Whether you are buying or selling your home, first impressions are critical. The house viewing needs to go as smoothly as possible.

So what are the biggest faux pas buyers and sellers need to avoid?

If you’re a seller:

Leave the viewing to the professionals – Many sellers naturally assume that they will provide helpful assistance during a viewing. However it has been proven that a home owner hanging around during a viewing actually puts off the buyers. Buyers can feel that they can’t look at the property throughly if they are being watched. Buyers also might want to ask questions regarding the property that need a unbiased professional answer. A professional estate agent can also pick-up as to whether the viewer merely likes or loves your home, essentially helping them during the negotiation stages and ultimately achieving a higher price for you. Avoid any estate agent who encourages you to do the viewings; they’re lazy, unprofessional and obviously don’t care about you getting the best price for your home.

Not everyone likes surprises – Although this should be a given, the number of sellers who leave the property in a mess is surprising. No one wants to buy a property which is a tip; ensure the property is left clean and tidy before any viewings.

Time wasters – If you are looking for a particular type of buyer, for example if you have to move quickly and are looking for a cash buyer or a buyer without a chain, tell your estate agent in advance so that they can give the viewers realistic expectations.

Hide pet paraphernalia – Buyers will decide for themselves if the house is pet-friendly. For those who have no interest or perhaps even a dislike for certain pets, don’t put them off with beds, litter trays and toys. Over time, we can get used to the smells associated with our pets. Ask your agent honestly whether there are pet odours. It’s all very well having the house clean and tidy, but if it smells then you’re sure to leave a very poor impression.

Bake – As previously mentioned, smell is a powerful sense and, as research shows, one of the most memorable. Before a viewing, dust off that old bread-maker and give it a whirl! The smell is welcoming, pleasant and makes your buyers feel at home right from the start. Sold!

If you’re a buyer:

Respect the property – It’s important to show the sellers home the same level of respect you would expect someone to give your home. It is a common misconception that the buyer holds the power when it comes to house sales however it is key to remember the seller ultimately makes the decision as to who they want to sell their home to. Leave a good impression with the agent and they’re more likely to do their best for you.

Be honest – The best thing about the agent doing the viewings is that you’re not going to offend anyone. The owners will be away and believe it or not, they welcome negative feedback! Let the agent know what you do and don’t like and they’ll communicate this with the owner appropriately. More importantly, the agent can get a better idea of what you’re looking for and recommend something more suitable.

Do not negotiate during the viewing – A house viewing is not the place to start negotiating the asking price. Instead, wait until you’ve left the property and have a good think. Sleep on it! If offers are urgent then the agent will let you know. Otherwise take your time and give it due deliberation. Don’t rush and ensure your offers are realistic and at a level you’re comfortable with.

Property professionals will offer the best guidance to both buyers and sellers throughout the sale process. Mount & Minster offers free professional valuations and advice, for more information click here.

So you’ve heard mixed things… They seem to have a few boards up but apparently they’re making huge losses and they have a few unhappy customers. What should you do?

Reviews from specialist estate agent sites such as AllAgents gives people thinking of using a low value or ‘online’ agent a useful and realistic insight into what they’re really likely to experience. You can read some of these reviews here.

The recent BBC Watchdog report on TV hasn’t helped the likes of PurpleBricks either. Dishonesty was a prominent theme. Again, this can be viewed here.

Real, local and established companies such as Mount & Minster are also online estate agents; they market properties on websites such as Rightmove. Almost all estate agents do. Therefore, these ‘online’ agents cannot claim that their unique characteristic is that they’re online. In truth, the only thing that makes them unique is that they’re cheap and low value. Perhaps these low fees are the result of firms such as PurpleBricks making huge losses of £26m, putting homeowners who pay for their services up-front at risk of losing their money.

Exceptional agents SELL houses by using traditional and proven personal skills to get thousands more for your property. This huge increase in the price achieved for your home far exceeds the difference in fees between a low value agent and a pro-active, traditional agent. What’s more, if you choose an award-winning agent such as Mount & Minster, the whole experience is more likely to be streamlined and stress-free. Service has a value.

