How to Sell Your House Quickly [101 Tips]

The estate agency landscape has evolved considerably over the last 10 years or so.

These days, you’ll find the traditional, high street operators operating side-by-side with online agencies like Purple Bricks and Yopa.

Here are some other tips when approaching estate agents:

• Check which ones have the most SOLD signs in your local area;
• Ask your neighbours, local friends or family who have sold recently for some suggestions;
• Aim to work with a professional with a proven track record;
• Ask how many properties they’ve sold in recent months;
• Look into how quickly are they selling homes and what’s the difference between asking and sales prices?  Talk is cheap so remember to ask for proof;
• How long have they been in operation?  Are they experienced in the market?
• Ask how they will value your house and get comparisons;
• Find out about the person who will be showing your property to buyers.  Make sure they are competent and professional;
• Watch out for agents who may not have an idea about your specific sales circumstances;
• Check they’re open at weekends (a common time for buyers to go out property hunting).  They should also be able to deal with out of hours enquiries;
• Before signing any contract, check the commitment (tie-in) period and other terms and conditions;
• Make sure you’re clear about how the agent will be updating you on viewings and other feedback;
• Check the commissions they will charge when the property sells.  The fee should be in line with the local market.  Online estate agents have different pricing models, so always remember to read the small print.

Get Agent, Net an Agent and EstateAgent4Me claim to use clever technology that shows who are the best-performing agents in any given area.

Note that estate agents pay to have a prominent position on these platforms so the information you get may not be 100% impartial.

Be wary of the classic estate agent trick of promising an unrealistically high price to get you on board.

This will serve you no benefit when looking for a quick house sale.

Toppy valuations usually waste time and create a false sense of hope.  We often hear of sellers waiting many months for things to happen when a small price adjustment is all that’s needed.

It’s possible that someone could immediately fall in love with your property and overpay.  But, in our experience, this rarely happens.

Ultimately it is the market that determines what your property will sell for and not estate agents.

The truth is that estate agents are rarely able to get you the same speed of sale as a quick homebuying company like Property Solvers would.

Check out our local house market insights tool and see how long people are waiting to sell and the average difference between asking and sold prices in your area.

Confirm what the marketing plan is.

At the very least, your property should appear on Rightmove, Zoopla and Prime Location.

Here at Property Solvers, we advertise homes on a range of other leading portals.  Although the traffic volume is not as high, these sites are a good way to get extra exposure.

Take a look online at the other properties the agent has on the market.  Make sure everything is well put together.

For example, the adverts they use should be easy to read, compelling and accompanied by good quality photos.

The better estate agents will offer to ‘feature’ your property, so it’s highlighted at the top of the search results.  Although they may charge you for this, it can be a worthwhile investment.

Make sure the agent will send you monthly reports with data from the online property portals.

Good estate agents will also get further exposure through local property listings, newspapers, magazines, leaflets, email and PR campaigns.  They should also have a network of potential buyers.

Also, see the chapter on Marketing Your Property in the Right Way.

We generally suggest marketing your property through one estate agency only.  Using more than one can make you look a little desperate.

The fee will usually also be lower when the agent knows that you will only use them.

Be sure to check the length of the contract.  If the agent isn’t performing well, you can then easily swap.  3 to 4 weeks is usually enough to see how things are going, but some may insist on longer.

Make sure the fee is only payable at exchange of contracts and not when the agent finds a ‘willing and able’ buyer.  This a dirty clause that has fooled sellers in the past.

A simple Google Search of the estate agent can tell you a lot.

You should look out for agents that have genuine experience of selling homes quickly.

Trust Pilot, Reviews.co.uk, Feefo, Reevoo, All Agents and Rater Agent are usually good places to start.  But be wary of fake reviews (especially on Trust Pilot).

Also, check out the estate agents’ social media profiles (Facebook, Twitter, LinkedIn, Instagram).

Generally, the better agents have been around for a while. You may occasionally see them featured in the local media.

Estate agents must now be members of The Property Ombudsman.  Many are members of the Guild of Professional Estate Agents (GPEA), National Association of Estate Agents (NAEA) and Trading Standards (Approved Code).  They can be struck off these bodies if they behave in an unethical manner and receive complaints.

Good estate agents also have in-house surveyors who have experience with valuing property accurately in your area.  You can check their credentials on the RICS website.

Make sure the estate agent showing people around is knowledgeable about the local area and the property market in general.

Buyers tend to trust estate agents who have been ‘working the patch’ for some years.

Some recommend ‘mystery shopping’ estate agents.  Within reason, this can be a good way to see how they deal with enquiries.

The estate agent should know about the local schools, transport links, health care, shops, recreation, entertainment and other amenities.

They should also know about local developments, projects and news that could have a positive influence on your house sale.

People often fail to sell quickly because the price is not in line with real market conditions.

Unless there is a lot of competition (a ‘buyers market’), people often sense when something is priced too high.

