Most sellers think about presentation, but the biggest delays in a sale usually come from paperwork and small repairs that a buyer’s surveyor or solicitor picks up. This six-week plan deals with both, so that by the time your home is listed it is ready to sell and ready to go through conveyancing without surprises.
Weeks one and two: paperwork
Instruct a conveyancer now rather than after you accept an offer. They will send you the property information and fittings and contents forms, which ask about boundaries, disputes, alterations, guarantees and services. Filling them in early gives you time to find missing documents.
Gather certificates for any work done: building regulations completion certificates, FENSA certificates for windows, electrical certificates, boiler service records and any guarantees for damp proofing or a new roof. If you own a flat, ask your managing agent for the leasehold information pack, which can take weeks to arrive.
Check that you have a valid Energy Performance Certificate. You need one before you can market the property, and it lasts ten years.
Weeks three and four: repairs
Walk around the house as if you were a surveyor. Fix dripping taps, sticking doors, cracked tiles and blown double-glazed units. Clear gutters, check for slipped roof tiles and make sure the boiler has been serviced recently.
None of these are expensive individually, but together they shape a buyer’s impression of how well a home has been looked after. They also reduce the list of points a buyer might use to renegotiate after the survey.
Week five: declutter and clean
Buyers need to imagine their own lives in your home, which is harder when every surface is full. Pack away at least a third of what is on shelves and worktops, store bulky furniture if rooms feel crowded, and clear the hallway completely.
A deep clean, especially of the kitchen, bathroom and windows, is worth paying for if you do not have the time. Fresh grout and clean windows show up clearly in photographs.
Week six: presentation and photographs
Make small changes that photograph well: new bedding in neutral colours, a couple of plants, matching bulbs in every lamp and clean towels in the bathroom. Cut the lawn and sweep the front path, because the first photo and the first impression are both taken from the street.
Book the photographer for a bright day, open every curtain and blind, and turn on every light. Put cars, bins and personal items out of sight.
Setting the right price
An accurate asking price matters more than any of the above. A valuation should be based on recent sold prices for comparable homes nearby, not on asking prices or on what you need to achieve. Overpricing usually leads to fewer viewings and, later, a reduction that buyers notice.
If you would like a market appraisal, use the contact form and tell us the address and a convenient time. We will explain how we reached our figure and what, if anything, would make a real difference to it.
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