What’s more, a real estate agent will successfully sell nearly all the properties they bring to market. Recent research and statistics show that the low value agents actually only sell around half their properties which is extremely worrying for those who use these low value companies, particularly when you consider that homeowners are expected to pay the majority of low value agent’s fees up-front, regardless as to whether your home actually sells or not. A report from a leading financial consultancy calculated that PurpleBricks, for example, only sell 51.6% of all the properties they market. In contrast, Mount & Minster sell around 98%.

In short, a real and traditional estate agent is incentivised to sell, sell, sell. Paying a flat fee is not a good incentive to achieve the best price. Giving a low value agent your money up-front is not an incentive at all!

Good traditional agents don’t rely solely on popping photos of properties on the internet and crossing their fingers. The low value agent’s only way of getting interest in a property is by hoping someone sees it online and gets in contact to view. A traditional agent, on the other hand, will engage with buyers and encourage them to consider a wider radius of locations and explain the benefits of different areas and the alternative property values. A computer screen or website cannot do this. If a buyer only clicks detached properties 5 miles of Sleaford, they will never see your impressive and potentially suitable detached home 6 miles away. A traditional estate agent, however, will proactively discuss your property with active buyers in your area, regardless as to where or what it is.

People buy from people. Communication and negotiation are key. Part of the reason low value agents achieve lower prices is because they don’t want (or need) to get involved with negotiations. Why would they, they’ve already got your money! They encourage the lowest level of communication possible. Next time you see a PurpleBricks sale board, see if you can spot a telephone number…

An exceptional estate agent will go out their way to do everything themselves and help you avoid the stress that could be associated with moving home. A firm such as Mount & Minster will do all the viewings themselves as part of their standard service and fee. It also allows us to achieve higher values as we can pick-up on their comments and body language through extensive experience which allows us to assess how far we can push the negotiation process later-on. Low value agents will charge you extra for viewings and would rather you did all the work as it means little to them to achieve that higher price. By the time you take into account all the ‘add-ons’ that low value against charge, you’re looking at the same price of a real estate agent anyway. In which case, why would you bother with the added risk and stress?

Speaking of risk, house sellers using low value agents such as PurpleBricks are starting to realise that, due to the lack of proactive service and sales-progression (and the worst conveyancers in the industry!), a large proportion of sales fall through unnecessarily. This means that, if you’ve made an offer on another property, you are deemed to be high risk because there’s a very good chance that your choice in agent will increase the chances of the chain collapsing. Therefore, the vendor of the property you want to buy from can either dismiss you as too high risk, or alternatively offset this risk by accepting a higher offer from you. This means paying £10k to £20k more for the house you’re buying. Assuming you’re ‘saving’ say £1,000 in estate agency fees, that means you’re suffering an £9k to £19k net LOSS after completing on the sale of your house and the purchase of your new one. Cheap, it would appear, is not the same as best value.

Mount & Minster’s clients are savvy, successful and intelligent people who recognise that their home is probably their most valuable asset, that selling a property is a financial transaction and who, at the end of the transaction, want to be in as best a financial position as possible. What’s more, they actually want to complete on the sale and their ongoing purchase. If they can do all this and receive an award-winning service and go from start to finish stress-free, all the better. Mount & Minster are good value. Cheap is better suited elsewhere. For the more savvy homeowner, you know where we are!

For a FREE consultation or valuation, click here.

 

This disclaimer informs readers that the content, views, thoughts, and opinions expressed in the text belong solely to the author, and are not necessarily shared by those firms mentioned within it. By referencing reports by companies such as Jefferies and providing links to third party websites such as AllAgents and YouTube, the author is not endorsing the public information that these companies provide the general public, but merely draw their attention to it.

Buy-to-let has long been considered a strategic and profitable move onto the property ladder, but with changes to UK legislation, are we going to see the phenomenon die out or is it still possible to reduce the tax paid on rental income and turn a healthy profit from your buy-to-let property?