This often means that the house lingers on the market for too long and loses its appeal.

Although estate agent’s estimations can give you a rough idea, we recommend using the Land Registry to understand the real sold value.  This is a government portal that collects historical property sales data since 1995.

Check out our post on How to Value Your House which has links to access a number of free online tools (plus directions on how to use them).

Have a look at what other properties are currently on the market – mainly using Rightmove and Zoopla.

In cities, searching within a 1/2 mile radius is usually enough.  You might have to search further if your house is more remote.

See how long they’ve been up for sale, their condition and how yours is priced in comparison.

You can then focus on making your home stand out from the pack.  See the chapter on Marketing Your Property in the Right Way.

Although there’s never ‘perfect’ time to sell your property, we mainly see that the Spring and Autumn months are peak periods.

But remember, you can sell during any season as long as you’re willing to adapt.

In the winter, for example, try to get the property looking cosy and comfortable.  People should love coming out of the cold and into your home!

In the summer months, highlight the amount of natural light that comes into your property alongside any external features.

The main thing to remember is that people often buy into a lifestyle.  Focus on bringing out the most enjoyable aspects of the house any time of the year.

See our chapter on Marketing Your Property in the Right Way.

Understanding the types of potential buyers that will be looking around can help guide how to present your home.

For example, if your house is in a wealthy area, it is worth spending extra on good fixtures and finishings.

A good estate agent should be able to advise you on this.

People buying property will often look at the surrounding environment.

Make sure that the external aspects of your home look as good as the neighbouring properties on the street (if not better).

More buyers are placing a priority on having a good mobile and a broadband connection.

Google search ‘check broadband speed’ and ‘check mobile signal’.  The Ofcom checker is also useful for this.

Generally speaking, in urban areas there shouldn’t be any issues.

If your house is more remote, it’s sometimes good to install a booster and then let potential buyers know that the speed is decent.

Ensure you work with a good solicitor.

All your identification and associated paperwork should be ready.  This includes the title deeds, Energy Performance Certificates, the original mortgage contract etc.

If they haven’t already, ask your solicitor to send you the TA6 and TA10 forms (also the TA7 form for leasehold properties).  This is often referred to as the ‘sellers pack’.

Make sure legal issues such as restrictive covenants, negative easements and third-party consents are dealt with by a good solicitor.

If you are selling a leasehold property, make sure that all service charges and ground rents have been paid.  You will not be able to sell if not.

People also forget about early redemption penalties with the mortgage lender and the other costs of selling and moving home.

Whether you are planning to buy or rent, make sure you have no negative (‘black’) marks on your credit report.

Having an Energy Performance Certificate (EPC) with a high score will always serve you well.

Although getting an ‘A’ score is extremely difficult (and not expected), ‘B’ or ‘C’ scores are generally looked at positively.

This would usually mean that your house has double glazing throughout, cavity wall insulation and an up-to-date central heating system as a minimum.

Make sure the house is safe and habitable.

For the electrics, look for a qualified electrician professional registered at:

• The National Inspection Council for Electrical Installation Contracting (NICEIC); or
• National Association of Professional Inspectors and Testers (NAPIT).

They can produce an Electrical Inspection Condition Report (EICR) and flag up any issues of concern.

Evidence of a well-serviced boiler and gas central heating system shows potential buyers that they don’t have to worry.  Seeing an older boiler may raise alarm bells as the cost of replacement is high.

Make sure that all the radiators are in good working order.  If you see signs of rust, dripping or unusual banging sounds get a plumber / gas engineer around.

The contractor should be registered at the Gas Safe Register for this type of work.

You can either leave the certificates with the estate agent or somewhere convenient in the house for people to look at.

If you had an extension / roof conversion or undertaken structural works in recent years, be sure to have all up-to-date documentation.

This usually comes in the form of an approval certificate from your local council (after the works have been checked by their building inspectors).

Any potential buyer will want to see that everything is in order.

Good estate agents can tell you what potential buyers are looking for in the current market.

Ask them to refer you to some of the homes they have sold recently.  You’ll almost certainly be able to get some ideas you can put into action.

Most buyers and mortgage companies would want to instruct a professional survey prior to exchange.

To avoid any future problems, examine all sides of the house from top to bottom.

Make sure property is weatherproof by checking the roof, guttering and for any unusual stains.

It may even be worth speaking to a building’s professional or surveyor.  They can also help you anticipate any problems so you can deal with them accordingly.

Make sure you deal with issues like jammed doors, broken door handles / knobs, cracked tiles, scratches, marks etc.

You may be surprised at how these ‘minor’ problems can change people’s perception of your home.

If you are not a do-it-yourself expert or do not know any local tradespeople, websites such as Check a Trade, Local Heroes, Rated People, My Builder and Home Pro are a good source.

Remember to check the references and reviews before going ahead.

Prospective house buyers are more discerning than ever.

Buying a property is something that most people would only do a few times in their lifetimes.

You shouldn’t be surprised if they start to look at every nook and cranny.

