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.


  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.


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.



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.

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.

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.

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.

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.

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.

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.

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.

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.

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 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.

Towns and Cities throughout the East Midlands are benefiting from flattening price trends in a troublesome London property market that is seeing a wealth of investors looking further north.

Estate Agents at Mount & Minster have noted a significant increase in investment both from London-based and foreign buyers who, until recently, previously spent their money in London due to what was deemed to be a good investment with attractive yields.

The Financial Times recently reported that investors are also being increasingly put off by extensive chains in the buying process which is become more and more problematic in a slowing London, compared to the East Midlands where Lincoln is seeing quick sales and high prices achieved by the best local estate agents with savvy buyers sitting and waiting in rented accommodation until the right property comes along. Towns such as Grantham are also highly desirable due to the much improved and very reliable direct service into Kings Cross.

This changing trend shows no signs of waining as more and more cash-rich investors enjoy much more value for their money through better rental yields, as well as reliable long term capital growth.

The range of property types that are under their radar are diverse, from single mid-terrace properties, through to detached residences in the right area, all the way up to new developments throughout the whole of the East Midlands. The areas enjoying a handsome injection of wealth are Lincoln, Newark, Nottingham, Sleaford and Grantham.

For more information on property trends or to discuss investing in the area, or perhaps to have an investor introduced to you and your property you feel may be suitable for one of our many registered buyers, then please contact Mount & Minster on 01522 716 204 or 01476 515 329.

Finding your dream home can only become a reality once you have made an offer that is acceptable to the vendor. Prospective buyers must remember that preparation, position and budget are all key factors in satisfying the seller’s hearts, minds and pockets.


Do your homework and take considerations:

Making an informed decision with regards to your relocation demonstrates commitment. Use online resources and local knowledge to become confident in the area, previous sales and the house buying process.

Understanding of the local living costs or catchment areas will ensure your own peace of mind and avoid costly realisations in terms of time, funds and relationships with the seller, agents and solicitors during the run-up to exchange.


Understand your position:

Are you a first-time buyer? Do you have savings to cover the investment of your next property? Do you need to sell your house to fund your move? Will you require a mortgage? Are you already, or willing to, rent whilst waiting to find ‘the one’?

Being clear about your position, and the circumstances attracting you to the property will allow the seller to weigh up your offer, and decide whether it is complementary to their own move.

Estate agents in Lincolnshire and the East Midlands have seen a huge increase in buyers relocating from the more affluent southern counties who wish to buy a house locally whereby they can continue with the standard of living but mortgage free. These cash buyers are again hugely attractive to local estate agents such as Mount & Minster and it is important you communicate any factor that you believe makes you stand-out so that the agents can prioritise you for their clients properties.


Organise your financial and legal situation:

Sidestep disappointment by organising your deposit and checking your eligibility for a mortgage before you start looking. Know your maximum budget, and what your sacrifice would be for offering higher than you anticipated. Being comfortable with your finances will enable you to make a confident offer.

Remember, the first thing the estate agent will require to confirm your offer is proof of funds or confirmation in writing of your Mortgage Agreement in Principle.

Research solicitors. Their testimonials must be considered alongside their fees – after all, they will be responsible in ensuring you literally get your feet through your door. Ask a local, independent estate agent such as Mount & Minster whether they can recommend any good solicitors and avoid any ‘in-house’ conveyancing services from estate agents looking to make a few more quid, they’re likely to be less competent as dedicated professionals.


Develop your relationships with all involved:

Opening a line of communication with the agents will help them understand your requirements, position and eventual offer. Being proactive shows the seller that you are a serious contender; tell them your story…

Don’t be afraid to ask questions regarding the property and the seller’s position. You should all feel reassured that everyone compliments each others unique position and circumstances.


Do not dawdle:

If you like the property as much as you did on paper, let the agent know your thoughts the following day. Arranging a second viewing could be recommended once you’ve indicated the kind of offer you’d be interested in making. This is not an opportunity for your great-aunt, builder and candlestick-maker to come along, but to prove you are serious in your prospective purchase.


Tailoring your offer:

The balance between making a frugal or realistic offer can affect your scope with future negotiation. “Something is only worth what someone is willing to pay for it”, but in order to reach a mutual sweet spot, expect negotiation around a reasonable figure.

Agents are obliged to present all offers to their client, but will only disclose the region of previous offers to prospective purchasers.   This information can help you judge your starting bid.

