Sellers Guide

Selling your property made easier:-

Our unique marketing package for sellers is designed to showcase your property in a way that entices potential buyers or tenants to enquire about the property.

Marshalls Property Services has a team of local experts who will work with you to secure the maximum price for your property within a timeframe that suits your needs.

We can tailor out marketing package to fit with your requirements, but as standard, you can expect:

The Widest Marketing of your Property Online
(http://www.marshallsproperty.co.uk)

Comprehensive listing on our website including multiple photographs, detailed descriptions, floor plan and EPC Extensive internet portal presence - Rightmove, OntheMarket and more

All our properties listed on over 10 property sites

Targeted e-mails are sent to registered potential buyers

 "At Marshalls Property Services our people
know their markets inside and out."

The Widest Marketing of your Property Offline

Distinctive for sale boards

Attractive window displays

High quality, colour property brochures designed to highlight the best features of your property

Multiple, high resolution professionally taken photographs

Professional floor plans

Eye-catching newspaper and magazine advertisements

We can provide additional marketing support such as:

  • Listing on social media sites including Twitter and Facebook
  • A listing on targeted premium property portals
  • A local canvassing campaign via an open house launch

When you want to sell your property, we offer a personal service that begins with helpful guidance and advice to answer the questions you have about marketing your property.

We will work with you to achieve the best price for your property whilst bearing in mind the timescale in which you wish to sell.

Invaluable, independent advice

Well trained motivated staff with expert local knowledge

Members of Ombudsman Services: Property and several other industry bodies

We abide by a strict code of conduct, giving you all the peace of mind you need

Licensed members of the NAEA and ARLA

A transparent approach

Your own free market appraisal report

Regular communication throughout the sales process

Automatic feedback on viewings

A comprehensive marketing campaign

Professional photography and floor plans as standard

High quality printed brochures

A detailed listing on our website

A highly visible for sale board


"Local know-how. Better results"

Property Selling Advice

Some Tips From The Experts

Instant smell! Instant sell! Everyone knows that trick. Brew up a pot of real coffee just before the door bell rings and make sure the aroma of freshly ground coffee beans wafts through the hall and smacks likely buyers in the face - just as they walk through the door. That's one, but probably not the best one. Consider these:

  • A freshly painted front door is a good place to start. You don't get a second chance to make a first impression.
  • A confident buyer sweeps into a room. An unconvinced buyer has had a sweep through litter, pizza menus, junk mail and last year's autumn leaves in the hall just to get in. Keep things tidy
  • In winter, have lights on during the day time. They can add enchantment... or disenchantment, if light bulbs are missing.

"In Vacant properties, always leave some furniture behind to place a lived in feeling"

Now there's a big difference between getting a feel of a place and having to feel your way around, which is why lighting in a room is important. In summer, natural light can liven a place up and give a feeling of freshness and cleanliness. So, draw back those curtains and open those windows. If you don't have curtains and it's still dark, check your windows; they may be in of a good clean - there's always a first time!

Air in, damp smells out; make use of 'plug-ins' or scented candles.

In vacant properties, always leave some furniture behind to give the place a lived-in feeling.

If a buyer sits down in a property, it's likely they feel at home, possibly even thinking of putting in an offer. For this reason, make sure there's space round sofas and armchairs so viewers don't have to step over coffee tables and magazines to get to them.

Peeling paint on a window, or a garden gate hanging off its hinges suggests that work needs to be done on the property. This could be used to re-negotiate the price, so make sure everything is in order.

If you have a garden, check outside the house is as neat and tidy as the inside.

In winter, if you have a fireplace, have a fire blazing. Hearths can move hearts.

To a nervous first-time buyer, a damp stain caused by a minor past leakage suggests an impending flood; get it fixed and painted over.

Energy Performance Certificates (EPCs)

What is an EPC?

An Energy Performance Certificate (EPC) is mandatory if you intend to sell or rent your property.

EPCs will provide information on a building's energy efficiency using a sliding scale - "A" being the most efficient, to "G" the least efficient (see example graph to the right). In addition to the Energy Rating (relating to running costs), the EPC will also show the Environment Impact Rating (relating to the carbon dioxide emissions). An EPC report will make recommendations of how you can improve the rating of your property however; there are no statutory requirements to carry out any of the recommended energy efficiency measures. 

Only qualified, accredited domestic energy assessors and qualified, certified home inspectors can product EPC's for domestic properties. They analyse how homes are constructed, insulated, heated and ventilated, and the type of fuel being used.

