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Author: Sophie Winter

The bitter pills you may have to swallow when selling your home in Kent

Posted on by Sophie Winter

No matter how vibrant the property market, selling your home is always a challenge. There are some things about your property that you won’t be able to change, which could mean you have some bitter pills to swallow when your home goes on the market.  Just like life, there can be unexpected surprises during the process of a house sale.  But before you choke when you’re presented with a pill you don’t like the sound of, we’ve got some advice to help you to swallow it and get moving.

You may not get a return on your upgrades

As you know, the property market in Kent, like the rest of the UK, has peaks and troughs. What a property is worth today could change in a few months’ time.  It doesn’t matter how much money you’ve spent upgrading your property, there will be a ceiling price it can achieve, depending on your home and of course that all-important location.  Any renovations or home improvements should only be made for your enjoyment – unless you do your research first.

You need to ensure that the money you invest in your home can be recouped. The price of a new kitchen can vary dramatically; from an off the shelf model to a bespoke design with high-end appliances. There is no doubt that an upgraded kitchen will absolutely add appeal to your home and attract potential buyers, but you’d be wrong to assume you can simply add the total cost you’ve spent on it to the value of your home. Of course, your new kitchen will have added value to your property, but the sale price will be determined by market conditions not by your choice of interior finishes.

Don’t rely on the Joneses

How many times at Century Residential have we heard, “our neighbour’s house sold for XXX so we think our home is worth XXX”.  It’s a hard pill to swallow, but just because your homes look alike, don’t assume they will sell for the same amount – they could be valued differently. They may have made upgrades that you haven’t. Their plot could be a different size, or the property market in your area could have changed.  It’s hard, when you are emotionally attached to your home, to hear that it’s not worth as much as you expected; but we would highly recommend that you listen to our advice.

We value a property to SELL at the highest possible price; we don’t over value your home to WIN your business.  So if you do receive a high valuation from another agent, ask about their results. Check that they achieve their valuations as sale prices without having to reduce the value when buyers don’t bite.

Having to keep your home viewing ready

You have spent time and energy getting your home ready for sale. Our photographer and videographer have visited and the marketing materials are now selling the beauty and key features of your wonderful home.  But now life is continuing, kids are leaving a trail of destruction in their wake; you’re shattered after a busy day at work and the show home shine you had created has suddenly disappeared.

Buyers always say how much easier it is to envision themselves living in a home when it has been staged ready for sale.  At Century Residential we aim to get viewings and a buyer for your property as soon as possible; so if you can try and keep it looking immaculate it will really help your sale.  We know for parents this can be the last thing you want to be doing some days, so we completely understand that this is one bitter pill to swallow. As soon as an offer has been accepted you can breathe a sigh of relief; and allow normal life to continue without worrying about whether your home looks perfect.

Your home is not for everyone

Ouch!!! You love your home and you’ve decorated it and furnished it with your style in mind.  But just as we don’t all like the same cars, clothes and football teams; we all don’t like the same houses.  Period property lovers will be looking for features, contemporary lovers for sleek clean lines; open-plan living will appeal to many, whereas others will want the privacy of separate spaces.  Although you cannot change the location and layout of your property, you can tone down any bold décor. Make sure it’s in great condition and use homestaging techniques to make it appeal to a wider audience.

A sale is the best medicine

As your estate agent, we don’t want you to have to swallow any bitter pills; and we hope you’ll trust that we only have you and your home’s best interests at heart.  The best medicine we can offer you is an offer from a qualified and determined buyer that is a heartbeat away from the asking price.  For more advice on selling your home, contact our team on 01634 570057.

Content contributed by The Federation of Independent Agents.

Recent Articles

Six options to consider if your chain breaks and you miss the stamp duty holiday

Posted on by Sophie Winter

After more than a year of driving property prices to new highs during the coronavirus pandemic; the stamp duty holiday has started to taper down. 

The tax break, which has saved buyers up to £15,000 on their house purchases, will now be cut back with the maximum saving capped at £2,500. This is because the nil-rate band – the portion of a property purchase buyers don’t need to pay stamp duty on – will drop from the first £500,000 to the first £250,000. It will stay this way until 30 September, when the nil-rate will be returned to its pre-pandemic level, £125,000.  

