Advice For Buyer's and Sellers
 

Buyer's Advice

What is my price Bracket?

Before searching for your property decide on your price bracket. This will depend on your income and the value of your current property.

Don't fear if you are a first time buyer. This can be an advantage due to you not being subject to sale, therefore possibly making you more appealing to vendors. To ascertain how much you can afford for your potential property we recommend that you acquire some financial advice. We can put you in touch with Independent Financial Advisors - just ask.

Getting a valuation of your property can be a good idea if you are interested in moving home. It will determine how much your current property is worth and along with a financial quote can give you an idea of which price bracket your potential home will be in. Most estate agents will do this free of charge.

  What are my Options?

Ascertain the type of property that you are looking for in order to narrow down your search. Generally detached houses will be the most expensive followed by semi-detached, apartments, town houses and terraced property.

A new development property can be customised to suit the buyer's needs. This may be in the form of altering the internal layout or including a garage or sunroom for example. All of our new developments are NHBC registered, providing 10-year guarantees.

Another option is to buy a site and build your dwelling on it. This means that you can construct the property to your own specification and tastes meaning you can be assured of your dream home. This is especially popular in more out of town rural locations. Expense is usually high though due to the price of the land as well as building costs. Getting building quotes before your purchase of a site is highly recommended. Planning permission should also be taken into account as well as its drainage, soil type…etc.

It can be of benefit if you make out a list of 'must-haves' before setting out to find your perfect property, considering things like location, size, freehold or leasehold…etc.

  I Can't Find My Perfect Property! What can I Do?

If you don't see your perfect property straight away don't worry. New properties are constantly coming on the market.Register to become a member and benefit from our automatic searching facilities, to match your exact needs as it comes onto the market. All you have to do is email us newmembers@aberhomes.com IT'S FREE,

If you have an interest in a new development why not join our interested parties list, meaning you will be in a prime position for any new releases. All you have to do is email us newdevelopments@aberhomes.com

  What Should I do When Viewing a Property I'm Interested in?

When you see a property that might suit you, make an appointment to view immediately. You will be at an advantage if you are the first to see the place. It can be a good idea to make notes as you go around in your viewing of a property's good points, bad points and layout.

Remember to pay particular attention to the exterior of the property especially the roof, brickwork and window frames.

Take into consideration how secure the property is, especially if it is detached. If any land is included with the property enquire to whether there are any existing rights of way and the specific boundaries. It is worth enquiring if there are any covenants attached to a property.

Remember that it's the property you are buying not the current owners lifestyle…those minimalist sofas will almost certainly not be included in the sale.

  What Should I do if I'm Interested?

If you are interested in a property after your first viewing go a second time. Bringing a friend can be a good idea. If your first viewing wasn't during daylight ensure your second is…this can give you a chance to view the external aspects of the property. When putting an offer on a property establish what fixtures and fittings are to be included in the sale of your potential property. This can avoid unnecessary problems or disputes.

Keep in mind that offers are always subject to survey and contract, so don't panic if you suddenly find the bathroom wall is falling down. We recommend a survey be carried out on the property you are buying, especially if it is over 5 years old. This gives you a specific idea of what work (usually structural) needs to be carried out on the property. A quote can then be determined for any work, which is required.

  How Can I Keep Ahead of the Game?

Instructing a solicitor and getting your finances in place early can greatly help speed up the process and avoid unnecessary complications or delays. Keeping up to date with the conveyancing process can be a good idea, meaning if any problems, which arise, can be responded to quickly and efficiently.

 

aberhomes.com - Seller Advice
  What Can I Do To Prepare My Property?

Make sure your property has an attractive frontage with a tidy garden, clean exterior walls and a smart front door. This will give potential viewers the best possible image of the property when they see the 'For Sale' board or the photograph on the brochure.

A fresh lick of paint can make a world of difference for the internal aspects of a property and can also be relatively inexpensive. Neutral colours are usually best. Spring-cleaning the interior of the property by tidying and removing clutter from each room can create a fresh atmosphere for viewings and show off the space that exists. Ensuring door handles, dripping taps and scuffed paint are fixed can be vitally important in the sale of your home even though they may seem like small jobs.

Although home improvements such as loft conversions and conservatories add value to property, weigh up how much money you will actually make before going ahead with a major home improvement in the run up to selling your property.

  What Can Help When Putting my Property on the Market?

When putting your property on the market a "for sale" board is essential, even if you live in the middle of nowhere. Nothing sells homes like word of mouth!

