How do we value your property?
To begin with, a qualified Green Abbey Estates representative will visit your property and will discuss with you the critical points affecting the pricing of your home. Firstly, there is your own expectation of price, which has a critical role to play. Secondly, there is the view of Green Abbey Estates, given our specialisation and experience. Finally, and perhaps more importantly, are the prevailing conditions in the housing market at the time. This is why it is so important to choose a quality estate agent who is capable of obtaining the maximum value for your home in all economic conditions.
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To provide you with a market appraisal, we always take into account three vital factors;
Comparable sales evidence
As the longest established agent in the area we able to use our local experience and expertise to compare your house, its location, period, square footage and other features with similar homes which have sold recently.
Statistical evidence.
One of the ways in which we differ greatly from our competitors is in our use of sophisticated computer systems. This provides access to potential buyers in two distinct markets: local and national. Using our IT systems we can provide a detailed analysis of all the potential buyers for your property and establish at what price level there is optimum demand and at what price point demand tails off.
Intuitive reasons.
Specialist IT systems have their uses, but they cannot take into consideration every possible factor that can account for a decision to purchase (such as your beautiful kitchen or garden). So finally, and most importantly, we base out figures on our professional opinion as to the price we feel is right for your property given the prevailing market conditions.
At the appraisal visit itself, the Green Abbey Estates representative will discuss with you a price banding for your property, upon which agreement is reached and will also discuss with you our Terms and Conditions. A full written market appraisal can follow, normally within 24 hours, confirming all that was discussed including a statistical report, if required.
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Once you decide to instruct Green Abbey Estates to sell your property we will agree and sign Terms and Conditions with you.
Our contract explains the different ways in which we can be instructed – on a sole agency, joint agency or multiple agency basis and our associated fees. It also details what you can expect to be included in this fee by way of photography and other advertising expenses.
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As a quality brand within the estate agency industry our fee levels represent the fact that we have invested a great deal in our people and in vital marketing tools in order to achieve added value on your behalf. We therefore look to realise higher prices than our competitors within the industry and ultimately therefore, offer better value.
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An excellent level of marketing comes as standard.
Having instructed Green Abbey Estates, you can expect us to market your home in several ways.
Property details
Draft property particulars will be available for your approval as soon as possible after instruction given today’s digital media. A ‘For Sale’ board, local regulations permitting, will also be ordered at the same time. Once you have approved the particulars and the photographs of your property, the details will be produced, mailed, emailed and sent to all prospective buyers.
Website advertising
With more and more people using the web, it has become an increasingly important marketing tool for Green Abbey Estates. We have our own highly acclaimed website, www.greenabbey.co.uk, and many successful buyers come via this route.
The Green Abbey Estates website has been designed to be user friendly. Updated daily, it is innovative, well established, and very easy to use. Many sites simply list the properties with a few scant details. Ours provide a lot more information such as floor plans, an invaluable time saving aid to choosing your next house. Your property will be advertised here for as long as it remains on the market. We have an automatic e-mailing facility which means that prospective buyers specifically looking for a property such as yours can be e-mailed details of the property as it appears on our website.
Your property will be advertised on the biggest property portal sites in the UK, Rightmove and Property Finder.
When we produce your property particulars we will also complete your details for the internet and post them on both the greenabbey.co.uk site the same day that we are instructed.
The speed with which we can market your property over the internet and the fact that these sites are updated daily gives your property an unprecedented level of exposure.
Public relations
Do you have something a little different? PR is yet another service that Green Abbey Estates can offer, the value of which can be enormous. We have established direct links to a wide circle of property editors and journalists who are always pleased to hear of interesting properties to feature in their publications. An editorial piece in a good quality newspaper/magazine can often be more powerful than an advertisement given its exclusivity.
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Presenting your property in its best light
There are a number of things you can do to make your property appear more appealing to potential purchasers – any you don’t have to go to the lengths of baking bread either!