House prices have risen to record levels, with a general increase of 13% or £29,000 over the course of the stamp duty holiday according to Nationwide Building Society. 

Why did the government introduce the stamp duty holiday?

When the stamp duty holiday was introduced in July 2020, it was designed to boost the property market by helping buyers whose finances were affected by Covid. It meant a saving of up to £15,000 for people buying homes.

Landlords and second-home buyers were also able to make use of the tax cut. But they still had to pay the extra 3% of stamp duty they were charged under the previous rules.

What’s the state of the current property market?

Many buyers have raced to meet the deadline; but delays with conveyancing and surveys mean that many will not complete in time due to the heightened demand. This may sound daunting if you’re in the middle of a property chain; but some will even consider pulling their transactions if they have not budgeted to pay the tax. 

Whilst our team do everything within their power to stop this from happening; it sometimes does occur though no fault of anyones. However, it does not always mean that you’ve hit the end of the road. Our team have brainstormed different ways that property buyers could keep going with their purchases and keep their chains from falling apart due to the deadline. 

At Century Residential, we are transparent with our buyers and make it clear from the offset that their offers should not be reliant upon the stamp duty discount. However, if you’re out of time and you can’t afford to buy without the stamp duty holiday, there are a few options that could help.

1. Renegotiate your house price with your seller

If you don’t have the funds to buy your new home and pay stamp duty, you might consider asking the person you are buying from whether they would lower the price. However, this could be risky, as it might lead them to question your commitment to buying the home, we’d advise that you discuss this thoroughly with your estate agent prior. 

Nevertheless, if they are particularly keen to keep things on track, they may be willing to accept your new offer. 

If you have some funds to play with, one option might be asking them to go halves. For example, if you had a £10,000 stamp duty bill; they would take £5,000 off the price and you would foot the other £5,000 yourself. However, their willingness to do this may depend on whether they have a stamp duty bill to pay themselves. 

If you manage to negotiate a new price, you will need to ask your mortgage lender for new documentation which could add time and cost to the transaction.

2. Negotiate with the whole chain

There is a way to get around the problem of having to ask for a discount from someone who isn’t getting one themselves on their onward purchase. This requires some expert negotiating from your estate agent. 

In short, it entails asking every member of the chain to offer a discount that equates to the discount that would be offered by the stamp duty holiday. This is more likely to be accepted [than negotiating with your seller alone], as all parties offer a more affordable discount.

If there is another buyer in a similar situation to you down the chain; it could improve your chances of success.  

3. Move out and rent to keep the chain together  

A common method of holding together a broken chain is by asking the seller whose buyer withdrew, to move into rented accommodation.

By most accounts, the stamp duty holiday has increased house values. So, renting for a few months might mean a chance to get a better deal on the eventual purchase if prices fall. We understand that this is a gamble, as there is no guarantee of where the market is moving next. Nonetheless, now would be the perfect time to do this. Especially with the possibility of prices lowering after the stamp duty holiday. The amount of money spent on rent for six months to a year could be less than [the extra expense of] buying in the increasing market we have seen throughout most of the UK.

If the chain has collapsed, it may be worth investigating whether you can use short-term finance to enable the purchase to continue; however this should be discussed with your mortgage broker.

4. Make sure you complete by the September deadline

If you are upset that you haven’t met the first stamp duty deadline; completing in time for the September cut-off could be the next best thing. There is common perception that the stamp duty holiday will be over on 30 June, but that isn’t the case. There are still reasonable savings to be made until the end of September; but buyers will need to act quickly. 

We suggest that if a buyer starts the process in the next few weeks or so they should hopefully complete before the September deadline.

5. Hold out and hope that house prices fall

If you have had a purchase fall through, biding your time might actually save you money in the event that house prices fall; especially given that house prices have risen more than £20,000 in the past year.

This is significantly true for first-time buyers and landlords, who aren’t relying on money made from the sale of another property to fund their purchase.  