 "Our expert local knowledge enables us to know exactly how much a property for sale in Windsor is worth"

Once your property has been given an EPC, it gets a unique number and is registered on a national database by the assessor. You can download extra copies by using the report reference number on the top right-hand side of the certificate.

Sellers are required to commission, but won't need to have received an EPC before marketing their property.

An EPC is only required for a dwelling that is self contained, meaning that it does not have an entrance via a separate unit or share any essential facilities (bathroom, kitchen etc). Landlords are not required to produce an EPC when an existing lease is renewed, only when the tenant changes.

EPCs are valid for 10 years and can be reused for new buyers or new tenants, etc as many times as required within that period. A vendor or landlord may choose to commission a new EPC if improvement works have been carried out, but there is no legal requirement to do so.

EPCs With Marshalls Property Services?

Marshalls Property Services use accredited DEA's (Domestic Energy Assessors) who are registered with the appropriate accreditation scheme and they are required to have passed a basic Criminal Record Bureau (CRB) check.

If you are intending to sell or let your property through Marshalls Property Services and require an EPC, then we can arrange this for you - the relevant selling or letting office will be able to provide you with full details. Likewise, if you are not selling or letting, and would like to order an EPC with Marshalls Property Services, please contact us directly.

Selling your home can be a stressful and frustrating experience but it need not be as there is much you can do to make the process as smooth as possible and ensure you get the best price from a buyer that can meet your requirements. Set out below are some suggestions from our experience gained from assisting hundreds of clients to sell their homes.

This guide is complemented by our Buyers Guide, click here for more information on our Buyers Guide

 "We know how to get you the best possible price."

Presentation

Most buyers:

  • Like a blank canvas and have difficulty in seeing the wood for the trees. An opportunity to tidy up and de-clutter.
  • Like a show home standard of presentation. Remove excess furniture and have a spring clean
  • Make buying decisions no further into the property than the hall.
  • Make sure your home has curb appeal and the first impressions when you open the front door are good ones

Ask a friend or one of our team to inspect your home and get their honest comments of how it looks from a buyer’s perspective

Material Information

We will ask you to complete a simple questionnaire that will provide us with Material Information that buyers will need to be able to make an Informed Decision about making your property their next home. In making a full disclosure you will help the transaction proceed at the required pace and help prevent the buyer being surprised later in the process that can lead to disappointments all round. We will agree with you when is the appropriate time to make the information available, with the full information being made available no later than when a potential buyer is identified and we confirm the offer details of a prospective sale.

Getting Legally Prepared To Sell

Once a buyer has been found it is important that your solicitor can present all the documentation to the buyer's solicitors quickly for review. To ensure your solicitor can do this they need to have good notice of your intention to sell. We strongly recommend that they are instructed when we are asked to market the property. This is especially true if your property has not been sold for many years and the title to it is not registered at the Land Registry or if you have a leasehold property where management enquiries may take some time to bring out complex information.

We have a panel of solicitors who we have worked with for many years and with whom we have agreed service standards. We know they are proactive and we work well together to get our clients transactions smoothly through to completion. We will be please to introduce you to them.

What Is Your Property Worth?

What a buyer who wants your home is willing pay. What is special about it that should be emphasised to attract that special buyer who will pay above the average price? Make sure your target market is reached by agreeing with us your property's unique selling points so that its target market can be accessed. Just like all the others in the road? Not to worry, you can make it the best presented home which should attract a premium from discerning buyers.

We will provide you with comparison information on properties that have sold which will help you decide on a suitable asking price given the timeframes in which you need to sell.

Viewings

We believe that as your agent we should show buyers around as we can ask for feedback from them that they are often too polite to offer to sellers.

Overcoming objections is what our staff are trained to do. Equally knowing why buyers do not favour a property enables us to adjust the marketing to secure a buyer from subsequent viewings.

It is good for buyers to pass on the drive. If someone else is interested this often prompts an offer that is that little bit better or comes a little bit quicker than it would have been if the meeting had not taken place! We will specifically arrange viewings in clusters where possible to try to achieve this.

Offers

Leave these to us. We will ensure that we ask the right questions so you can have our best advice as to whether the offer will meet your requirements. Sometimes how much is not the deciding factor. Often the circumstances of the buyer are more important to sellers.

Accepting an Offer

This is always done Subject to Contract so either party can withdraw before Exchange of contracts at no penalty. This is standard legal practice across the UK, but can attract criticism if either party subsequently decide not to proceed with the agreed transaction, so to cement the sale an early exchange of contracts will ensure your buyer cannot change their mind, it will be important for you to instruct your solicitor to try to achieve this for you and we will assist where we can.