Never attempt to ‘cover up’ issues, as people will wonder what else you are hiding.

If you cannot afford to resolve a certain problem, it’s better to be honest and up-front.

If you discover that your property has serious problems such as structural movement, cracks (matched on the inside and outside), timber decay, dampness or Japanese Knotweed you have a few options:

• Deal with the issue (which may mean taking the house off the market) and pay the cost to resolve;
• Inform buyers of the issues and be prepared to accept a discounted price;
• Promise to resolve the issue prior to completion under a legal contract.

Do not lie. In most cases, such issues will appear in the homebuyer’s survey anyway.

Estate agents may then struggle to sell as your house will be deemed as ‘tainted’.

It’s worth noting that companies like Property Solvers regularly acquire properties in any condition.

When preparing for viewings, cast your mind back to when you first bought the property.

Some of the questions worth asking yourself include:

• What attracted you to the house in the first place?
• What do friends and families say that’s great about the house?
• Are you sure that these features are well-highlighted?
• What has improved since you bought the house?
• How can you make sure the potential buyers notice the differences?
• Imagine you were looking at the property for the first time… What kind of things would you like to see?
• Do the rooms make you feel relaxed and at ease?

Stand at the doorway of every room and try to look at things from an outsiders perspective.

Ask trusted people you know for their honest opinion about your property.

This can help you see things from a surprisingly refreshing perspective.

Buyers are often curious about who their neighbours will be.

Noisy and anti-social behaviour issues are more common than people think.

If there are surrounding properties ‘lowering the tone’, it may be worth getting in touch with your local Neighbourhood Watch or even the police (as a non-emergency).

Another potential solution is to get in touch with the council to see what can be done.

Never take these issues into your own hands. 

Ensure that the driveway is smoothly finished and your main entrance looks attractive.

There should be clear and easy access with no obstructions.

You should also make sure that there is no rubbish on the street or pavement leading up to your house.

If your property is out of town, car parking is often an important consideration.

However, if you’re selling a property that is close to good public transport, you probably don’t need to worry as much.

When someone is coming to see your property, try to have car parking space free.

As the old saying goes, first impressions count.

Make sure that your front gate is in good condition.  It shouldn’t be creaking or dragging along the ground.

UPVC front doors should be cleaned down.

Remove any splinters, deal with chips if you have an older wooden door – using filler where needed.  It should also be given a fresh lick of paint.

Ensure the handles and post box are clean, your doorbell works, the locks / handles are secure and you have a tasteful welcome mat.

If you do need to paint your house, pick a neutral colour.

Having front and back sensor lighting is a good idea.

These lights give a pleasing first impression and makes people feel more secure.

Be careful that entrances and other potential access points are not too exposed at night time (for security reasons).

When viewing houses, prospective buyers often bring along their partners, friends, relatives and children.

As people often have different opinions, it can be a good idea to present your house in a way that appeals to all tastes.

Remember, you can never please everyone!

But ensuring that your home has a timeless finish and ticks the right boxes for most people is a safe bet.

It may seem obvious, but remember that women and men often have different ideas of what they like in a home.  Aiming towards something that appeals to both sexes is best.

Leaving the future owners with a ‘blank canvas’ usually works best.  Many people want to put their own stamp on the property once they move in.

We would recommend using the same neutral paint colour throughout your home (the most common ones being light cream, white and light grey).

You may want to have feature walls – but remember what you choose may not appeal to everyone’s taste. Keep it simple if you decide to go ahead with this idea.

The same goes for carpets – a plain colour usually works best rather than something that is heavily patterned,  too bright / dark or old fashioned.

Non-functioning / flickering lights can cause a distraction and may lead viewers to believe that there are electrical issues.

This can be a good idea if you have just refurbished the property or if its empty.

A professional home staging or dressing company will have experience of livening up homes and make them appealing to prospective buyers.

Note that this can be costly, but creating a homely environment can help make a good impression.

Be wary of promises that the value of your property will increase by tens of thousands.  Home staging can certainly help push the sale price upwards, but there is no definitive answer as to how much.

Also, make sure the property doesn’t look too much like a show home or hotel as it can give the wrong impression.

It is well worth highlighting if any of your neighbours have extended or converted their property.  People will like the fact that they could add in an extra room or more space should they want to.

Provided your property is not in a restricted area (commonly referred to as ‘Article 4’), it may be a good idea to get Permitted Development Rights (PDRs) through your council for a nominal fee.  This means that you do not need to apply for planning permission for certain types of works.  Even if you do not actually get anything done yourself, it will certainly be viewed as a bonus.

Related to the above, if you have any larger rooms, it can be worth splitting or adding a bedroom which is likely to add a premium to the price you will achieve.

If you have a large piece of land or building, obtaining planning permission (which normally lasts 3 years) is another way to push up your asking price.  Note, however, that this can be a costly exercise and take some time to organise.  Also, there are a lot of buyers that have no interest in developing the property and simply want to purchase ‘as is’.