There are already signs that asking prices aren’t increasing as quickly as they were earlier in the year. The most recent government data showed that the average home knocked £5,000 off its value in April; reflecting offers made when buyers thought they had missed the original stamp duty deadline in March.

Another reason why property prices have risen is the supply and demand imbalance in the market. However, that could also be set to change. Sellers who had been cautious to list their home for health reasons or lack of job security could now be tempted. Restrictions fully easing from next month and the economy bouncing back may all provide the confidence that they needed to move.

6. Don’t get too caught up in the hype 

While it is frustrating to have to pay several thousand pounds more for your new home; we urge those that have the funds to proceed to think about their home as a place they will live in and enjoy for many years; rather than as a purely financial asset. 

Whilst most people don’t buy homes as a financial investment – unless you’re a buy-to-let investor. People buy homes as a place to live, raise families, be part of a community, enjoy life, and grow old. Our best advice is to think long-term and buy a home that’s right for your needs; at a price that you can afford and that you plan to enjoy for years to come.

It is also worth bearing in mind that, if you pull out of a transaction, there is no guarantee you will find something else quickly. You need to consider how badly you want the property. With a shortage of stock in some price brackets and areas, you may not find another suitable property anytime soon. 

Let’s have a chat

Whilst the final closure of the stamp duty holiday at the end of September may have no impact at all; we have noticed a different rise in property interest. This is due to other factors, namely the race for space, low supply, accidental savings and low interest rates.

At Century Residential we have helped many people and families during the stamp duty holiday; and we don’t plan to stop making peoples dreams a reality. So, if you’re thinking of selling or buying a property, please get in contact with a member of our team on 01634 570057.

Recent Articles

How do you know you’re ready to downsize your home?

Posted on by Sophie Winter

We have seen many sellers come through our doors at Century Residential over the last few months, but there is one kind of seller that has been on the rise, and that’s the downsizer.  There are many reasons why you may be considering downsizing to a smaller home.  You could be looking to release some equity to help your children or to add to your savings pot for the years to come.  Maybe you have some dreams of adventures that you wish to fulfil and an easier to maintain property is just what you need right now instead of redundant rooms just gathering dust. Whatever your motivation, it is essential when downsizing that you honestly evaluate your expectations so you can make the right decision for you.  So how do you know you’re ready to downsize?

Does it make financial sense?

Just because you’re moving to a smaller home, doesn’t mean it will necessarily save you money. Should you be moving to a different location, the property values could differ greatly. The type of property you are looking for may have amenities and so there could be additional monthly charges that you need to take into consideration for things such as maintaining grounds and communal areas.  The home you are looking to buy may need renovating or some upgrades; even with a budget, there could be things that turn up that you weren’t expecting so make sure you build in a contingency pot that won’t eat into your savings.

You’re excited to leave

Often, those looking to downsize find it a difficult decision to leave what is often their family home.  Their house has so many memories and family members such as children could be upset at the thought of saying goodbye to the house that was a huge part of their childhood.  We are sure that no matter how much you have loved living there, there will be some things that have niggled at you over the years that honestly you won’t be sad to leave behind. 

Maybe you had a large and beautiful garden but it takes a lot of work each year to keep it looking its best.  If you live in a period property, you will no doubt have an endless list of jobs that need doing, and you’ve been happy to do them but now you would prefer an easier life.  Remember, this move is not about the past, it’s about the future, so if you start to have doubts, focus on why you made the decision and how your future will look in your new home.

Where will I put my things?

We all become attached to things in our home, from furniture which may have been passed down to pieces we’ve bought and can’t bear to part with.  Instead of worrying where all your furniture will go in your new home, start to think about what items you definitely want to keep.  If you’re moving from a large house to a more diminutive one, not everything you have now is going to fit – nor do you want it to.  Think about the style of your new home, will your furniture work in the property or might it be fun to have a completely fresh start?

What about an apartment?

You may not have thought about an apartment but, depending on your future plans, it could actually be the ideal choice.  Should you be looking to travel then you know you can lock up and leave with peace of mind that the grounds will be maintained and neighbours around to keep an eye on things.  There are many stunning apartment complexes now that are designed for those of retirement age but are certainly not aesthetically doddery. With stylish and high-specification finishes, spacious balconies for entertaining and communal spaces that feel like a quality hotel rather than an apartment building, they are certainly something you should look at and not dismiss without investigation.

