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Amanda Lee

Founder

Mike Stuart

SEO

Sales

Roberts have spent 40 years selling properties and finding homes, providing the highest levels of service from the valuation of your property to the day you move.

Useful Information For Sellers

How much is your home worth?

When selling your property, one of the first and most important tasks is to obtain an accurate valuation. This is not simply a case of settling for the highest valuation, it is about trusting your agent to interpret the appetite and direction of the local property market to deliver an accurate valuation that will ensure your home will sell for the best price possible and in a time scale that suits your needs.

Choosing an Estate Agent

Although it is possible to sell your property privately, the task of setting the price, marketing the property, arranging viewings, negotiating offers and progressing the sale through solicitors, can be an overwhelming undertaking. Most sellers choose to engage an estate agent who acts on your behalf to find you the right buyer at the right price. Recent research has indicated that 88% of sellers do not base their choice of estate agent on price alone but also consider factors such as local reputation, success in selling property similar to yours, the experience and training of the team, the location and presentation of the local office, specialised or innovative marketing techniques, branch network coverage, support services, membership of regulatory bodies and any professional awards. Roberts has over 35 years’ experience in selling property across Bournemouth, Charminster, Winton and surrounding areas and over this time we have learnt that both buyers and sellers really value an estate agent with in-depth local knowledge, as this ensures they will have an instant understanding of the appeal of your property to local buyers and will therefore get you the right price. In addition to finding buyers, selling through Roberts offers other benefits to ease the stress associated with selling your home. We help you arrange a legally required Energy Performance Certificate (EPC), market your property, accompany viewings if required, conduct negotiations for the sale and facilitate the whole sales process.

Market your Property

There are many methods that can be used to drum up interest in your property. Before choosing an agent, find out how they market their properties. Do they use photography that will represent your property in the best light? Do they advertise in local newspapers? Visit their website and see how their properties are advertised online.
At Roberts we use the following to advertise homes our client’s properties:

1. Window and wall displays in branch
2. Telephoning buyers we think would be interested in your property (particularly those we know will work well with your timescales and price expectations)
3. Internet promotion on both Roberts website and portals such as Rightmove and Zoopla
4.’For sale’ signs ( never underestimate the power of traditional for sale signs as many homes sell as a result of a friend or neighbour spotting the board and spreading the word.)

Our top tip: Put yourself in a buyer’s shoes – visit your estate agent’s branch and website and question whether the branch is a welcoming environment with friendly staff? Is the website easy to navigate?

Viewings

If you choose to host the viewing yourself remember to highlight all the good points that are not immediately obvious such as friendly neighbours, south facing gardens and in-built storage. First impressions really do count when potential buyers view your property. Roberts can take buyers on viewings for you or if you prefer, you can guide buyers around your own home for a personal touch.

Customers reviews

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Designer
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Manager
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Support

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Negotiation

Your estate agent will handle negotiations between you and the buyer. It is important that you consider how much you would be prepared to accept if a buyer offers a price different from the asking price. The buyer’s position may impact your decision. Consideration should be given to the position and ability of the buyer along with the price being offered and how they fit in with your requirements, are they paying cash, do they already have a mortgage “agreed in principle”, are they first time buyers, are they in a short chain, or can they work to your timescales better than other buyers?

Whatever happens, you should never feel pressured into accepting an offer you are not comfortable with – estate agents are acting on your behalf, not the buyers, so we will work with you to get the best price. Your estate agent will be able to advise you as they will be taking into account the response to the marketing so far, interest from any other parties and any recent comparable sales.

Remember: A survey may reveal repairs are needed on your property which could affect the price a buyer is willing to pay. If you are concerned about potential issues with your property, arrange an independent survey prior to the sale.

Accepting an Offer

Once negotiations have reached a positive conclusion and you are happy to accept an offer, you will need to instruct a property solicitor / conveyancer if you haven’t already done so. Your estate agent will then issue a memorandum of sale detailing the specifics of the sale and circulate it to all parties.

Exchange

The exchange of contracts is the point where a non-refundable deposit (normally 10% of the purchase price) is transferred over to your conveyancer/solicitor and all the legal work has been carried out, meaning contracts can be signed and exchanged. From this point both parties are legally bound to go through with the transaction.

Your completion date will normally be set at this stage, around two weeks after the exchange.

Completion and Moving in

On completion day your money will be transferred and your buyer will be able to move in to their new property. If you want to remove an element of stress from the day contact Roberts and ask for their recommended removal company to help pack, move and unpack your belongings quickly and carefully.

Before you leave remember to take meter readings and re-direct your post. We recommend you leave some notes for the new owner to explain how things work and where to find the essentials such as the boiler switch etc, they are sure to be appreciative (which may be helpful in redirecting any of your post.

To arrange for a property valuation click here. Or if you have any questions regarding the sale of your property Roberts on 01202 541 102

Useful Information For Buyers

Determine your budget

Buying a property is likely to be one of the largest transactions you ever make, so it is important that your calculations are correct from the start.

Every homebuyer works to a budget, whether you’re looking at studio flats or 6 bedroom properties you’ll need to create a budget to determine the properties available in your price range. Take into consideration your income, any savings you wish to use and if appropriate, any cash you plan to use from the sale of your existing property (equity). If you are planning to use the equity held in your existing property we would always recommend getting an accurate up to date market valuation from a local property expert. Roberts take into account the location of your home, condition, demand, competition and recent comparable evidence.

It is important to factor the essential services and taxes involved in buying property into your budget calculations. The most common include – stamp duty, conveyancing, searches, land registry and surveys.