Make sure items like kids’ toys, magazines, laundry, bikes and any other such items are out of sight.

These can be put into cupboards, wardrobes, drawers etc. or – if there isn’t enough space –external storage.  If you may have friends or family that are willing to store things as a favour.

We would never recommend leaving things like bikes and treadmills on display.

Most houses have marks such as finger prints, scuffs and random scratches – especially in the most used areas.

If you’re not planning to repaint, it’s worth walking around to paint over these.  Just remember to use the right shade of paint!

Make sure bins are covered, get rid of cooking smells, clean out drains and get some fresh air into the property.  If you smoke inside the house, make sure any lingering odours are removed before viewings.

If it’s a pleasant day leave some of the windows open.

If you do not have them already, there are tools that can be hired to clean skirting boards / architraves, unreachable coving, mattresses, sofas and other soft furnishings.

There are also specialist companies that can help with this.  They may suggest hot water extraction, steaming, dry cleaning and using foam or special solvents.

Make sure your cushions and sheets are all clean and smelling fresh.

Remember to spray fabric freshener (such as Febreze) regularly, especially before people visit your property.

Ensure your property smells refreshed and pleasant.

Simple flowers with a subtle scent that match the colour scheme of the house work well.

Some air purifying plants you might want to add in the house include: Areca Palm, Lady Palm, Bamboo Palm, Rubber Plant, Dracaena ‘Janet Craig’, English Ivy, Dwarf Date Palm, Ficus ‘Alii’, Boston Fern and Peace Lily.

You may also want to strategically place air fresheners / purifiers, oil plug-ins, scented disks, odour-eliminating candles etc.

Be careful not to overdo it as some people have allergies to the chemicals in these products.

Some people are allergic to things like dog hair, dusty environments and hidden mould.

To be on the safe side, make sure these potential issues are minimised as much as possible.

If you have pets, make sure that any odours and moulting (hair) are removed from upholstery, bed linen and carpets.

Where possible, try not to have your pets around during viewings.

A ‘deep clean’ can work wonders – especially if the carpets have undergone a lot of wear over the years.

You do not always need to use a professional carpet cleaner to get rid of blotches and other superficial damage.

There are plenty of online resources and videos specific to each problem (search Google or YouTube).

There are reasonably priced products out there to make laminate and engineered wood flooring shine nicely.

You may want to look for a specialist, especially if the flooring is in bad condition.

If you have an older property, restoring the original wood flooring is a great idea (albeit quite a costly process).

It may be tempting to store all your belongings in certain parts of your property, especially if you have accumulated them over many years.

But sometimes allowing people to see an open space helps them imagine what they could do with it themselves.

Again, using a private storage warehouse temporarily is sometimes worth considering.

Racks, garage shelves and large boxes help keep things organised.

If it is a pleasant day, you will not need to worry too much.

However, on colder days, ensure the thermostat is set to about 21-23 degrees.

The inner and outer appearance of the doors and window frames should be clean.

Remember to fill any gaps before painting woodwork frames.

Clean any UPVC material and ensure there are no blemishes.

Spend some time removing any smear marks.  For external windows that are high up, you may want to look for a local professional or buy an extendable / telescopic cleaning pole.  These are available for a reasonable price on eBay and Amazon.

Also, remember that many people are tactile or ‘touchy-feely’.  Solid doors, windows, fixtures and fittings will subconsciously make them feel better about the property.

Make sure your front and back gardens are well-kept…

This means you should:

• Remove weeds, dead plants and broken pots;
• Mow the lawn;
• Trim the hedges, shrubbery and flowerbeds;
• Cut any bushes back;
• Remove overgrown any moss / lichen / ivy (using a weed-killing spray);
• Neatly tuck away any hoses and other equipment;
• Use a pressure washer to clean any paving;
• Make sure there is good grip on any slippery walkways;
• Clear any leaves and other debris before viewings;
• Have some nicely arranged garden furniture;
• Plant some flower beds for a touch of colour;
• Place some tasteful window boxes.

Make sure all signs of damp are dealt with.

Damp meters these days are quite cheap so you can test different parts of the house.

Note that many of the proposed solutions for damp usually don’t work.  Be wary of so-called ‘specialists’ who often point to a problem that doesn’t exist.

In most cases, damp comes down to condensation.  Plenty of ventilation and a dehumidifier usually gets rid of the problem.  In the bathroom, make sure you have a working extractor and you regularly open the windows to let in the air.

If the problem continues, make sure there are no leaks coming in from the roof, guttering issues, cracked external plaster or tiles.

Leaving windows bare is not a good idea – not only from a security perspective but it can also make a home feel uninviting.

You can pick up reasonably priced curtains and blinds at Ikea or a number of online outlets (a simple Google search will bring up some options).

Make sure they are well-cleaned, hanging nicely (without sag), repleated and show no signs of dust.  Blinds should be clean and horizontal.  Step outside to take a look if you need to.