Does the floorplan work?

Just as you would when looking to buy any home, you need to ensure the floorplan is going to work for you now and in the years to come.  Just bear in mind that you’ve been used to a certain amount of space and that will be reduced, but this might in terms of the number of bedrooms rather than the amount of living space. You may wish to have more of an open-plan space that brings everyone together, or a hobby, work or visiting family may mean you lean toward having separate spaces.  You may even find that the floorplan in your new home works better for you than the one you have now.

Location, location, location

Location is particularly important with this move, as you may be thinking about what you need for the short and the long term.  Being closer to family could be a key factor in the move, as it is for many who are looking to downsize after the stresses and strains of the pandemic.  Would you be happy driving to amenities or would you prefer to be able to walk to the local shop, pub or café for that morning coffee and sneaky slice of cake?

If you’re not familiar with the area you’ll be moving to, it’s important to do your research. Feeling at home is a priority and our team are always on hand to offer advice.  Just remember, a house can be altered and decorated but a location cannot be changed.  Really think about what you want and need from this move so that when you decide on a location, you know that you will be happy living there.  If you can see yourself living in another town, village or even in another street, it can make that thought of moving a little bit easier.

Am I ready to downsize?

One of the most important questions you need to ask yourself is: are you ready? Yes, you may be looking at smaller homes, and you could have talked about this move for months if not years, but knowing it’s something you want to do and being ready to do it are quite different.  When you’re not ready you will be hesitant and sometimes over-critical, as you subconsciously try to find faults and flaws and delay progress.

This can lead to a frustrating and stressful process, which is something that no one wants, especially whilst undertaking what can often be the emotional move of downsizing.  Make sure you’re clear in your mind before you start, as being ready for this move will make it a much happier experience for everyone involved.

A smaller home awaits

At Century Residential we have helped many people and families to downsize, we understand the emotions and also how to find the right next home for you and your plans.  If you’re thinking of downsizing and have any concerns, please chat to a member of our team on 01634 570057.

Content contributed by The Federation of Independent Agents.

Recent Articles

Why do I need an estate agent when selling my home in Kent?

Posted on by Sophie Winter

Hot, hot, hot! We’re not describing the weather we had a few days ago (but hasn’t it been amazing?). We’re talking about the UK property market right now. With a fast and vibrant market such as this, it could be easy to believe that any home will sell as long as you put it on Rightmove – right? And with so many choices when it comes to selling your home, you may be thinking; why do I need an estate agent? But there is a big difference between finding a buyer and selling your home. So, let us tell you why you need an estate agent and, more importantly, why you need us.

What an experienced seller knows

Experienced home sellers completely understand the value of choosing an estate agent such as us over a ‘post and pray’ agent, who presses the upload button on Rightmove and waits to see what happens.  Whilst they are uploading, we’ve already been working our magic to find a buyer; and Rightmove is only one tool in our sales kit.

When it comes to marketing any product or home, you want to use a range of sources; whether that’s online, social media, in print format or a good agent’s secret weapon – word of mouth.  We invest in the right places, such as professional photography, video content, and personally calling those local buyers that have expressed an interest in a home like yours. At Century Residential we put huge effort into marketing your home. We create a strategy that is specifically designed to find you the right buyer and the highest price possible.

You can’t beat local

When you’ve worked in the local property market as long as we have, you gain an in-depth understanding in how it works and moves. This knowledge is invaluable, as we can give you honest and realistic advice throughout your sale. One thing about the local market in and around Kent is that you need to know the streets; the value of similar properties can vary depending on the location. This is where an agent outside the area relying on generic data could fall short.  If your home is not valued correctly, you can end up either underselling your home and missing out financially. However, if your home is overpriced it will appear undesirable and you will again lose money in the long run.

Remember that an estate agent such as ourselves doesn’t get paid until your sale completes.  For every hour we spend with you, we will have worked on average nine hours behind the scenes on your behalf – and we haven’t even got started yet!  Not all estate agents work the same way. So, it’s worth getting to know how each agent plans to sell your home; so that you can make the right choice for you.