Preparing a file for the estate agent and potential buyers can be a good idea. This should include any guarantees for damp proofing or timber preservation, planning permission and building control certificates for the property or extensions which exist and any recent surveys or service guarantees.

  What Should I Do When Someone is Viewing My Property?

It is a good idea to give viewers plenty of room to park. Internally you should make the property feel warm and inviting for viewers with fresh flowers and good lighting.

Ensure pets are kept under control and children are well behaved when viewings are taking place. It is also a good idea to remove posters off children's bedroom walls when viewings are going to be taking place.

  What If I Receive an Offer?

Always let your estate agent do the negotiating. Estate agents are used to handling offers on a day-to-day basis and can keep their cool under pressure. They are also not emotionally involved so will not get offended by low offers or criticisms of the property. They will also make sure that all negotiations are put in writing so that there will be no room for confusion later.

If you receive an offer on your property don't be afraid to take a day to consider it. It's an important decision and one, which shouldn't be made in the spare of the moment. Before you can accept an offer you need to find out how much 'baggage' your buyer has, i.e. do they have a property to sell? What are their time scales? Has a mortgage been offered? Is there a chain situation? Have offers been put on other properties? Until all these questions have been answered adequately you should still be open to other offers. Bear in mind that you may waste a substantial amount of money in legal fees if you accept an offer from the wrong buyer and the sale falls through.

Just as the buyer has to put forward a strong case for his position, likewise you, as the seller, can emphasise your strengths. It could be the fact that you can move out immediately or at very short notice or the fact that you are not stuck in a chain because your new place is ready for you to move into, or you have numerous offers from other purchasers. It is amazing how many buyers who make low offers come back with higher ones some time later. The old expression 'Be nice to people on the way up, because you never know if you will meet them again on the way down,' is certainly true when it comes to selling your home. So be considerate and polite to everyone who makes an offer and leave the door open for them to come back with a higher offer when they are good and ready.

Don't take your home off the market for a buyer who has a property to sell. The buyer may not be able to sell their property and you may miss other potential purchasers.

  How Should I Choose My Selling Agent?

People often make the mistake of choosing an estate agent because they quote the highest selling price. Ask how many similar properties they have actually sold in your area in that price range and how long they think it will take to sell at that price. 

 

 

  Why Isn't My Property Selling?

If the property didn't sell within 12 weeks it may be that the asking price is too high. So, ask to see other properties in the same price bracket as yours and ask the agent how many properties they have sold in that price range since you last had an update. Look at similar properties to yours that have been advertised in the local paper - how do they compare pricewise? If your property is at the higher end of the market you should expect interest to be a little lower due to less people being able to afford the property like first time buyers for example. Also buyers such as investors will not be as interested.

Sometimes it helps if you prepare new particulars. If your property is not very appealing from the outside then it may be an idea just to show interior shots. A lot of people can be put off by certain descriptive features of a property such as a 'through room' or 'bathroom with toilet' (i.e. no separate toilet) so try rewriting the details to emphasise the good points. At the same time avoid gross exaggerations like using the word spacious to describe a poky second bedroom. The Property Misdescriptions Act makes it a criminal offence for an estate agent (but not the seller) to include misleading information in the property particulars.

If these prove unsuccessful it may be a good idea to advertise the property. This could be done in local or specialised property papers. Your agent may well do weekly or monthly advertisements in these, where your property could be featured. Time to change agents?

You may get a feeling that your agent has not been doing everything within their power to sell your property. You need to find out how effectively your property is being advertised both on the phone, during a viewing and through particulars. Get a friend to phone up as a prospective buyer and see what kind of service they receive. You could even get your friend to go and view your property with the agent and get some feedback on how well they sold the property. If you are still not satisfied with your agent have a frank discussion with them about it. If there is still no change in the service make sure you check the terms of your agency agreement before disinstructing your agent.

  What Should I Do When My Property is Sale Agreed?

Once an offer has been agreed on your property, it is important to ensure that all the details are confirmed in writing straight away.

Notifying your existing solicitor early can be a good idea to help speed up the process later on.

Try to meet up with the buyer again once all the negotiations are over. If the buyer and seller have good feelings towards each other then the sale will be more likely to succeed.

 

aberhomes.com - Landlords Advice
  How Much Is My Property Worth?

As a landlord, the first thing you must decide before letting out a property is how much you are expecting to earn for the rental. A good letting agent will be able to give you an estimate for what sort of rent you should expect to gain as well as how long it is likely to take to find a suitable tenant.

  What Are My Responsibilities?