Having furniture in the property is important.  Sofas, beds, tables etc. help people imagine how their own belongings will fit.

But there’s a fine line between making the property look comfortable and having too much ‘bulkiness’.  If you have too much, it’s sometimes worth looking into furniture storage to create a bit more space.

Nice, modern (and often simple) furniture brings out the best in your property.

If your furniture is looking tatty, it may be an idea to think about renting some out.  Some home staging companies offer good deals on rolling contracts.

Or, maybe consider buying some new furniture that you can keep for your next house?

It’s also worth taking the time to think about how your furniture is well laid out and whether it brings out the most of each room.

Related to the above, nowadays there are more magazines and apps to get ideas from.

The Houzz and Pinterest apps are both excellent sources of inspiration. Your Home, Good Housekeeping, Ideal Home, House & Home and Country Living are also well-established publications worth checking out.

Remember it is entirely possible to create an expensive look even with a limited budget.

Have a look at the latest furniture and interior design trends at stores like Habitat, Next, John Lewis, M&S, Dunelm and Laura Ashley.  Or visit showrooms and then search online for better deals.

Stores Ikea, Matalan, Wayfair and Homesense often take their ideas from high-end retailers and sell to the broader market at a more reasonable price.

These days, there isn’t much you can find on eBay that’s cheaper than the High Street.  It’s always worth spending a few hours to find some good deals.

Although not as easy to navigate as eBay, Gumtree can be a useful port of call to find some decent deals on furniture and other h

We’ve found it of good to sell unwanted household items (fee free).

You can often pick up bargains at the major suppliers, especially at the end of every season.

Some of the major stores also have ‘warehouse sales’, with discounts of up to 50%.  Sites like Hot UK Deals often provide information about these events.

If you are buying ex-display, make sure there are no marks, scratches or anything that could potentially cause issues (invalidating any warranties).

Google ‘ex-display furniture’ and don’t be afraid to haggle with the outlets!

Try to avoid making the look of the house artificially stale.  The aim is to show home viewers that the house is comfortable to live in without it looking like a ‘hotel’.

For example, neatly arranged books, record collections, tasteful ornaments, prints, candles, etc. can add to the character of your property.  Make sure they are neatly arranged on a shelf or form part of a simple interior design scheme.

Although some recommend depersonalising the property by removing personal photos / images, we would tend to disagree.  Nice pictures of a happy family often create a warm feeling as people walk around.  But remember not to overdo it.

With older properties, highlight the fireplace.  Make sure any ornate coving and ceiling roses are painted white and not covered.  Most buyers love these features.

Make sure that the property has a good amount of light coming in during the day and leave all the curtains open when people are viewing.

If it’s a grey day, either you or the estate agent should make sure some of the lights are on, particularly in corridors and other areas where there is no natural light.

In smaller rooms, where windows are smaller, a softer shade of paint usually works well alongside some strategically placed lamps / light fittings.

In dark corners of the property, it’s also a good idea to have lamps.

Dimmer light switches and up lights are always nice features (but not essential, of course).

When viewing houses, prospective buyers often bring along friends, relatives and children.  Always make sure that people can walk around the house with ease (removing bulky furniture, coats, shoes etc. in hallways, corridors etc.).

Think about how you can make viewing the property ‘flow’ well without any disruption.

Ensure there is nothing in the way of windows, like bulky furniture or large ornaments on/near the window sill.  This is so the maximum amount of light enters into the property.

Make sure skirting boards, doors, frames, architraves, panels are smooth with no cracks, splinters or other noticeable defects.

Coat with a layer of gloss paint to make all the woodwork in the property looks fresh.

Rugs look nice if you have wood or laminate flooring but should be used sparingly.

If all of the house is carpeted, rugs should be used sparingly – unless they blend in nicely with the rest of the property without creating clutter.

If you are replacing the carpets in some or all your property, we recommend spending some extra on having a thicker underlay.

This creates a ‘bouncy’ effect, especially as most estate agents ask viewers to walk around the house in their socks.

Ensure that all doors can be fully opened and closed easily.

A ‘creaking’ door that rub along carpets or flooring is never a good sign.

Strategically placed led mirrors across the house to reflect light coming into the property from different directions often gives it a more spacious feel.

They often work well in corridors, close to the front door, facing your garden and in smaller rooms.

Rooms that are facing north are also usually a good spot for a mirror or two.  There are several mobile phone compass apps that will let you know of the position of each room.

Make sure that the kitchen surfaces are clean.  There should be no signs of cooking grease, crumbs and clutter. Sparkly clean taps, kitchen, sinks, ovens and appliances always tick the right boxes.

Tidy away any dishcloths, sponges etc. and also make sure there are no packets of food, tins, cartons etc. left out.

We also suggest removing fridge magnets, pictures and other decorations that can often be a distraction.