Instructing Your Solicitors

Only you can do this and this needs to be done at the very latest as soon as you have accepted an offer.

In order for them to start work on your case, they will need to receive;'

  • Identification from you to satisfy the current money laundering regulations
  • Signed Terms of Business
  • A completed fixtures and fittings list
  • Planning permission and building regulation sign offs for any extensions or alterations you have made
  • Guarantees, warrantees and certificates for works completed (double glazing, boiler servicing etc)
  • Block manager and freeholder information and contact details if your property is leasehold
  • Authority from you to provide the buyers solicitor with answers to their enquiries and payment for them to undertake the standard searches against any proposed purchase you are planning.

Notification Of Sale


We will send a "Notification of Sale" to you, your solicitor, the buyer and their solicitor informing them that a sale has been agreed. It is important that you check our Notification of Sale document to ensure it meets your expectations.

 

The Conveyancing Process


The following page contains a Conveyancing Calendar that will help you follow the progress of your transaction.

 

Some Points To Remember:


Once we have put the transaction in the hands of the solicitors they have custody and control of the transaction and we have a watching brief. It is therefore important that your solicitor checks all the information we will have provided in Good Faith and on which you will have based your decision to accept an offer.

Circumstances for us all change over time so you need regular updates from your solicitor to ensure matters are progressing in accordance with your requirements.

 

Buyers Guide


This is available at www.marshallspropertyservices.co.uk/pdf/buyersguide.pdf. It provides details of what buyers are recommended and can be expected to do to ensure your property meets their expectations to become their next home or investment. We hope this information will also assist you in any onward purchase.

 

Finally...


Our staff have many years of experience in property sales and are well trained to assist you in what may well be a once in a life time transaction. Please do contact them concerning any matter that you would like advice on.

 
Conveyancing Calender


SALE

 Acceptance offer

  • Price from buyer

Seller to

  • Appoint solicitors

 

  • Hand over deeds or give lender's details

 

  • Complete forms

 

  • List items included in sale and return to solicitors

Seller's solicitors to

  • Apply for/retrieve deeds

 

  • Prepare contract bundle

 

  • Send contract bundle to buyer's solicitors

 

  • Deal with enquiries raised by buyer's solicitors

Seller's solicitors to:

 

  • Receive approved contract from buyer

 

  • Send the same contract to seller 

 

Seller to:

 

  • Sign and return contract to solicitors

 

  • Agree with buyer and other parties in chain on completion date

 

Exchange Contracts

Seller's solicitors to:

 

  • Collate figures

 

  • Prepare completion statement

 

  • Send completed document (transfer) to seller for signature)

 

Seller to:

 

  • Sign and return transfer to solicitors

 

  • Make arrangements to move

 

Completion


Seller to

 

  • Hand keys to selling agent

 

  • Read meters Offer accepted by seller

 

PURCHASE


Offer accepted by seller

 

Buyer to:

 

  • Appoint solicitors

 

  • Apply for mortgage

 

  • Pay solicitor's search fees

 

  • Arrange for independent survey optional

 

Buyer's solicitors to:

 

  • Receive contract bundle

 

  • Apply for searches

 

  • Investigate title

 

  • Raise enquiries (if any) to seller's solicitors

 

Buyer's solicitors to:

 

  • Receive & check mortgage offer

 

  • Receive & check search results

 

  • Approve and return contract to seller's solicitors

 

  • Prepare reports and send contract to buyer

 

Buyer to:

 

  • Sign contract & mortgage deed

 

  • Hand over deposit to solicitors

 

  • Agree on completion date with seller and other parties in chain (if any)

 

Exchange Contracts

Buyer's solicitor to:
 

  • Pass on deposit to seller's solicitors

 

  • Apply for funds from lender

 

  • Prepare pre-completion work

 

Buyer to:

 

  • Make arrangements to move

 

  • Place building insurance on risk

 

  • Arrange to pay balance of funds to solicitors

 

Completion

Buyer to:

 

  • Collect keys from seller's agents

 

  • Read meters

 

  • Sign transfer & return to solicitor

 

Buyer's Mortgage

 

Mortgage application

 

  • Complete and submit forms and documents

 

  • Pay survey fees (if required) usually 2 weeks

 

Mortgage survey:

 

Usually 1 week - 10 days

 

Mortgage offer (hard pack) issued

 

Mortgage report on title received from solicitors

 

Min.5 working days notice

 

Mortgage funds released.