Tax relief has been phased in since 2017 and will be at a flat rate of 20% and fully in place by 2020. Landlords who only pay a basic tax rate will see no change, however high income landlords will be in a more vulnerable position to loose out more.

The Nationwide Building Society published estimated figures of how a typical landlord’s profits might be hit. Someone with a £150,000 buy-to-let mortgage on a property worth £200,000, with a monthly rent of £800, would currently have a net profit of around £2,160 a year. When the new legislation is in full effect, the net profit would plunge to £960.

So, what can a landlord do to ensure profits remain stable?

INCREASE RENT – It is possible to increase rent on your property to off set the tax relief loss. However by doing this you do run the risk of loosing tenants and thus having a vacant property.

SWITCH MORTGAGES – It could be possible to switch your mortgage, for example move from a 2.99% mortgage to a 2% mortgage. By switching to a cheaper mortgage you could boost the profit and off set any tax relief losses.

UTILISE YOUR SAVINGS – Some building societies offer a mortgage which utilises your savings to cut your bills. Essentially you will not be earning on your savings but utilise the money to shrink the amount of interest you pay on your mortgage. However when utilising these deals be savvy as many examples show that some mortgage rates commence at 2.99% for the first two years but then jumps up to 5.29%.

BECOME A LIMITED COMPANY – If you purchase a property through a limited company instead of your own name you will not be effected by the new legislation. Companies are charged 20% (falling to 17 percent in 2020) corporation tax instead of the 40% higher rate tax rate taxpayers are currently liable for. Administration fees do apply when setting up a company, however these are swiftly outweighed by the longer term profit opportunity.

SO, FIGHT OR FLIGHT?

Before considering cashing in and selling up your buy-to-let properties consider the long term ambition of your property. For example, if you strongly rely on a reliable rental income then it could be more beneficial to take one of the above measures and make the best of the new rules. However, if you bought your property cheaply and have the opportunity to make a healthy profit on its sale, now would be the time.

Most importantly is to seek advice from the professionals. Mount & Minster specialise in property portfolio management and are ready to advice you, contact us today on either Grantham: 01476 515329 or Lincoln: 01522 716204.

The Summer Polo 2018

IT IS WITH GREAT PLEASURE THAT ONCE AGAIN MOUNT & MINSTER WILL BE INVITING GUESTS TO ATTEND THEIR COMPLIMENTARY VIP CHAMPAGNE ENCLOSURE AT LEADENHAM POLO CLUB FOR THE 2018 SUMMER POLO TOURNAMENT ON SATURDAY 7TH AND SUNDAY 8TH OF JULY.

Following the success of this highly coveted event over the last two years, Mount & Minster will once again be hosting invited guests and clients to this years Summer Tournament.

Last year saw a huge crowd gather over this popular two day event, with some also making the most of the occasion by also attending The Ball in the evening. The same format will be adopted this year and those similarly wishing to attend this fantastic evening in The Grand Marquee should contact Leadenham Polo Club on 01400 318006.

Up to 12 teams from polo clubs across the UK will be competing in the tournament, split over 3 divisions with the finals being played on the Sunday. Mount & Minster, who won last year, will also be sponsoring their own team made up of members from Leadenham Polo Club.

Stallholders will be selling polo goodies, art and jewellery so don’t forget to pick up a memento on the day!

Regardless as to whether you benefit from a VIP invitation to the hospitality enclosure, the general public are all welcome to come and join in with the atmosphere throughout the rest of the Club and enjoy an action-packed weekend of polo with refreshments available throughout the day.

VENUE: LEADENHAM POLO CLUB, THE MANOR, FULBECK ROAD, LEADENHAM, LN5 0PX
DATE: 7TH & 8TH JULY 2018 (11.00AM ONWARDS FOR VIP INVITEES)
DRESS: SMART – CASUAL

FOR FURTHER ENQUIRIES, PLEASE EMAIL US: INFO@MOUNTANDMINSTER.CO.UK OR CALL OUR GRANTHAM OFFICE: 01476 515 329

BUY, BUILD OR BARN?