Ensure there’s a decent amount of light.  Kitchen windows in family homes usually look out into the garden so it is a good idea to make sure that the view looks pleasant (see the previous ‘Your Garden Should Look Nice’ section).

Having under-cabinet lighting and spot / dimmer lighting is a nice touch but not essential as most people will be viewing the house during the day anyway.

When there is no symmetry between the wall and base units, the kitchen can look slightly odd.

Although it is sometimes difficult to avoid – due to pipework, electrical conduits etc – try to ensure that the units are well-arranged and maximise the use of space.

If you are installing a new kitchen, most showrooms have specialist designers who can lead you in the right direction.

Depending on the age of your kitchen, it may be possible to swap the fronts of the units without changing the carcases to something more contemporary, at a fraction of the cost.

You may also want to consider doing this if you see an excessive amount of scratches on worktops or the units.

A good kitchen fitter should be able to do this job for you at a reasonable cost.

This tip may seem pointless, but you would be surprised how some people open and close draws as they look at a kitchen.  Perhaps its to get a tactile feel for the property or as a force of habit…

It is inexpensive to add soft closers and maybe some WD40 to ensure that your drawers and cupboards open / close smoothly.

The main appliances include: the oven (if not built-in already), fridge-freezer, washing machine / dryer and dishwasher.

If your property already has these items, makes sure they are clean.  If they are old, it may be worth thinking about replacing them.

People are often impressed with modern induction hob, tap features. Again, don’t get too hung up on these items – they’re not essential.

Nice towels alongside attractive pots, pans and cutlery kitchen utensils neatly arranged in the kitchen can help with giving people a nice ‘lived-in’ feeling.

You may want to leave out some nice neutral flowers, designer appliances / crockery, clean tea towels.  Just remember not to go overboard.

Make sure all taps are sparkly clean and buffered.  Remove any signs of limescale, soap scum and grime.

Fresh, clean towels are always a good idea.  Similarly, flowers, fresh soap and some hand wash (should viewers want to use the bathroom during their visit) should also be neatly arranged in the bathroom.

The bathroom should not be cluttered with toiletries, medicine, razors, toothbrushes, cleaning products.

Scented candles, potpourri, toilet fresheners are a nice touch in any bathroom.  But remember to use them subtly and make sure they’re not too overbearing on the senses.

A lack of bathroom ventilation is one of the main causes of condensation, mould and damp.

Ensure there is an extractor fan (either pull cord or automated).  Remember to use a qualified electrician to install this.

Remember to replace any broken and cracked tiles.

But if the wall and floor tiles in the bathroom are looking dated, swapping with new ones brings brightness to the bathroom.

We would normally suggest a simple white or pale colour (nicely contrasting to the rest of the house).

Full height tiles are usually recommendable, or else half-height (behind areas where there is no splashback).

Make sure the grouting has been nicely done.  There are a number of cleaning products available to help you with this and any other signs of dirt (although a bit of elbow grease may be necessary).  Worse case scenario, it’s often worth scraping it out and doing again.

Make sure all the taps are working properly.  Nor should there be any drippings or signs of blockages.

We also generally recommend installing a thermostatic shower (and not electric) as they are usually more powerful.  If you have a bath, ensure the shower extension is connected and provides a good flow of water.

Shower cubicles and walk-in showers should be wide enough to fit all types of people.

Make sure flooring is fully waterproof and doesn’t warp.  Decent quality flooring should withstand several years of use without any issues.

Check that no water or excess moisture is seeping through the floors or walls.  Not only can this lead create more problems in the future but can leave the bathroom with an unpleasant smell.

It can be an idea to have a damp-proof screed under the floor itself.

Photos are your property’s ‘shop window’ and should always be of high quality.

Decent estate agents should be using professional photographers.  They will know how to bring out the best in your home.

Make sure you check through the photos first before they’re shown to potential buyers.

These days, creating a floorplan is quite easy but you should check that everything is accurate.  For example, you may want to cross-reference the size of the rooms with the latest Energy Performance Certificate (EPC).

Most estate agents know what they are doing but don’t be shy to request for any changes if you are not pleased with anything.

Estate agents usually have experience of writing good property descriptions that will appear on the portals and other marketing material.  However, make sure that you are completely happy with it and make any suggestions as you see fit.

Remember to highlight any extension, conversion work or new refurbishment / redecoration.  Although people like to leave their own stamp, highlighting that they will be buying a property with ‘brand new’ features will always appeal.

Extra services that the estate agent might offer such as virtual tours, 3D floorplans and other interactive tools are usually unnecessary.

However, this option may be worth considering if you are competing with several properties up for sale in your neighbourhood.

As the technology improves, the cost of these kinds of extras will drop and become standard.

Your marketing material should also highlight all local amenities such as schools, parks, entertainment, nightlife, restaurants, leisure activities.

Before buying, many people would want to know about community safety, crime rates and incidences of anti-social behaviour.

If your property happens to be in a rough neighbourhood, it is worth remembering that things do change over the years.  Wise buyers often look for properties that have strong uplift potential so there’s no need to lose all confidence.