Keeping you informed

Communication is vital, and no one likes the sound of silence when selling a home.  You want to know how your buyers are doing – is the chain in good shape and, more importantly, how quickly are things moving?  At Century Residential you will never be ‘on mute’, from the moment you list your home with us.  We don’t believe in numbers; we may sell houses but we are a people business and love getting to know the lovely homebuyers and sellers we meet every day.  No matter who needs our help, we are just a call, a Facebook message or an email away.

Once you have found a buyer, that’s when the real works begins for an estate agent, as the sales process can be filled with highs, lows and nerves.  Yes, finding a buyer may be easy in this market but keeping your sale on track and your chain together? That takes work. Delays and frustrations can cause fractions within chains; and it’s our job to smooth everything over and keep the process moving.

It can be hard to comprehend work that you cannot see, and you may not even be aware of everything we’re doing.  When you decorate your home, for example, it’s so visual that you appreciate the result straightaway, but having a damp proof course done, though it’s not something you can see, will protect your home for the long term. 

Your advocate

Being your estate agent means we become your advocate. Not only do we provide you with all the support you need during the sale process, we also protect your interests.  From managing the negotiations so we can achieve that amazing sale figure from the right buyer, to accompanying every single buyer as they view your home, sharing your passion for the property. We will be your voice within the chain and help turn those home moving dreams into a reality.

Let’s get started

Whether you’re buying for the first time, or are in need of an upgrade; we’re ready to help you glide smoothly from one home to the next.  Give our team a call today on 01634 570057 and let’s get you started on the road to your new home.

Content contributed by The Federation of Independent Agents.

Recent Articles

Classic fibs we tell ourselves when buying a home

Posted on by Sophie Winter

Welcome to the emotional ride that is buying a home. When you are spending so much money, you want to make sure you choose the right investment. The process is exciting, complicated and, let’s face it, a little bit scary at times.  Your mind is bound to be racing with so many things – wants, needs, location and lifestyle, compromises and must-haves.  We all have those little fibs we tell ourselves to make things feel a little easier. Here are some fun classic fibs that many homebuyers tell themselves when looking for a new home.

1. I’m going to keep below my budget

You know that it’s essential to establish your budget before you start looking at houses. For one, you don’t want to be disappointed should you be able to afford less than you thought, but also if you have a mortgage in principle this places you in a stronger position when it’s time to make an offer.  With your budget in hand, we know many home hunters have a deep desire to stay below that figure, but the reality is many don’t.  Now this isn’t through lack of trying; they just discover that those extra pennies can often get them the home they really want. 

One strong word of warning: if you know that your budget will be stretching you financially, lower it to something you are more comfortable with.  You may have to make a compromise or two; but you will be happy you did when you feel more financially stable.

2. It’s fine if they don’t accept my offer

This is such a typical way of trying to prepare yourself for disappointment; because deep down you know that you absolutely want this house, and you will be shedding a tear or two if you don’t get it.  But telling ourselves a fib like this makes us feel a little better. As does the relief when the offer is accepted and we can finally be honest!

3. I’m happy to do some work

It is always tempting to look at properties that need some work because, at the end of the day, you can turn them into exactly what you want and add value along the way.  But what you think you’re up for now may not be the reality. We have seen many cases over the years where would-be renovators end up standing inside a project house looking like bunnies caught in the headlights. Be honest with yourself, when you say, “I’m happy to do some work”. Do you really mean, “I don’t mind painting the walls but knocking one down and doing any kind of building is a little out of my depth”?

4. I’m not in any rush

Now we wouldn’t say searching for a new home can become addictive, but it’s funny how you start off with intentions of not rushing – and then suddenly that changes.  You avidly check any new listings daily. Okay, maybe hourly – to try and get in there first. Calling the agents quickly to arrange a viewing because you don’t want to miss out by only sending an email. Pretty soon you’re ‘not in any rush’ mentality is replaced by a quest that you can’t seem to walk away from.

