE POPULAR AREA OF NEW BILTON, RUGBY, WARWICKSHIRE <Insert a photo of your best view/room here> Semi-detached property comprising of 3 excellent sized bedrooms, a main bathroom and an en-suite shower room. Beautifully presented throughout – light and spacious proportions with generous storage solutions. Superb location – walking distance to primary and secondary schools. Modern and newly installed kitchen with a separate dining area. Sumptuous sitting room benefits from a gorgeous open fireplace. Gravel driveway easily accommodates 2 cars. Stunning south facing mature garden with lots of character, foliage and flowers. EPC Rating is a B. Energy efficient heating and electricity systems – fully serviced every year. Will consider all offers over £300,000 and would like to welcome you to our open* house weekend on <insert dates here> from <insert start time> until <insert finish time>. If you have any questions or would prefer a video call, please contact us on: <insert contact number> or send us an email at <insert email address> *Hosting an open house as opposed to booking in separate viewings will save on your time (and stress!) and create a sense of urgency and competition amongst your buyers. two Before the property goes on the market 1 Is it the right time to sell? 2 Are you ready to sell? 3 Is your property photo-ready? 4 The Four Fs 5 Take photos and create a floor plan 6 Energy performance certificate and service reports 8 Property survey and other documents 8 Value your property 9 Instruct a conveyancer now 10 Write an excellent and authentic advert Write an excellent and authentic advert
31 Help to sell: Your step-by-step eGuide three The property is ready to go on the market
32 Help to sell: Your step-by-step eGuide When selling your home, it’s tempting to think, the bigger the reach, the better. According to reallymoving (via Surveyors UK), the median distance for home movers is 12.5 miles. Regionally: North East / North West: 8 miles Midlands: 10 miles South East / South West: 15 miles East of England: 17 miles Regional differences matter. Where you live influences how far you’re likely to move. In the north, moves are more local. In the south, people are more willing to go further. And here’s the truth: local exposure almost always delivers stronger, faster results. Here’s why: Local buyers are the most motivated – they already know and love the area. Most people move only a short distance, so your best buyers are usually right around the corner. The stats say so! Local marketing and open house weekends create buzz and drives early demand, often leading to multiple offers. National reach brings browsers, not buyers – lots of clicks, fewer serious enquiries. Local buyers don’t need convincing about schools, amenities or commute times. You get better feedback and can fine-tune your listing before widening the audience. Starting local isn’t limiting – it’s strategic. It helps you tap into the most ready-to-move audience first, before spending time or money reaching those who may never convert. And here’s the truth: local exposure almost always delivers stronger, faster results. three The property is ready to go on the market Why you should advertise your home locally
33 Help to sell: Your step-by-step eGuide33 Help to sell: Your step-by-step eGuide Keep families, friends and communities together, and the seasonal Airbnb & HMO investors out! If you want to advertise your home locally without using an estate agent, Beat The Property Agent property selling portal will help you do that. There are no guarantees just like with an agent, however we encourage you to give it a try yourself first, you may be pleasantly surprised with the results, and you could potentially save yourself thousands of pounds! A survey carried out by Savills in 2020 shows a high number of homeowners or renters, moved within three miles – as people look to minimise the disruption to their daily working life, school, and social routines. So don’t worry about not being able to post on the more well-known national sites via an agent in the first instance. Give it a try yourself first – you have nothing to lose and you never know what could happen. Spread the word and chances are you won’t need too! Advertise using any or all the following methods: Register on the Nextdoor app Facebook Marketplace and Facebook local area community noticeboards including Spotted pages Making an announcement on your personal Facebook page Asking your family and friends to share your news/advert/posts Online forums or groups you are an active member of Local notice boards in shop windows, and near bus stops and community centres and supermarkets, basically anywhere that has a public noticeboard with high levels of traffic When you post your advert online, make sure you’re reposting every day, and you’re adding hash tags like: #houseforsale #streetname #thearea #theregion three The property is ready to go on the market Give the locals first dibs
34 Help to sell: Your step-by-step eGuide You really are the best person to do this. Be natural and welcoming, and smile! Nobody knows your property the way you do. We don’t do amateur clichés here at BTPA HQ, so no baking bread or using overpowering plug-ins please! Open the windows and doors (if weather allows) and let the natural light in. Alternatively, you can switch the lamps on to give a lovely soft glow, and warming ambience. Displaying a lovely bunch of fresh and fragrant flowers in a nice vase on the table or sideboard is just perfect. Answer any questions freely and honestly and aim to have an engaging conversation about why you bought the house yourself, talk about your positive experiences living in the house and the area, and explain the reasons why you’re now selling up. Being open and transparent will likely encourage the buyers to do the same. Try not to overdo it though. Trying to be over familiar can be off putting to some people. Once you have showed the potential buyers around, give them space and freedom to go and wander around for themselves. Ask them if they have any questions. As you conclude the viewing, explain clearly how the buyer can contact you to make an offer, and invite them to contact you with any further questions they may have. Once you have showed the potential buyers around, give them space and freedom to go and wander around for themselves. Ask them if they have any questions. three The property is ready to go on the market Showing potential buyers around your home
35 Help to sell: Your step-by-step eGuide four The property has sold
36 Help to sell: Your step-by-step eGuide Don’t worry – you won’t need any specialist skills to handle offers. We have made this process really easy for you. Buyers will send their offers to you directly through the website portal. If you’d prefer to chat with them by phone or email, you’re welcome to share your contact details, but that’s completely optional. Everything you need is right there in your portal: you can accept an offer straight away, decline it, or simply hold onto it until you’ve had time to decide. See below the top 6 common issues found in a Home Buyer Report: 1 Detecting damp i.e. leaky roof or rising damp. Damp is caused by condensation and poor ventilation inside the property 2 Roof problems i.e. inadequate insulation and ventilation in roof spaces, and blocked and overflowing gutters. The chimney is also checked 3 Lack of test certification (gas safety and electrical safety testing reports) 4 No smoke or carbon monoxide alarms 5 No building regulation approval for extensions and alterations and supporting compliance documents 6 Serious looking cracks which uncover a more serious issue such as subsidence four The property has soldAccepting an offer You’ve accepted an offer Yay – congratulations! Our job here is done – just kidding. Now, providing you completed and provided all of the documentation at the beginning, all you will need to do now is let your conveyancer know the good news, pass on the buyer’s conveyancer details, and let them know your preferred moving out date (you may have already expressed this earlier on). You’ve done all the prep, you’ve completed all your obligations, now let your conveyancer take it from here. Please make sure you are easily accessible for any questions they may have and be available for the buyer’s surveyor to attend your property (try not to go on holiday!). The surveyor may or may not raise concerns and we ask that you prepare yourself for this. As already mentioned, the survey is usually carried out by the buyer’s mortgage lender, but as previously mentioned, we advise you to use one anyway as they can provide you with an accurate property valuation. This will provide you with peace of mind and no surprises later on.