Select the right mortgage

Whether you are applying for your first mortgage, re-mortgaging or securing a mortgage for an investment property – speaking to an expert in this field is will guide you towards the right provider. Independent Mortgage Advisers will take into consideration your personal circumstances, your plans for the future, the lending criteria set out by the banks and building societies and then source the best options from across the whole mortgage market that meet your requirements across the term of the mortgage. By deciding on a mortgage first you will give you the confidence and understanding of your budget that you require to put you in a strong negotiating position when you find a property you want. we are happy to recommend an independent mortgage broker that we work closely with.

Choosing your next home

Online search tools have made the process of finding property easier than ever, however you may not be aware that some of the best properties with desirable locations, price or size sell before they are listed on the larger property portals.

By registering with our Sales Team at Roberts you will stay informed of newly listed properties that meet your desired requirements by telephone or by property email alerts. We also recommend getting to know the team at your local branch who will be happy to keep you up to date with properties that match what you are looking for.

Not sure what you are looking for? Ask yourself what you need, what you would like and what would be a bonus. Think about where you want to live and what you need from that area such as local amenities, transport links and schools. You may prefer new build properties with the convenience of no chains and low maintenance. Knowing in advance what you would be prepared to compromise on is difficult but by doing so often ensures that good homes are not missed.

Viewing a property

Build up a better perspective of what the property is like to live in by visiting the property at different times of the day taking note of which way the garden faces and the parking arrangements It is important to also get clarification on what is and is not included in the sale price, ask to the see the Energy Performance Certificate (EPC), look up at roofs, look at windows, ask what type of heating it is and ask if there are any guarantees. If you wish to buy the property, it is advisable to arrange an independent survey to investigate any areas of concern. After the viewing providing feedback to your estate agent will help them gain a stronger understanding of your wants and needs in order to find the best property for you.

Our top tips:

• Although we always look to be flexible to your schedule viewing diaries tend to get booked very quickly especially at weekends. Contact your estate agent a few days prior to your preferred viewing date and time to avoid disappointment

• Take a notepad and ask lots of questions. If your agent does not know them straight away, they can find out for you after the viewing

Arrange Conveyancing

Conveyancing is the process by which the legal transfer of property from one person to another is made. The buyer or their solicitor/ conveyancer examines the legal documentation for the property and raises questions in order to approve the contract of the sale.

After your offer has been accepted, you and the seller of the property will exchange details of your solicitors/ conveyancers who will then contact each other to start the process. They are there to advise and guide you through the process, explaining the paperwork and forms and making sure that your purchase is as it should be.

Making an Offer

Congratulations – you’ve found a property you want to buy. The next step is to reach an agreement with the seller on the price. Think about this carefully. Give consideration to how the property compares with others you have seen, how well it meets your requirements, your budget, competition from other interested buyers, and consider what would happen if your offer is not accepted. There is a common misconception that you should not pay the asking price but this depends on the property. There are many examples of property selling at or above the asking price where there has been interest from lots of buyers.

Arrange a Survey

There are three main types of survey. If you require a mortgage then your bank will normally insist on Mortgage Valuation to establish that the property is good security for the loan. Although you probably pay for the Mortgage Valuation you would not normally get a copy of the report and therefore we would always recommend having your own survey done in addition. A Homebuyers report is ideal for more conventional residential property built within the past 100 years and includes a detailed visual inspection of all aspects of the property that are available for inspection.

A Building survey (also referred to as a full or structural survey) is suited to older properties, or properties which may have different forms of construction or undergone major changes. A detailed inspection of all visible areas of the property is undertaken. Often a professional survey can help you avoid expense in the future by highlighting defects you may not have spotted but as a minimum it should reassure you that everything is okay with the property.

Finalise Mortgage & Insurance Requirements

You will receive a Mortgage Offer from your lender in which the final details of the loan you are receiving are stated. You and your solicitor/conveyancer should check this carefully. You may also be required to arrange life assurance to cover the loan and building insurance as you exchange contracts.

A Building survey (also referred to as a full or structural survey) is suited to older properties, or properties which may have different forms of construction or undergone major changes. A detailed inspection of all visible areas of the property is undertaken. Often a professional survey can help you avoid expense in the future by highlighting defects you may not have spotted but as a minimum it should reassure you that everything is okay with the property.

Exchange of Contracts

The exchange of contracts is the legally binding part of the process. This is when you hand over a deposit (the normal sum or liability is 10% of the purchase price). Contracts are exchanged once both you and the seller and your respective solicitors/conveyancers are satisfied that everything is in order, a date for completion is agreed and from this point both parties are legally bound to go through with the transaction.

A Building survey (also referred to as a full or structural survey) is suited to older properties, or properties which may have different forms of construction or undergone major changes. A detailed inspection of all visible areas of the property is undertaken. Often a professional survey can help you avoid expense in the future by highlighting defects you may not have spotted but as a minimum it should reassure you that everything is okay with the property.

The day of Completion

This is the day the balance of the monies are transferred via the banking system and the day on which you will get the keys to the property you have bought. For most people this is the day that they physically move into the property with all their furniture and possessions. Roberts have a list of registered removal companies who can pack, move and even unpack your belongings, to relieve some of the stress of moving yourself.

Our top tip: Don’t forget to re-direct your post.

The above is intended to serve as a guide and help you through the process. We do understand that buying a house, though exciting, can be daunting. If you would like to arrange a time to speak with one of the experienced estate agents at Roberts then please contact us and we will be happy to get you started.