5. The house will still be available in a few days

Or will it?  We would love to tell you that you have some thinking time after a viewing, time to see other properties and check out the location, but the fact is, in the current market, waiting is a sure-fire way of missing out on a property you love.  Houses are flying right now, but that doesn’t mean you should make a rash decision.  Try and do your research on the location and similar properties and understand what it is exactly that you need, so that when you attend a viewing on a property that gives you the overwhelming feeling of being your future home, you are ready to act, and act fast.

Buying a home

Whether you’re a first-time buyer or just unsure about the best way to start your property search, our team at Century Residential are always here to help.  We know the area intimately and can help you drill down to what’s important in your next home. As well as explaining the best way to approach the sales process.

Are telling yourself the classic fib ‘you can do this on your own’? Let us show you the difference it makes to have a great local estate agent by your side. Give our team a call today on 01634 570057.

Content contributed by The Federation of Independent Agents.

Recent Articles

Four ways you could be sabotaging the sale of your home

Posted on by Sophie Winter

Whether we’re in an active market like we are now, or one that moves in a slower pace. There is still a percentage of homes that can struggle to sell. On the surface, it can be hard to understand why, but as an experienced agent within Kent the reason is often pretty clear. Having a home that is sitting there with hardly any viewings can be soul destroying. Especially when all the properties for sale around you seem to be flying off the shelf. Could you be unwillingly sabotaging the sale of your home?

1. Refusing to use any elbow grease

A home that has not been regularly maintained doesn’t make a good impression – in fact, it can make buyers nervous. Maybe you’ve decorated but the finish isn’t great; you could have a cupboard or two that isn’t in the best shape; or maybe your guttering is dripping as it’s not had autumn’s debris cleared away. When you view a property, you want to see a home that has been loved and cared for and any flaws can make buyers question what else could be wrong with it. Hiding behind the imperfections could be some major concerns – or perhaps not, but it is the perception buyers take away that matters.

Even if a potential buyer can overlook some of the required repairs, any offer will reflect the cost of any works they believe the property needs.  We know you love your home, so show this to potential buyers by putting the elbow grease in at the start. When it comes to getting your home valued, you may have a nice surprise but, more importantly, you will find your home sells quicker as a result.

2. Living in dream land

Do you have a price in mind that you want for your property, regardless of what anyone says?  Maybe you have renovated your home and the cost of these additions and finishes is informing the figure you want to achieve.  Even in today’s market, there is always a ceiling price a buyer will be willing to pay for a property on a specific street or in a particular neighbourhood.  Just because a similar house sold for X amount two streets down, doesn’t mean that your home will be valued at the same – it could be less, but it also could be higher.

To ensure your home sells quickly and doesn’t sit gathering dust in the estate agent’s window, you need to listen to the experts.  As an estate agent working every day within Kent, we know the true value of your home right now and the price that will get it sold as quickly as possible. Yes, hearing the truth could be a bitter pill to swallow. But are you going to let pride get in the way of the sale of your home?

3. Going it alone

You have many choices today in how you sell your home. Whether that’s an estate agent such as ourselves or one that allows you to go it alone. Estate agents only put properties on Rightmove, right? And in this market where it feels like every home is selling, why pay more than a low fixed fee? Finding a buyer is not the same as selling your home. Sadly, this is a mistake we see all too often when we are left to try and pick up the pieces after things go wrong.

Once a buyer is found, you then start the tricky part of the sale process. This is where the many players within the chain are guided through to completion together. Holding a chain together is a work of art; it takes lots of chasing, reassuring and constant communication. Which is where a good estate agent is worth their weight in gold. If you don’t just want an offer but to actually sell your home, have a serious think about the risk you could be taking. 

4. Lingering around

Viewings are a time when buyers get to see if they can make your house their home. Therefore, having the sellers there can make them feel a little uncomfortable. Buyers want the freedom to view and comment, as well as ask questions without judgement, which they may not feel able to do when you are around. How can a buyer imagine living there when your presence is a constant reminder that this is your home. At Century Residential, one of our agents will always accompany potential buyers for a viewing. So, use the time to go for a walk or even treat yourself to a meal somewhere; you never know, you could have fantastic news of an offer on your return.