Barn conversions have long been considered the marmite of the property world, you either love them or hate them. But does a barn conversion offer more positives than just open plan living and attractive period features with a modern twist?

Typically barn conversions have appealed to down sizers and a younger demographic. This is mainly due to the fact that planners will insist on the central bay of the barn being left at full height. For the downsizer this means a large imposing living space which will usually accommodate large furniture. The draw of owning a home with a rich heritage and original features, unobtainable in a new build, have cast the net wider attracting more and more to the world of barn conversions.

THE TEN COMMANDMENTS OF BARN CONVERSIONS:

  1. Planning. It is critical to have planning permission in place from the start. Never assume planning permission will be granted just because the building would lend itself well to being a home or other local buildings have been successfully converted.
  2. Vision. Is your vision compatible a) with the original building and its features and b) with the consent that will be granted in planning permission.
  3. Access. Does the property have access or a right of way?
  4. Neighbours. Barn conversions are naturally typically in rural areas but it is key to consider if the barn is near a working farm? Farm access, noise and smells could make a significant impact in your day to day living.
  5. Proximity. Barn conversions usually are in close proximity to similar buildings and conversions due to the nature of the building. Consider are you happy to live in a rural environment with such close neighbours? Have the other builders been converted yet, or are you going to be living near a building site following your completion.
  6. Utilities. If your barn is not already serviced by the key utilities such as water, sewage or electricity this can be costly dependant on location.
  7. Heating. Barn conversions typically are designed with an open plan ground floor spaces, this can equate to costly heating bills.
  8. Light. Planners can insist that no windows are created other than in where there are original openings. In barn conversions quite often this can mean slitted windows. Uplighting in beams and vaulted ceilings has the designer effect but lightbulb changes can be problematic.
  9. Features. Barn conversion enthusiasts must be sympathetic to the raw materials. Ensure your architect and designers understand the sensitivities of a barn conversion and celebrate features such as vaulted ceilings, wood beams and cart doors.
  10. Experts. As will all projects ensuring you get this right advice is key. Chartered Surveyors, architects and specialists will be able to advise as to how to approach each element of the project correctly.

SO HOW MUCH WILL IT COST TO CONVERT A BARN?

Unfortunately there is no simple answer to this question. Many factors will contribute to the final cost; land acquisition cost, the general state of the original barn, the materials and the final specification that you are looking for. A general guide would predict a conversion to cost anywhere from £800 to £1500 per square meter.

Cost saving is possible from savvy cost saving utility savers such as solar panels to reclaiming VAT on labour and materials.

Barn conversions are a fantastic option for the savvy buyer looking to create their own individual stamp on their home. Mount & Minster Chartered Surveyors have extensive knowledge and not only sell such marvellous homes, but also help clients get the planning consent required to actually convert them. Some barns don’t even require traditional planning consent to be converted! 

For help and enquiries, please contact Mount & Minster on either 01522 716204 or 01476 515329.

A recent announcement has put Lincoln on the commuters map!

Virgin Trains has confirmed in May 2019 every day there will be 5 direct trains to London as well as 6 return trains back to Lincoln. The new virgin Azuma trains, recently unveiled by Sir Richard Branson, are set to cut journey times considerably, ensuring Lincoln will now be considered as a commutable destination for city workers seeking a life outside the big smoke.

Over the years southern and London buyers have obsessively hunted for the ‘hidden’ commuting paradise, the holy grail that ticks all the boxes; quality lifestyle, good schools and of course lots of brick for your buck, all within easy reach of the capital. Properties around Grantham and Newark valued between £300,000 and £800,000 have seen huge increases in what buyers are willing to pay for them, and now Lincoln is the next big deal when it comes to county living.

But will this change make an impression on the Lincoln property market? 2017 saw a huge 8% increase in the Lincoln average house price compared to the 2.7% national average increase. The current average house price in Lincoln stands at £171,926, but how does this stack up against other commuter hot spots?