Some estate agents encourage home sellers to add in their own personal comments – often appearing as ‘What the Owner Says’ in the listing.  For example, you may want to state how you have enjoyed living in the property or put down some other thoughts.

Constructed in the right way, these can help buyers envisage themselves comfortably living in the home.  However, try not to over-exaggerate as these comments sometimes appear artificial.

Buying a house is a big decision and people need to make sure they are 100% sure before taking the ‘plunge’.

However, most estate agents can tell you of ‘hobbyist’ property viewers who have no real intention of buying.

When looking for a quicker house sale, it is worth mentioning to the estate agent that you would only want serious buyers to view the property.  However, be careful not to be too fussy!

Whilst it is true many estate agents often tend to over-inflate the value of properties and engage in other forms of unethical practice, they do also have a keen interest in selling your home quicker than any of their competitors.

For this reason, if you need to complete on the sale within a short timeframe, it is worth establishing that they will work to your deadlines.

If you explain that you are looking for a quick sale, then you may need to accept that a lower asking price is going to help you achieve this goal.

This will usually depend on the local demand for the property, however, having a number of people looking on the day same can help speed the process up.  Conducted in the right way, estate agents can work up a ‘buzz’ around your property which usually results in achieving the asking price – sometimes more.

However, the estate agent may suggest leaving some time so individual buyers can take their time to look at your property and have some ‘breathing space’, ask questions and request a second viewing (before making an offer).

Depending on the agreement you have with the estate agency, you may end up showing potential buyers around the property yourself.

Here are some tips to take on board:

• Be friendly (but not too friendly), courteous and polite;
• Always follow the viewer (do not walk in front of them);
• Answer any questions honestly;
• Make sure you know about the local schools, commuting, amenities and what’s going on in the neighbourhood. You may also be asked about your bills and what council tax band you are in;
• Remember to point out any work you’ve done and quirks that make your property unique;
• At this stage, the viewer does not need to know about your own selling situation. If they ask, simply say you’re moving on;
• It’s up to them to divulge information about their own selling situation, but don’t feel you have to do the same;
• Check any information they give you with the estate agent afterwards;
• If your property has been on the market for a while, and they make a point of bringing it up, explain that you just haven’t found the right buyer yet. Assert that you’re sure it will happen soon;
• Remember that people can sense desperation. Although it can be hard to disguise, remember that you are in the driving seat and can ultimately make the decision whether to sell;
• Some of the signs of an interested buyer include asking lots of questions, staying in the property for a long period, glowing eyes, smiling faces. But remember it’s a sad fact that some viewers will be time-wasters;
• If they start talking about price or even attempt to negotiate, explain that they need to speak with the agent;
• If possible, try and organise a few viewings consecutively so they can see that there are other people interested;
• There’s no need to take down their details (as the agent will have them already). Nor will you need to invite them for further viewings as they can organise that themselves;
• Simply thank them for visiting and say goodbye.

Remember to leave the keys with an estate agent, as people often want to view the property at various times (including evenings and weekends).

However, if you are worried about security and want to be at the property for viewings, make sure you accommodate people’s schedules.

Sometimes the cost of moving items such as your fridge-freezer, washing machine and the cooker is not worth the hassle.  It can make more sense to buy new items when you move.

Please make sure that any white goods you leave behind are in good order.  If not, it’s probably best to scrap them.

If things are done in the right way, you may receive offers shortly after marketing your property.

The first 2 weeks is usually the best time to sell as your home will be looking fresh and more likely to spark excitement.

For this reason, make sure that you have your next home move organised.  You may also need to move or store your furniture and other belongings within a short timeframe.

Sometimes you can work with the buyer to make the transition a little easier, but this is not always guaranteed.

The estate agent can find out some important information which could influence how quickly you can sell.  Some questions worth checking include:

• Are they committed?  How serious is the offer? Has the estate agent been showing them other properties? Are they still weighing up their options?
• Is the buyer in a chain? If so, what progress has been achieved with their sale already?  If the property has not been placed on the market yet or there is not a firm buyer, then alarm bells should ring.  However, if an offer is in place and you can get confirmation from a solicitor that exchange of contracts is imminent, there should usually not be any issues.  You want to minimise the chances of things falling apart;
• Do they have a mortgage offer in place? Committed buyers usually have some kind of ‘pre-application’ / ‘decision in principle’ confirmation from the lender;
• Have they suggested a ‘subject to’ offer – i.e. they would like to check some things before fully committing? If your property needs work, this is a fair enough proposition.  But if it sounds like it’s an excuse to get time, it probably is;
• Are they first-time buyers?  If so, do they have their finances together or will they be using the government’s Help to Buy scheme?  If the latter is the case, is the equity loan agreement firmly in place?
• How will they pay for the deposit?  If possible, find out how much they’ll be putting into the property and whether their funds are secure;
• If you are selling a rented property or the buyer is a landlord, remember that the rules governing buy-to-let purchases are a lot stricter these days. It is a good idea to ask your solicitor to check the solvency of the buyer and make sure that any issues have been accounted for;
• Who is their solicitor?  Check the firm’s reputation online;
• How quickly do they want to complete? If people are saying months down the line without a genuine reason, then there may be cause for concern.