Make it easy for yourself

We all know selling your home can be stressful. By putting the elbow grease in, listening to expert advice, using professionals and respecting a buyer’s need for space; you will not only make selling your home easier, you will help it to sell quick too!

If you would like more advice on selling your home, give our team a call today on 01634 570057.

Content contributed by The Federation of Independent Agents.

Recent Articles

FOMO, Hot tips for buying a house in today’s market

Posted on by Sophie Winter

If you’re thinking about buying a house in Kent at the moment you may have a ‘Fear Of Missing Out’ (FOMO), and who could blame you?  With a distinct lack of properties on the market and an abundance of buyers all wanting to find a home, it’s like the Wild West out there on the housing front. In March, HMRC announced that UK property transactions were at their highest level since records began in 2005. In fact, there were 180,000 sales, that’s double the number seen in March last year. So if you are a buyer trying to navigate this market, how can you ensure your FOMO doesn’t become a reality?

Get ready

One of the biggest mistakes you can make as a buyer is to start your search before you’ve got yourself in a viable position. In other words, do you have a mortgage in principle?  Having an up to date mortgage in principle is important. This demonstrates to both the homeowner and the estate agent that you are able to proceed with the purchase. Your offer will be considered serious. Meaning that in cases where demand for viewings on a property is overwhelming, you will be considered over someone who doesn’t have this in place. If you haven’t taken the steps to speak to a mortgage broker, we would suggest you do so as soon as possible.

Be transparent

If you want to be taken seriously, you need to be transparent when speaking to an estate agent about what you’re looking for and your maximum budget.  We know that by placing all your cards on the table you may think you’re putting yourself in a weaker position when it comes to negotiating. But stating that you don’t have a maximum budget doesn’t ring true. This can make it difficult for an estate agent to help you find your dream home.

Take advantage of virtual viewings

Virtual viewings are a great way of touring a number of properties to see what you like and don’t like.  It can help you to solidify your wish list and work out where you’re willing to compromise.  Within a virtual tour not only will you be taken around the property, you will also get to ask questions. This means that when you are sure of what you want you can focus all your time and energy on properties that could be the perfect match. 

Be clear

Buying a house is a massive investment. However, it’s a decision that many rush into, and we don’t want you regretting a purchase down the line.  Before you start to physically view properties, think about all the things that are important to you and not just the property itself.  As the country starts to open up to some kind of normality, what can the neighbourhood offer you? Your work situation could be different, perhaps involving work from home days, so is commutability as important as it was? Or, do you want walks, shops and bars in walking distance? Remember, a home can be changed but a location can’t. It’s easy to be swayed by a stunning interior and exterior, but is it the right ‘home’ for you?

More haste, less speed

This market requires a clear and level head. If you snooze you will lose, but your decisions shouldn’t be rushed either.  Set up alerts with property websites so you’ll know as soon as a new home in your chosen area comes onto the market so that you can book a viewing as quickly as possible. Don’t forget to do your research before you go if it’s an area you’re not familiar with.  Make a list of questions so these can be answered whilst you are viewing the property.  Try and view the house without rose-tinted glasses, because this could be your home – will you be happy living there? Don’t wait to make an offer if this house is for you. As you can be assured that others who have viewed it will no doubt be doing the same.

Do you want this house?

Any offer you make has to have an impact. Yes, we all love a bargain but when homes are going for close to or over their asking prices at the moment in Kent, making a low ball offer will seem like an insult to the homeowners.  You want your offer to be taken seriously. Don’t forget to remind the estate agent of your position – are you a first-time buyer, chain-free, your property already sold? Knowing more about you and your position could make your offer more attractive; not all sellers take the highest figure. Some wish their home to go to a local family, not an investor, or prefer a buyer for other reasons. 

No more fear

With these hot tips, you may still have a little fear of missing out. However, you’re taking steps to place yourself in a strong position so you can not only find your dream home, but buy it too.  If you’re looking for a new home in Kent, come and chat to our team to see how we can help you.

Call our team today on 01634 570057.

Content contributed by The Federation of Independent Agents.

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Should I buy first or sell first’ when moving in Medway?