 

Winchester, Hampshire
Average house price £482,000
Commute average 61 minutes

Price per commuter minute: £7,902

 

Haslemere, Surrey
Average house price £631,976
Commute average 50 minutes

Price per commuter minute: £12,640

 

Cheshunt, Hertfordshire
Average house price £313,000
Commute average 26 minutes

Price per commuter minute: £12,038

 

Brighton, Sussex
Average house price £374,662
Commute average 58 minutes

Price per commuter minute: £6,460

 

Sheffield, Essex
Average house price £471,000
Commute average 23 minutes

Price per commuter minute: £20,478

 

Once the new service is up and running, the commuting time is anticipated to be around 1hr 25 mins. Applying the same calculation, this will put Lincoln:

Price per commuter minute: £2,022

This currently makes Lincoln considerably better value and highly attractive to buyers. With supply still remaining low, and demand now set to increase significantly, this can only push prices up and up. Mount & Minster, Lincoln’s award winning estate agents, have already seen signs of this with our London office registering significant interest from wealthier, cash buyers from the capital looking to acquire a home in Lincoln or within 20 minutes of the station.

In recent months Lincoln has been flooded with investment including £29 million bus transport and car parking hub, £35 million Siemens Global Service Operations Centre and a £1 million discover England fund to attract further American tourism.

Coupled with a new speedy commute, tourism investments and attractive property prices, Lincoln and the surrounding villages are now highly sought-after for attracting savvy property buyers. With the 2018 market now in full swing, owners looking to sell are in an excellent position to get a premium price for their property with anyone of our registered buyers from the south and London.

If you would like to discuss selling your home for a premium price then please feel free to contact the Lincoln office on 01522 716204. Or click here.

THE BEAST FROM THE EAST HAS BEEN DEFEATED, THE PEST FROM THE WEST HAS BLOWN THROUGH AND NOW SPRING IS FINALLY ON THE WAY. IT IS POPULAR BELIEF NOW IS THE BEST TIME TO PUT YOUR PROPERTY ON THE MARKET, BUT HOW CAN YOU ENSURE YOUR PROPERTY ACHIEVES THE BEST PRICE?

FOLLOW OUR TOP TEN TIPS TO MAXIMISE YOUR SALE PRICE POTENTIAL:

1. FIRST IMPRESSIONS COUNT
Most buyers will make a decision about your property before they have even crossed the threshold. The best local estate agents will talk about “kerb appeal” which is key to first impressions. Is the approach clear and attractive? Is the exterior paint work in good condition? Planting flowers in bloom and driving the old station runner off the drive and round the corner all add to creating a perfect picture for buyers.

2. CREATING SPACE
When it comes to property the general rule is the bigger the better. Remove any unnecessary furniture, clear surfaces, strategically place mirrors to catch the light and removing living space doors are all ways to ensure your square footage is optimised and rooms flow nicely.

3. SHOWCASE YOUR PROPERTY IN THE BEST “LIGHT”
It has long been popular belief fresh flowers and home baked bread are the avant-garde advise to making your property appealing to buyers. It is true making your home light and airy will make it more attractive; freshen the walls with a neutral colour palette, modernise the decor and ensuring the windows are clean will make certain your property is looking its best. Do not be afraid to turn on internal lights, lighting can set the mood of a room for a potential buyer.

4. THE SPRING CLEAN
A dirty house is a deterrent to any buyer. Utilise the Spring Clean and freshen your property from top to bottom. Buyers will be looking at every inch of your home, dirty bathrooms, kitchen sinks and skirting boards are key. Allow your potential buyers to concentrate on the attributes of your property and not be distracted by a television unit laden with dust. If you have a pet, they might be a popular member of your family but not all buyers will see them as a welcome addition to their future property. Keep pet evidence to a minimum, hide food bowels, litter trays and clutter.

5. DEFINE YOUR ROOMS
Is your home four bedrooms, three bedrooms and and gym, office, snug? Present your home as you wish it to be sold. Don’t use your spare bedroom as storage space or use your dining room as a make shift studio. Buyers will see the space as unusable and will make the assumption the room is simply too small for what it is being advertised as, a quick and easy way to depreciate the value of your property.