All gas and electrical appliances as well as soft furnishings that are present in the property (excluding the ones a tenant brings in) are legally your responsibility to maintain. Appliances should be checked at least every 12 months and all furnishings should comply with specific flammability regulations. Swing tickets and safety labelling stating compliance with the rules is now legally mandatory.

Unless you have multiple tenants (i.e. various households) in one property, you aren't legally obliged to comply with any fire regulations. Still, all landlords should take care of the basics before any new tenants move in such as making sure the smoke detectors work, checking that there are one or more working fire extinguishers and throwing away any old heaters that seem potentially hazardous. Also, ask your local fire brigade if they have any advice regarding your specific property.

  What Can I Do to Prepare and Present My Property?

The presentation of the property will be your next objective; one of the quickest ways to rent out a property is to make sure it is clean, orderly and as attractive as possible for the viewings. Accumulated old mail and random bits of trash cluttering the front door entrance are a terrible visual to greet the potential renter with. Likewise, chipping and dirty paint work, tatty furniture or shabby appliances and floors can be an instant turn-offs.

Imagination need not be used when decorating. Magnolia is usually a very effective colour throughout a rental property. If your property is being let furnished, get rid of any pieces that may deter the viewer rather than woo them such as a musty and chewed up orange velour sofas. There's no point in letting your property furnished if the furniture actually scares people off. It may be a good idea to get a professional cleaner into the property, making sure they pay particular attention to all appliances and bathroom fixtures.

  Why Should I Use a Letting/Managing Agent?

A letting/managing agent has many advantages. They can help you market your property, help you find a suitable tenant, deal with the granting of the tenancy, and take up references as well as manage the letting on your behalf going forward. They would also act as an invaluable source of advice and information in relation to lettings. The agent effectively acts as an intermediary between the tenant and the landlord, and would free the landlord from the day-to-day running of the let. One of the main benefits of using an agent is the tenancy agreement, which is set up. This legally protects both the landlord and tenant, minimising any risks involved.

 

aberhomes.com - Tenants Advice
  How Can I Find a Suitable Property and What Should I Look For?

First of all you will need to find a suitable property for yourself. Make sure you are going to be able to afford the rent for the property and that it suits your requirements, especially if it is long-term. Ensure the property is in a safe condition and meets all the relative standards and regulations. Here's a list of things to look out for: Is the property properly heated and how does the system work?

  • Do the taps and toilet flush work?
  • Is the wiring safe? When was it last changed/checked/serviced?
  • Where are the smoke alarms and fire exits?
  • Is the furniture in good condition? NB: Always test the bed for lumpy mattresses!
  • Can I put up pictures or redecorate? NB: If the answer is yes make sure you get this confirmed in writing to avoid disputes at the end of the contract.
  • Who are the neighbours? Are they noisy?
  • Where are the local transport facilities and shops?
  • Do the windows and doors of the property lock securely?
  • Is there a garage or provision to securely park my car? If anything in the property is not to your satisfaction ask whether it can be remedied. If this is something like upgrading the heating system for example though, it could adversely affect the rent for the property.
  What Should I Do Before I Move In?

When you decide on a suitable rental property your letting agent or landlord will need address details and references from any previous landlords, bank, employer or accountants if you are self employed, as well as a character reference from someone who has known you for a significant period of time. If this proves satisfactory a tenancy agreement will be set up. This offers protection to both landlord and tenant and lays down exactly what is required from both sides as well as stating the terms of the tenancy (the amount of rent, length of tenancy etc.).

You should read the tenancy agreement thoroughly before you sign it. The landlord must give you 2 clear months' notice to end any tenancy agreement.

  What Are My Rights and Responsibilities?

Keeping a good relationship with your landlord is a wise move. It increases your stature as a valued tenant, and it means your needs, concerns and legitimate complaints will be met with all due attention and action.

It's best to look after the property as if it were your own. This will improve your chances of extending your tenancy and ensure you get a good reference from your landlord when you are ready to move on.
If your landlord approves of improvements then you could try to get some financial support for it. This could be of benefit to both parties and can be advantageous in long-term rentals especially.

Remember that you have rights to privacy, not to be evicted and health, hygiene and safety during your tenancy. Also keep in mind that the landlord is responsible for:

  • Providing you with a copy of the most recent gas certificate for health and safety purposes (if appropriate).
  • Maintaining the structure and exterior of the property.
  • Maintaining the baths, sinks, basins and other sanitary installations.
  • Maintaining the heating and hot water installations.
  • Maintaining the common parts of the building and installations as detailed in the terms of the lease.