Using round numbers runs the risk of making the same offer as another candidate – choosing an unusual figure can pique the interest of the seller, and make your offer stand out.

Starting with a lower bid, complemented by your fast-moving position, may be suitable for sellers who are looking for a quick sale. Don’t be tempted to place an offer so low that the seller will see fit to burn bridges with you. Remember that insulting the estate agent or their client with a low offer may make you less attractive as a buyer for the property of interest, or any other property for that matter.

A high number may be necessary to compensate for the risk of bringing a chain to the purchase, or to secure your bid on a popular property. Just make sure that you can afford it!


Keep your foot in the door!

Once the offer has been accepted, keep things moving. Provide documentation to the agents and solicitors promptly. Ensure that viewings are stopped and that the property is marketed as “Sold Subject to Contract”. Organise your survey. Keep in touch with the agent and solicitor – make sure that they are doing the same thing for the sellers.


Lastly, enjoy!

Buying or selling a house can be a stressful and emotional experience. But it needn’t be! Mount & Minster, as a multi-award winning estate agent, recognise that it should be exciting and effortless.

Estate agents are trained to look after you and once your offer has been accepted, you’re just as important to them as their client, without you they don’t get paid! True, this doesn’t apply to budget ‘online only’ agents as a computer screen is unlikely to hold your hand, guide you through the process and prevent unnecessary issues that could easily be avoided with professional help from a real person, but for the sensible buyers who choose to buy a sensible and attractive home from a reasonable and well-advised vendor, it should all be plain sailing and you’ll be moving-in quickly and with ease. Welcome home!


Author: Ann Gwyther

Moving home can be a stressful time and full of difficult decisions you need to make. Without the expert advice of the most highly qualified and professional agents, you can make terrible mistakes and poor decisions which can cost you not only wasted time, but more importantly thousands of pounds.

To help you, here are the top 6 mistakes made by badly advised vendors and cowboy estate agents which almost always result in you losing out:

Mistake 1: Pricing too high

Without a doubt, one of the easiest mistakes to make as everyone wants the highest price for their property and rightly so.

However, the hardest concept people find difficult to understand is this: the lowest priced properties sell for the highest price and the highest price properties sell for the lowest price. You may  find this difficult to accept, but it is true. If a property appears really good value, everyone is going to want to view, and likely, offer on it. That competition will drive the price up to absolute market value.

In contrast, if realistically your property is worth £325,000 and you decide to market it at £365,000, what do you think will happen?

Firstly, you will have limited interest as your property will appear expensive compared to the competition. Secondly, you are justifying a buyer buying a competing, correctly priced property. In other words, you’re helping your competition sell.

Thirdly, it’s likely after two months your property will start to stagnate on the market. It will start to earn a reputation for having something wrong with it. No-one wants what no-one else wants and everyone wants what everyone else wants. It’s human nature. Unfortunately, there is only one solution at this point and that’s a price reduction.

Your problem is that it is unlikely reducing it down to where it should have been in the first place will solve the problem. Your house is now stagnant on the market, it’s got a bad reputation and you’ve missed the prime market launch period to get competing offers and, therefore, the best price. You’re going to need to reduce your £325,000 house to closer to £315,000 in-order to re-invigorate the marketing and make it appear in searches where people wouldn’t have previously seen it. So what started out as ‘let’s just try a bit higher and see what happens’ has actually cost you £10,000 and two months of wasted time.

This scenario is most common with ‘internet-only’ estate agents whereby you pay a flat fee to list your property, regardless as to whether it sells. It doesn’t matter if your £325,000 home goes on the market for £295,000 (making their lives very easy for them and gaining the reputation for selling a property extremely quickly, regardless as to whether you could have got more) or for £350,000 and it stagnates and remains unsold. They get paid that attractive, low flat fee regardless and while you believe you’re saving a couple of thousand pounds, it’s actually costing you more than five times that amount. This can be easily avoided by engaging the services of a Chartered professional firm such as Mount & Minster who often achieve sale prices in excess of their guide prices.

Remember, it’s not possible to under-price a property (as long as you don’t sell it to the only buyer who views it) but you can very easily over-price a property and kill the crucial early interest.

According to Which?, sellers lose £4,300,000,000 a year to overvaluing and homes with a 5% price cut take 2 months longer to sell.

Mistake 2: Choosing the Cheapest Estate Agent

What’s the difference between an estate agent and a great estate agent? I’ll tell you. 2% of your asking price. It is. Honestly. According to extensive research, the average estate agency achieves just 97% of the asking price whereas great agents achieve 99-100%. On a £500,000 house, that 2% difference equates to £10,000 more for your house… that’s alot of money.