6. TEMPERATURE
Ensuring your home is a comfortable and welcoming temperature is a key component to any sale. Temperature sets a tone of a house, light the fire if it is cold, open the patio doors if it is warm. Create a space where potential buyers will linger.

7. GROW THE VALUE OF YOUR GARDEN
A garden can be a key selling point for some buyers, make your garden as attractive as possible. Mow the lawn, tidy paths, screen off rubbish bins and removing children’s toys such as trampolines all add to the finesse of your property. Paint the picture of the long awaited British summer, if the weather is kind, dress garden furniture with a cushion, a book and a bottle of wine with two glasses. Set the scene for your buyers to see themselves in this space.

8. PARKING
If parking is limited at your property make sure the potential buyer has an easy customer journey. Move your car to to another location and ensure all available space it given. Do not clutter the driveway with bicycles and BBQ’s. If your parking is on street you might consider requesting your neighbours park further away for a day or so. A buyer who arrives stressed because they couldn’t get near the property is not going to be in a positive frame of mind.

9. KEEPING UP WITH THE JONESES
Potential buyers are not only going to be looking at your property but also at your neighbours. Is their property well kept? Do they have an overgrown garden or a barking dog? Have chat with them and maybe offer some assistance? Making the area or region of your property appealing is an asset to any buyer.

10. DON’T TAKE IT PERSONALLY
Selling and buying your home is an extremely personal process but when it comes to selling your home your personal style might not be to everyones taste. Family photos, children’s paraphernalia and bric-a-brac that has been with you for years may have even become invisible in everyday life. Take a fresh look and depersonalise your home creating a blank canvas for potential buyers to visualise their life at your property.

Marketing your property at its best and right from the start will make a huge difference. You can’t afford to get it wrong and award winning local estate agents such as Mount & Minster will be able to point you in the right direction and help from start to finish.

In the event you’re thinking of marketing your property this Spring or Summer and would like to discuss how to get the best possible price, then we would be delighted to offer you a free consultation at a time to suit you. You can contact us at either our Lincoln (01522 716 205) or Grantham (01476 515 329) offices and it will be our pleasure to help you further. Alternatively, click here.

Lettings Negotiator

Mount & Minster is seeking a proactive and ambitious Lettings Negotiator.

The job will involve undertaking a variety of tasks, focused on Lettings Agency and Property Management, including but not limited to:

• Lettings Agency – Carrying out valuations and market appraisals, negotiating offers, booking viewings, booking market appraisals, listing properties, conducting viewings, lettings application progression.

• Property Management – Organising and undertaking property inspections, rent collection, managing maintenance schedules, liaising with contactors to undertake works, deal with check in and check out of tenants, service of notices.

• Business Development – Actively promote Mount & Minster, canvassing, lead generation, promotions and events.

Candidates will need:

At least 1 year experience of working in Lettings Agency.
Full Driving Licence and their own vehicle.
Ideally they will have worked for 2+ years in the field and have applicable qualifications i.e. MARLA.

The successful candidate will receive a competitive salary plus commission and annual bonus.

The right candidate will have the opportunity to progress quickly to Lettings Manager.

For further information, please email your CV to james@mountandminster.co.uk or call 01522 716204.

Mount & Minster have once again been exclusively selected to represent their local clients and home-sellers in this years London & Country Property Show on the 17th April 2018.

The only local agent to be showing, selling and displaying prominent local properties that are available for sale in Lincolnshire and the East Midlands, we are pleased to be attending this increasingly popular property exhibition which has grown so much in popularity that it has now relocated from Chelsea Old Town Hall on the King’s Road, to Olympia in Kensington.

This high-profile event is specifically targeted at those currently living in the south east and London who are seeking to move away from the capital. These sought-after buyers are often in a cash position and often pay more for properties which are comparatively much better value compared to where they currently live.

Lincolnshire and the East Midlands is becoming more and more popular with southern buyers who are attracted by stand-out properties which are easily within their reach financially, as well as our proximity to superb transport links, fast rail connections and highly regarded local schools.