Reduce clutter
Over the years most of us tend to build up quite a collection of possessions. One or two pieces beautifully displayed will draw the eye but more than this can distract. For views to be able to imagine how their furniture would look in each of your rooms you need to keep it simple. You might find it helpful to put any unnecessary items into storage for the duration.
Keep colours neutral
Because people’s tastes vary greatly, if you can, try to keep carpets and walls to safe neutral colours. They also help rooms appear more spacious and let in the maximum amount of light, both of which are very important to buyers.
Keep everything neat and tidy
A tidy house looks well cared for, especially if you to the lengths of making up the beds with fresh linen and ensuring under-stairs cupboards, for example, don’t shower unsuspecting viewers with mountains of suitcases and golf equipment!
Keep your house well aired
Reducing humidity or damp odours etc.
Maintain your property’s exterior and grounds
First impressions count so it helps to refresh paintwork and keep any gardens/grounds well maintained.
A few seasonal tricks
Introduce a few vases of fresh flowers, open French windows in the summer or light a fire in the winter. Always try to make your home appear welcoming. If you have a gate, for example, leave it open. If you can give your viewers a feel of nostalgia or cosiness, you’re half way there!
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There are some basic things you can do to help your sale progress more quickly. For instance, it will help enormously to have your next move all lined up so you’re not the one holding up the chain. It is also a very good idea to be flexible and realistic in all matters – hopefully everything will move along without event.
Be available
It is, of course, important to be around when contracts need signing, but there may well be other occasions when your solicitor or estate agent needs to get in touch with you urgently. If you have to go away, always leave all parties with contact numbers – just in case.
Something else you can do is to agree your mortgage in principle. An agreement in principle will confirm how much you can borrow and that, subject to valuation, your mortgage will be agreed.
There are currently several thousand mortgages on offer so finding the best one can be quite daunting. Green Abbey Estates operate an independent in house mortgage brokerage that source loans from the entire spectrum of UK lenders and access products provided on exclusive terms by familiar High Street names.
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Moving home usually takes between two and three months from accepting an offer on your existing home to moving into your new one. There are periods of frenzied activity followed by weeks where nothing seems to be happening. Each move is unique, but by way of explanation, here is a typical series of events:
- You accept an offer on your existing home.
- You and your buyer instruct your respective solicitors.
- Your buyer arranges their mortgage if required.
- Your buyer arranges for a survey of your existing house and obtains their mortgage offer.
- Your solicitor obtains proof of your ownership of the home you are selling.
- Your solicitor prepares a draft contract which describes the house you are selling together with the rights and obligations that go with it.
- Your buyer’s solicitor carries out the local land charges search. In Swindon this normally takes about 10 – 14 days.
- Your solicitor forwards the draft contract and proof of your ownership to your buyer’s solicitor.
- Your buyer's solicitor approves the draft contract.
- Your buyer's solicitor contacts your own solicitor to make formal enquiries about your property and contact the local authority with any queries about the surrounding area.
- Your buyer’s solicitor inspects the Land Registry which lists previous owners of the property you are selling. If this raises any queries, these are dealt with at this point.
- The buyer’s solicitor now makes searches to ascertain whether any third parties have rights over the property you are selling.
- The contracts are exchanged. Both you and your buyer agree to them. At this stage you have reached a legally binding written agreement to sell your home.
- The buyer provides a deposit. This is normally 5% or 10% of the agreed price.
- Your buyer’s mortgage lender prepares the mortgage deed for him to sign.
- You have now reached completion. Your buyer pays the balance of the agreed purchase price and your solicitor hands over the title deeds or land certificate. The mortgage lender takes these.
- The transaction is registered at the land registry and legal ownership passes to your buyer.
- Your buyer pays stamp duty on the purchase and you pay your estate agency fees.
For simplicity this does not take into consideration the parallel chain of events that occurs as soon as you make an offer on your new home but suffice to say it happens all over again and again if there is a chain.
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