37 Help to sell: Your step-by-step eGuide five The final words
38 Help to sell: Your step-by-step eGuide Thank you for choosing Beat The Property Agent to help you with your property selling journey. We hope you have found this eGuide simple and easy to follow. We hope you achieve success with it. Please recommend us to your friends, family, and work colleagues! To send us any feedback, please email us at: hello@beatthepropertyagent.com And if you have any further questions about anything within this document, please do not hesitate to get in touch. We will be more than happy to help guide you further, and we are always open to hearing your thoughts, so we can continue to provide you with the best service and support possible. Yours sincerely, Jen Elliott Founder & CEO Beat The Property Agent 07737 185 374 jen@beatthepropertyagent.com www.beatthepropertyagent.com 38 Help to sell: Your step-by-step eGuide Thank you
39 Help to sell: Your step-by-step eGuide Disclaimer The information provided in this Help to Sell eGuide by Beat The Property Agent is for general guidance and informational purposes only. While every effort has been made to ensure accuracy, Beat The Property Agent accepts no liability for any errors, omissions, or outcomes arising from the use of this eGuide. This eGuide is not intended to replace professional advice. We recommend seeking independent legal, financial, or property-specific advice before making any decisions or entering into any contracts. References to third-party services, links, or tools are provided for convenience only and do not constitute an endorsement or guarantee of their accuracy or quality. By using this eGuide, you acknowledge that Beat The Property Agent is not acting as an estate agent, solicitor, or financial adviser, and that all actions taken based on this content are at your own discretion and risk. © Beat The Property Agent – All rights reserved. No part of this eGuide may be reproduced, distributed, or transmitted in any form without prior written permission. 39 Help to sell: Your step-by-step eGuide
40 Help to sell: Your step-by-step eGuide Stage 1 Before the property goes on the market Is it the right time to sell? Check local market activity using PropCast Consult a surveyor for independent advice Review personal timing and readiness to move Are you ready to sell? Calculate expected selling costs (legal, valuation, taxes) Check mortgage details (porting, repayment fees) Estimate total selling and moving budget Is your property photo-ready? Declutter and depersonalise each room Deep clean interior and exterior professionally Refresh paintwork, garden, and kerb appeal Repair minor issues (fixtures, fittings, woodwork, etc.) Mow lawns, clean front door, fix fences The Four Fs: functionality, feel, focus, faith Ensure each room has a clear purpose Create a clean, atmospheric, well-lit feel Add a statement piece or WOW factor Keep décor and displays neutral Please use these next three pages to tick off each step as you progress through your selling journey. 40 Help to sell: Your step-by-step eGuide Checklist Your selling journey at a glance
41 Help to sell: Your step-by-step eGuide Take photos and create a floor plan Take 100+ photos, choose 10–20 best shots Select one “WOW” image for the advert Avoid distorting lenses or misleading angles Upload floor plan sketch for professional version Energy performance certificate & safety Find or order updated EPC certificate Install smoke and carbon monoxide alarms Optional: gas safety and EICR checks Collect compliance certificates (gas, electrical, boiler, etc.) Other documentation Obtain a pre-sale property survey (recommended) Collect title deeds and proof of ownership Prepare TA6, TA7, and TA10 forms Gather guarantees, installation docs, warranties, planning permissions Compile proof of ID and address List utilities, service providers, and council details Value your property Obtain a professional RICS surveyor valuation Cross-check online tools: REalyse, PropertyChecker, Land Registry Compare with similar local properties Decide a marketing price Decide an acceptable price Decide a quick sale price (if needed) 41 Help to sell: Your step-by-step eGuide Checklist
42 Help to sell: Your step-by-step eGuide Instruct a conveyancer now Appoint conveyancer before listing Complete legal property pack early Provide all required documents Avoid holidays during transaction process Write an excellent and authentic advert Write clear, honest, buyer-focused description Highlight key features, benefits, and upgrades Use your best photo as the lead image Include floor plan and EPC rating Proofread and get a second opinion Stage 2 The property is ready to go on the market Advertise locally first (Nextdoor app, Facebook and community pages, word of mouth) List online through Beat The Property Agent portal Use social media reels or short videos for promotion Set a date for an open day weekend and host viewings confidently Collect and respond to buyer feedback Stage 3 The property has sold Confirm sale and instruct conveyancer to proceed Respond quickly to enquiries and document requests Arrange removals and change-of-address notifications Transfer utilities and services Celebrate your successful independent sale 42 Help to sell: Your step-by-step eGuide Checklist
43 Help to sell: Your step-by-step eGuidewww.beatthepropertyagent.com