As with any good, great or extra-ordinary service, it’s slightly more expensive but better value overall. As the saying goes, buy cheap, buy twice.

Estate Agents are no different, there are the good, the bad, the ugly and the remarkable. But if you pay peanuts, you’ll get monkeys! Given that your home is your most valuable asset, can you afford to pay a cheap estate agent to get it wrong?

Here’s a scenario to consider… You have a house which you’re planning on marketing for £250,000. Agent 1 is offering to sell it for a flat fee of £900 but has a track record of achieving 98% of asking price and Agent 2 is offering 1.25% but has a track record of achieving 100%… which is the best value agent? Agent 1? Absolutely not!

Agent 2 is the better estate agent for you as you’re likley to achieve £5,000 more for your house but only be charged £2,225 more for the privilege, so you’re £2,750 better off at the end. If you had gone with the cheaper agent you would have only paid £900, but you would have sold it for £5,000 less! If you’re house is more than £250,000, that loss is much higher.

Again, this is the difference between a real estate agent, and an ‘internet-only’ agent. The difference between the two is negotiation. Good negotiators will achieve a better price for you. They do this with good communication either on the phone, or face-to-face. Next time you see a Purple Bricks sale board, have a good look at it, where is their telephone number? Nowhere! Of course not, they don’t want you to telephone them, they don’t want to actually speak to you. If you want to make an offer, you just type it and click! It will either be accepted or declined. There’s no negotiation involved, no explanation or justification. No engagement with the agent on the telephone who through years of experience will be able to help you, their client, achieve a higher price. But that’s what you get for your lower fixed fee. Poor service, lower results. The only person who benefits is your buyer. It doesn’t even matter if they sell it or not, they still get paid the same!

Mistake 3: Thinking Your House Will Sell Itself

Whether you love or loathe estate agents… you need them as houses most certainly do not sell themselves. Here’s why:

They do not value themselves at the correct level to achieve maximum interest resulting in optimum price, quickly, avoiding stagnation and reduction.

They do not photograph themselves to attract maximum viewings.

They do not write a description that will give potential buyers just enough info, but not too much… to encourage a viewing.

They do not promote themselves in the places they will be seen the most.

They do not overcome people’s objections resulting in more viewings.

They do not continuously analyse and review the marketing and make changes where needed to avoid stagnation.

They do not arrange viewings in a way to creates a sense of competition and urgency.

They do not carry out viewings in a way that starts and ends the viewing in the area of the house the buyer most wants in a property.

They do not follow up viewings addressing people’s possible concerns and starting a negotiation.

They do not negotiate the best price for themselves (on average, 4% more than a buyers initial offer).

They do not progress the sale solving the inevitable problems along the way (chains collapsing, survey issues, slow solicitors, etc)

… an experienced, committed, expert estate agent does. The only way to benefit from this is to use a proper, pro-active and personal agent.

 Mistake 4: Being Fixated on the Price You Want

As this article has already hinted, there are good agents and there are exceptional agents. There are also terrible agents! The terrible ones will market your property based on what price you want to achieve. The ‘online-only’ agents are the guiltiest party here as it doesn’t matter if it sells or not, or what the price is, they still get paid. Most people would be well advised to avoid these agents at all costs. So instead, how do you tell the difference between a good agent and an exceptional one?

Easy! When it comes to price, there is one agent that will have the best knowledge as to value, the RICS Registered Valuer.

An RICS Registered Valuer is someone who has achieved the highest qualification in not only property and real estate (RICS stands for Royal Institution of Chartered Surveyors) but also, more specifically, values. To get to this level is very difficult, so difficult in fact that there are only a handful of professionals out there who are qualified to this highest level. These few are the exceptional agents.

So, when an RICS Registered Valuer advises as to value, chances are they’re right! If it’s not the value you were hoping for then perhaps you need to consider who is in a better position to be right, you or the highly respected valuer?

Of course, it’s difficult if you’ve previously been fixated on higher price, or if a previous cowboy agent advised it was worth more before you considered getting the pros involved. It feels as though you’re losing money. But this is not the right way to look at it. How can you be losing money, if you never had that amount in the first place?