 

Selling A Residential Property

 

This guide has been prepared to explain the legal process involved in selling a property from a solicitors/conveyancers point of view..

 

Authority To Obtain Title Deeds and Title Deeds Applied For - When we send a client a quote we enclose a form that asks for their mortgage account number and details of their mortgage lender. When we have received this back we are able to apply to the mortgage lender for the deeds to their property. If they do not have a mortgage we will request that the client deliver the deeds to us.

 

Property information form and contents schedule sent to client - Details forms are sent to the client with the written quotation so that questions that are asked by the buyer's solicitors may be answered.

 

Property information form and other forms returned

Title Deeds Received - Once we have received the deeds we are able to prepare a draft contract. This will be sent to the buyer's solicitors along with the other information that we already have. 

 

Additional Enquiries Received From Buyer's Solicitors - The buyer's solicitors may require some additional information from us. It may be that answers that we have already given require more detail or that results of the search have prompted additional questions. At this stage it will often be necessary for us to obtain the information required from outside sources such as the local authority or insurance company.

 

All Enquiries Answered - When all the information is available we will make sure that the buyer's solicitors receive everything that they require.

 

Draft Contract Approved - When the buyer's solicitors are happy with all the information that they have received they will send back to us the draft contract approved for the seller to sign.

 

Appointment With Client for Signing  - We will arrange for the client to sign their contract as soon as possible. If there is a dependant purchase we will make sure that the two transactions are tied in.

 

Deposit Received - On exchange of contracts we will require that the purchaser pay a deposit of between 5% and 10% of the sale price. Although we don't expect that money to be sent to us before exchange we will expect the buyer's solicitors to confirm that they have the funds to send to us.

 

Proposed Completion Date - Completion is the point at which the purchaser pays for the property and it change hands. The date needs to be agreed before exchange of contracts can take place.

 

Ready To Exchange - When our clients have signed their contract and (if relevant) their proposed purchase is ready we will inform the buyer's solicitors that we are ready to exchange contracts.

 

Contracts Exchanged - Once contracts have been exchanged the two parties involved are legally committed to buy/sell the property in question. Failure to do so at this stage will result in the party at fault being in breach of contract.

 

Completion Date - The completion date which is agreed between the parties on exchange of contracts is the date upon which the seller of the property must give vacant possession and the buyer can take up occupation having first paid the balance of the purchase price. Failure to complete will result in the party at fault being in breach of contract and may forfeit their deposit.

 

Guide To Jointly Held Property


Property held in joint names can be held in one of two ways. These are as follows:

 

Beneficial Joints Tenants

  • This is where the joint owners are all equally entitled to the property.

 

  • When one of the owners dies, that person's interest in the property passes automatically to the surviving owner(s). If, therefore, there are two joint owners and one of them dies, the other becomes solely entitled to the property.

 

  • A Joint Tenant cannot deal with his/her "share" of the property in a Will - it cannot pass to anyone other than the surviving owners.

 

  • Do not be confused by the term "tenant" - this has nothing to do with "tenants" in the ordinary meaning of the world.

 

Beneficial Tenants In Common

  • Under this arrangement the property is held by the joint owners in specific proportions, which may or may not be equal. There might for example, be two owners each owning a half interest in the property, or three owners having a 20%, 40% and 40% share respectively.

 

  • If one of the joint owners dies that person's interest does NOT pass automatically to the surviving joint owners, but would form part of his/her estate and will pass according to that person's Will or under the rules of intestacy.

 

  • A Joint owner could, therefore, make a Will leaving his/her share to the other owner(s) or leaving it to someone else altogether.

 

  • When the property is held in this way, it is essential to have a Declaration of Trust either in the deeds or separately which states the proportions owned by each of the joint owners.

 

Other Factors to Consider


It is necessary when purchasing a property in joint names to decide whether the property should be owned as Joint Tenants or as Tenants in Common. This decision need not be permanent as it is possible to change from one form of ownership to the other. Please not that serving a joint tenancy. (i.e. converting to tenants in common) can be done without the consent of the joint owner(s). One person can instigate it and the other(s) do not have to agree for it to be effective.

 

If the joint owners are not entitled to equal proportions of the value of the property then they should not hold the property as Joint Tenants, unless they wish to become entitled to equal proportions.

 

If the joint owners do not wish their interest to pass automatically on their death to the other joint owner(s) they should not hold as Joint Tenants, but as Tenants in Common. There may be personal and/or tax reasons for this.


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