Most serious buyers would not oppose to a timeline for the sale to happen and be proactive.

If there are any doubts, or you are not feeling confident, explain to the estate agent that you would like to leave the property on the market for longer.  Often this can be a good incentive for the buyer to get things moving.

Estate agents may contact you with some comments given from people who have viewed your house.

Unless there is something glaringly obvious or an issue is continually mentioned, we would suggest ignoring many fleeting comments.

Indeed, it can be used as a psychological tactic for you to drop your price – which shouldn’t be necessary as long as you’re realistic.

It is often easy to lose sight of the fact that this is often the largest purchase buyers will ever make and it is fair, within reason, for people to ask questions and ‘nit-pick’ (however annoying they may be!).

Of course, there will be time-wasters – but it is sometimes worth remembering that buying and selling can be a stressful period for everyone involved.  Serious buyers will ultimately want to get things done just as much as you do.

Although second viewings are certainly a good sign, it doesn’t mean that the sale is in the bag.

Remember to keep the property in a very similar condition to when the viewer first visited.

Talk to the estate agent and make sure you are prepared to respond to any doubts and concerns.

It is usually better to have a frank conversation with the owner / manager of the estate agent.  He/she usually has experience of working in your local market and can give the best advice.

Remember it’s in the estate agents best interest to sell your property.  They do not want other sellers and competitors know that they’re struggling.  Plus, they also want their fee and more people coming through their door!

Without being rude, explain why you’re feeling frustrated and make some suggestions.  For example, if they haven’t been calling you with feedback you should let them know and ask how they will be sorting things out.

Do not be afraid to call them as many times as you need to – it’s what they’re getting paid for.

If the estate agent is still not performing, and there are no contractual ‘tie-ins’, you may want to consider changing to another firm.

We generally do not recommend having two estate agents marketing one property as it can give the wrong signals to prospective buyers.

Using an online estate agency instead of a traditional one is growing in popularity.  These days more of these online operators offer a ‘no sell, no fee’ service.  But you will usually have to pay some sign-up costs.

At the same time, you may prefer the more ‘personalised’, local service offered by traditional agents.

Zoopla’s Ask Me, Money Savings Expert and Mums Net and are popular forums you can ask pretty much anything you want about selling your house.

In many cases. ou’ll often find other people who have been through the same thing.

Sometimes a relatively small drop in the price can trigger a lot more interest in your property – especially if it makes it more affordable to a wider pool of buyers.

But only do this if…

• Your house has been on the market for a long time (one month minimum);
• You have not had many viewings;
• People have not expressed any interest in making offers;
• The feedback on the price point has been constantly negative;
• The estate agent thinks you should drop the price to secure a sale.

It’s always a good idea to see where things are moving in the marketplace at both a local and national level.

There are times when the house sales are just slow and you’re in the same boat as many other sellers.  We normally advise to just be patient.

Other factors currently at play include the potential negative effects on Brexit (people may think a downturn is on it’s way and they’re paying too much).  Interest rates, inflation can also come into play.

When some people are having no luck in achieving the price they want, and there is no particular rush to sell, they take the property off the market with the intention of putting it back on at a more opportune time.

For example, putting your property back on the market in the springtime – when more people are looking – may attract the right kind of buyers

But always make sure that your house isn’t simply over-priced.  In most, cases this is the reason why it’s not selling

Auctions are another way to sell your property reasonably quickly.

The majority of buyers are either professional investors, people looking for properties in need of extensive refurbishment works, landlords and small builders. However, many auction houses across the country are now working with estate agents and all kinds of home sellers.

There is also the ‘modern method of auction’ – essentially, a combination of an estate agency and auction house.  Here, even though you may have to wait longer for the sale to complete, buyers are more committed as they have paid a non-refundable deposit.

The benefit for sellers is that once the hammer falls, there is a legally-binding exchange of contracts.  The buyer pays a deposit and is under a legal obligation to complete (usually within 28 days or he/she will lose all the down-payment).

Well-established estate agents often have local investor contacts actively in search of properties.

Many would not be fussy about the condition and can move within short timeframes.

The downside of choosing to sell this way often means you’ll have to take a hit on the price.

Remember to check their details to confirm that they are legitimate buyers.

Also, be wary of shady estate agents who are known to take back-handers from investors.  This is an illegal practice but sadly still happens.

Working with a quick house buyer such as Property Solvers can be an idea if you are looking for speed and certainty.

The added benefits are that sales can complete within very short timeframes, the buyers you are working with use cash (avoiding the extra hassles of mortgages etc.).  There are also usually no fees involved.