Others have their heart set on a house which they can only afford if they sell their house for a certain amount. Oh dear! These types of vendors don’t seem to know in their own minds why they’re selling, or whether they even want to sell. You’ll find these types of vendors have very few viewings and very little success as they’re fighting a losing battle. You sell because it’s the right stage in your life as a family to sell. Once you know what your house is worth and you’re getting people though the door with one or two offers on the table, then you can go out there and realistically look at properties you can afford to buy. Everybody would love to live in Buckingham Palace, but would you really expect someone to pay over the odds for your house just to help you live the dream?

Mistake 5: Refusing an Early Offer Because it’s an Early Offer

There have been many circumstances where vendors reject over the asking price offers from excellent buyers in the first week or two of marketing, only to sell under the asking price 6/8 weeks later. Do not let this happen to you!

You actually have a better chance of getting a higher offer early on in the marketing as that can be used as leverage against the buyer to push them up. An exceptional agent would say to the buyer “at this stage, as it’s so early in the marketing, your offer will need to be 6% higher”… the buyer begins to fear losing out and 9 times out of 10 you will be able to agree a deal.

Remember, you chose your agent because you thought they’d do well. By getting you an acceptable early offer, they’ve proven you right!

Each offer, whether early in the marketing or not, needs to be assessed on it’s individual merits:

  • Offer amount
  • Buyers position (i.e. no chain, first time buyer etc)
  • Financial situation (i.e. cash buyer etc)
  • Motivation… It may be that they have been waiting for a house in your road for 6 months. That’s gold dust and the chances of that sale completing, even if there are slight issues in a survey, is probably 90% vs a 66% national average as they’re a ‘minority’ buyer. However, if a buyer has made offers on 3 houses at the weekend, yours being one of them, then clearly you have to question their motivation and most likely not agree a sale to them. Only once you’ve got all the facts can you make an informed decision to move forward.

Mistake 6: The ‘I’m in No Rush‘ Mentality

12 days is the optimum time for a house to achieve it’s maximum selling price, according to analysis by the Home Owners Alliance.

Agents with an average selling time of 12 days achieved 100.89% of their stated price, compared to those with a selling time of four weeks which achieve 98% of the original asking price, according to the research.

So, what does that tell you? Whether you’re in a rush or not, the longer you leave your house sitting on the market, the less chance you have of getting optimum price.

You may think “I’ll just wait for the right buyer to come along”… and that may well be a good strategy, but in reality, once that buyer comes along (it may be 2,3,6,8 months later), you’ve been for sale for such a long time, they will almost certainly use it against you. They will use it as leverage when making an offer.

The better strategy would be to work back the dates you would like to be where you want to be. So let’s say you want to move to a bigger house and you want to be in that new house by September. We know the legal process can take 3 months and you need 4 weeks to secure a buyer, that means you need to be live on the market by April, beginning of May the latest.

So rather than going on the market in January at an inflated price because at that point you’re in ‘no rush’, hold off, price competitively and launch with the view of having the best buyer secured at best possible price within 4 weeks.

So it’s all really quite simple. When you use the right estate agent, chances are you’ll never fall foul of these common errors that other people are guilty of when picking the wrong agent.

Mount & Minster is an award winning company which has frequently exceeded our client expectations with highly qualified career staff and a thorough knowledge of our industry, our market and our clients. We differ from the common estate agent in may ways which we would be happy to discuss in more detail over a FREE consultation or valuation to suit you. Please Contact Us for further information.


The latest analysis and data clearly shows that, despite uncertainty surrounding the General Election, the average price of a home in England and Wales reached a new high in May , with a rise of 0.3% to £303,200. A sharp slowdown in sales in London and the South East has increasingly been offset by more resilient performance in the East Midlands and the North.

According to the report, the value of the national average home has now increased £13,934, or 4.8%, in the last 12 months.

The results show that activity also remained relatively strong, with transactions slightly lower than usual for the season but still up 6% on April, with an estimated 62,500 sales.

Transactions in the North East (up 10%), North West (6%), Yorks & Humberside (7%), East Midlands (4%), West Midlands (6%) and Wales (13%) are all higher in the three months to the end of April 2017 than the same period in 2015. Conversely, transactions in high-priced areas such as Greater London and the South East are down by 19% and 7% respectively.

West Midlands remains the region with the highest growth in prices, but Liverpool has been named the ‘city to watch’.

Ralph Wyrley-Birch, Managing Partner of Mount & Minster estate agents, said: “There was a lot of talk about housing from the parties in their election manifestos it’s now time for those words to be put into action. The market remains resilient and there’s encouraging activity in both the Lincoln and Grantham areas.”

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