Last year, Mount & Minster successfully sold the majority of the properties they pushed at the show and are once again promoting 24 exclusively chosen properties to this special and targeted demographic.

If you think your property would suit a London or southern buyer and you would like to know more about the Show and how Mount & Minster can help successfully market your home and attract a premium price then please feel free to contact anyone of our Chartered property professionals in either the Grantham office (01476 515329) or the Lincoln office (01522 715204). Alternatively, contact us here to learn more about this exciting opportunity.

Your home is your most valuable asset and when it comes to moving house it’s important you get it right from the outset and get advice from the best. Well prepared vendors not only get the best price, but it makes the whole process streamlined and stress-free.

Preparation includes everything from making your property look its best, to conveyancing, arranging a mortgage and choosing an estate agent

1. Crossing the threshold

Kerb appeal is often deemed the most important stage in preparing to market your property. First impressions do count, so use the opportunity to step back and observe the features of your property which could attract a potential purchaser.

Clearly display rooms for their intended use, and minimise clutter or unfinished DIY projects around the house. Show off your interior space, and bear in mind that the outdoor space should be as neat and tidy as within.

Viewings are vital to introduce you to a reliable buyer. At Mount & Minster, we endeavour to conduct viewings on your behalf, presenting your home in a neutral, informed and professional light. Our presentation skills contributed to being awarded Best Residential Sales & Lettings Agency – East Midlands in the 2017 Real Estate & Property Awards.

2. Prepare your paperwork

Provision for the legal aspects of a sale will help ensure that the process runs smoothly – this is just as important as the aesthetics of your property. Collating all relevant documents for your property prior to marketing will assure the buyer’s satisfaction down the line when queries arise.

Begin drafting an inventory of items which you anticipate leaving behind – the agents and solicitors will need to know which fixtures will remain, such as light fittings or the wood burning stove.

Compile all documents relating to any changes that you have made to the property. Alterations to the structure of the property will be required to comply to Building Regulations and Planning Permission at the time of the works, usually covered by a completion certificate. Windows installed after 1 April 2002 will require a FENSA certificate, and other remedial work will be assured by various guarantees.

You will also require an Energy Performance Certificate to market your property. This document shows potential buyers how the property could be more energy efficient and reduce its carbon dioxide emissions. Mount & Minster will arrange this survey on your behalf.

3. Figure out your finances

A key element to consider before marketing the property is your financial position. Remember to think about additional costs, such as home insurance, attaining the right mortgage agreement and conveyancing fees. These considerations will enable you to make an informed decision, alongside demonstrating your commitment and anticipation of an eventual sale.

4. Choose the best estate agent

Choosing the right local agent to market your property will guarantee that your preparations are worthwhile.

Find a firm with a great reputation, whom you feel will market your home to the highest standard and are professionally endorsed. The team at Mount & Minster pride themselves in their highly professional, pro-active and personable manner, alongside their RICS accreditations and three national awards.

When looking at other properties marketed by the firm, take notice of the standard of photography and particulars, as well as their client database. As part of a national network of 229 offices, Mount & Minster properties are often purchased by London or South Eastern buyers looking to relocate to Lincolnshire, Nottinghamshire, Leicestershire and the East Midlands generally.

Mount & Minster always provides bespoke marketing packages, unique to each individual property and client. Your home should shine on the open market and captivate the interest of prospective purchasers.

 5. Confirm your Conveyancer

The final step to consider is the instruction of a solicitor or licensed conveyancer, in order for the property to be legally transferred from yourself to the purchaser upon completion. By arranging your conveyancing as you approach the time in accepting an offer, the legal sale process can start promptly. Remember, an organised and pro-active sales progression is most likely to conclude in a successful sale.

Selling your home is an exciting and emotional event, for which Mount & Minster are delighted to share their experience, knowledge and database of registered buyers. Our award-winning firm of Estate Agents are highly trained to guide you through the whole process. Please contact us for your free valuation on either 01522 716204 or 01476 515329.