Selling Advice

Many people find selling their home to be a time consuming and stressful experience. Deciding to employ the services of an agent will take most of the hassle out of selling your property, generally in a shorter time frame and at a higher price.

Choosing your agent:

There are many factors to consider when selecting your agent.

  • Are they good negotiators? Do they have a track record in obtaining good results for the type of property that you have on offer.
  • Do they come recommended? A third party, objective recommendation or referral is often provided in recognition of an agent's previous good work.
  • Do they provide a specific marketing plan for your property?
  • What type of follow up system do they employ for managing enquiry upon your home?
  • Will they keep you regularly informed? It is important to you as the vendor to be reliably updated upon the progress of your sale.
  • Do you like the agent? Apart from results, you are forming an important relationship/bond with a person who you will be entrusting your most valuable asset.

Your agent shall be responsible for:

  • Assisting in the preparation of advertising and marketing materials to be utilised during the marketing campaign.
  • Follow up of sale documents with your solicitor/conveyancer.
  • Fielding enquiries from potential purchasers and conducting inspections at our open home inspections.
  • Liasing with you to report on the response of the campaign and the level of buyer interest.
  • Following up and liaising with all prospective purchasers during the marketing period.
  • Ensuring correct contract execution, payment of deposit to Stakeholder and confirmation of sales advice to all parties.
  • Follow sale process to full settlement completion.
  • You should expect professional, personalised service from experts who know the Sydney property market intimately.
  • They should be totally committed to working on your behalf.
  • They should deliver the results you deserve, and that means the best possible price.

You will also need to address the following matters:

  1. Preparing the paperwork - your solicitor/conveyancer will prepare a “Contract for Sale of Property” which will include the lot number and plan description; the exclusion and inclusions; the standard conditions; your special conditions; title search; various pertinent plans/diagrams and local environment plan and Council 149 certificate. You will need this contract prepared prior to commencement of marketing for your property.
  2. Preparing your property - you should keep in mind that first impressions count. You should endeavour to display your home in its best possible condition. Avoid clutter, thoroughly clean, carry out minor repairs - put yourself in the place of the potential buyers and eliminate as many as possible objections to your home before they even arise.

10 Top Ways To Make Buyers Hate Your Home:

All home buyers are looking for something different, but there is one thing that is common to them - they'll usually turn around and walk back out your door if they notice one or more of these problems. If you really want to sell the property, make sure it's clear of the top 10 things that discourage buyers.

1. ODOURS

The way your house smells is the first thing any visitors notice, and cigarette smoke, pets, mildew and last night’s meal are the worst offenders. Covering up the odours is not enough - you need to eradicate them so that your house has a clean, fresh atmosphere. Shampoo the carpets and wash the curtains, cushion covers and bed linen. Open the windows and doors to allow plenty of ventilation.
Nevertheless, baking a cake or peculating coffee on open day is always a great idea, as it has an instant “mmmm…” effect.

2. DOGS THAT MEET YOU AT THE DOOR

Dogs and open houses do not mix. Fido may frighten or annoy buyers, even if you know he is the sweetest animal around. Likewise, some people are allergic to cats and won’t be charmed by your moggie lounging on the furniture. If possible, remove pets while your house is open for inspection. Take your dog for a walk, keep the cat outside or in a carrier basket, put a cover over the bird cage and get the kids to take the ferret to their friend’s house for the day!

3. DIMLY LIT ROOMS

Few home buyers in Australia are looking to live in a dark house. Besides that, they will want to be able to see what the house looks like “in the daylight”. Make sure your house is shown to its best advantage by cleaning the windows and opening curtains and blinds. Replace dim or broken light fittings and turn on lamps in the sitting room or bedrooms. You may consider repainting some rooms with light-reflecting colours or trimming trees that shadow the house.

4. DIRTY BATHROOMS

Dirty bathrooms are an instant turnoff. Scrub them, paint them, and replace some tiles if necessary. Matching fluffy towels, clean mirrors and a new shower curtain will make even the dingiest bathroom sparkle.

5. CLUTTER

Leaving your house untidy may make it look “lived in”, but it’s your stuff, not something the buyers will relate to. They need to be able to picture themselves in the space. Remove the kids’ toys, the newspapers you were reading and the clothes your teenager left on the floor, and replace them with a bowl of fruit or a vase of flowers – nothing else. Clear shelves and other surfaces to a minimum (e.g. have one family photo on display rather than all of your favourites).

6. DAMPNESS

Any dampness, mould or even damp smells in the house throw up a red flag to buyers. If you have leaks, fix them. Mould on your walls can be cleaned off with a mixture of bleach and detergent. Look for peeling paint in the bathroom as this is indicative of excessive moisture and lack of ventilation, and signals future problems to the prospective owner.

7. BUGS

No-one wants to live with spiders, cockroaches, ants or any other type of insect that shouldn't be in the house. Get rid of them and any evidence that they’ve ever been there (such as spider webs). Ant piles in the lawn are also a deterrent, as they are indicative of a greater problem.

8. UNAPPEALING FRONTAGE

Unless you were looking for a place to renovate, would you bother walking into a house that looked like a junk yard? Buyers won’t expect to pay top dollar for a house with a messy yard, sagging doors or peeling paint. Clean up the yard, plant some flowers and fix the obvious signs of neglect on the exterior of the house.

9. MESSY GUTTERS

Gutters with plants growing in them or rusty broken bits hanging down will make buyers wonder what other maintenance tasks have been neglected. Imagine how it will look if it rains on open day and your gutters overflow because you haven’t cleaned them in years…

10. SELLERS WHO HANG AROUND

Go to the beach, have coffee with a friend, do some shopping – but be out of the house when it is open for inspection. Home buyers feel awkward about opening cupboards and lingering for a really good look at the house if the seller is there. They will also ask more questions and clarify issues if they are talking to an agent rather than the owner.

What Is The Right Price For Your Property?:

Thinking of selling your property, and wondering what it is the right price to ask? Is your real estate agent likely to give you a realistic estimation on its value?

According to the president of the Real Estate Institute (REI) of NSW, real estate agents in NSW have a legal obligation under laws introduced in 2003 to provide sellers with a reasonable estimated selling price, and to be able to substantiate that estimate.

“The legislation requires that the estimated selling price stated in the sales inspection report or agency agreement is an accurate reflection of the agent’s true opinion of the potential selling price and reflects current market conditions”.

Of course, there is no fixed guarantee that the final price will be the same as the estimate, since it can be influenced by any number of factors such as interest rate changes, economic conditions, the level of market activity and even the method of sale. “Ultimately, the value of any property is subjective, and like any market, supply and demand does apply”. “That means an agent may use the appropriate data to determine a price but it all comes down to what a buyer is prepared to pay on the day.”

Both buyers and sellers can have confidence that an agent will be realistic and professional in appraising the value of a property.