Posted on by Sophie Winter

When moving home, it’s always a kind of chicken and egg situation, you will no doubt have been nosing online for your potential next home, but you’re also curious about the value of the home you already own. But when you own a property and are looking for another, is there a right way round to do it? Should you buy or sell first when moving home in Medway?

Buying first

We know that when you call or interact with our agency for the first time, this is our chance to impress and your time to judge. Getting to know you on that first call is essential. Yes, we would like to know more about your house, but it’s you and your family that are our focus initially. “Why?” you may ponder.  Because, simply put, if we don’t listen at the start, how can we know the best strategies to use? If we understand you, the motivations for your move, your circumstances, your plans for the future, we will know exactly how to approach your sale and can start planning a strategy for marketing your home should we be given the honour of selling it. 

We completely understand all these emotions. Moving home is a huge thing and you want to make sure you get it right but buying a property before you have sold your home is not the right move to make.

For financial reasons

You may have an idea of what your home is worth, or even had your home valued, so when you start to look at homes on the market, you will have a sense of what you can afford.  A valuation is not a sold price, and property markets rise and fall over time. The figures you are basing your finances on could be completely different to the actual figures that apply when you start to go through the process.  If they are too far apart, you could potentially lose the home you are looking to buy as well as a few pennies along the way.

Puts you in a weak position

When someone makes an offer on your home, you want to ensure that they are in the best position possible so that things move quickly and smoothly.  As a seller, you are looking for someone chain-free, or in a small chain, who has their finances in order and their home has been sold.  How would you feel if someone made an offer on your property, but they hadn’t even placed their home on the market yet?

Because time doesn’t stand still

We would love to tell you that that we can stop time, but that’s one skill that even us estate agents and unable to achieve.  Whether you’re wishing to move before the stamp duty returns to normal to take advantage of a discount, or you want to be in before the new school year starts, the speed of the process is always something that concerns buyers and sellers alike.  The process in the UK is not swift, as we know, and anything that feels like it’s dragging its heels can make things seem a thousand times worse. 

Even if your offer is accepted by a seller, how long would they be willing to wait for you to sell your home? How long would you wait?  Nothing is more frustrating in a move than delays and waiting for someone to sell can be one delay too far for many, which sadly can see chains collapsing.

Shattering the dream

You have set your heart on your chosen new home and you’re spending your evenings picturing how you will decorate, where your furniture will go and what your life will be like living there.  Dreaming about your new home is what’s making leaving your old one so much easier, to the extent that  emotionally you’ve already left your current property.  It’s now on the market and you’ve made an effort to make sure it’s looking good for potential buyers, all you need is one buyer to see what a fantastic house it is.  Yet things are not going according to plan. Viewings are getting less, the sellers of the house you want are getting nervous and you can see the dream of your new home shattering all around you. Who needs that stress?

Get it right from the start

SELL YOUR HOME FIRST! There is only one right way to move and that is to sell your home first. This way, you’ll be putting all your energy into your current home to make sure it isn’t just looking good for buyers but looking amazing.  You will be in a better position financially, because you’ll know exactly what monies you have to play with when you start to look for your next home, and you’ll be in a stronger position to get your offer accepted. 

We understand the lure of wanting to search for a new home before you sell, but please be patient, you will get to that part of your move quicker if you take our advice and sell your home in Medway first. Finding your next home will feel even more exciting when you know you can actually move forward rather than waiting in limbo.

Thinking about moving in Medway? Get in touch with our team at Century Residential and we’ll get you on the first steps to getting your home on the market and promptly sold. Call today on 01634 570057.

Content contributed by The Federation of Independent Agents.

Recent Articles

Why listening is the most important skill we have when selling a home

Posted on by Sophie Winter

Well, what a month it has been for anyone who loves, supports, or follows football. Less than 48 hours after the announcement of the European Super League (ESL), the six English clubs quit against a backdrop of anger, criticism and disbelief.  News channels highlighted their failure to speak or listen to fans, and to understand the mood of the country.  In truth, it was one big idea that bombed spectacularly with the world watching, but would these clubs have joined the ESL if they had just listened? 

Listening is often something that is taken for granted, and if we’re honest with ourselves we don’t always listen effectively all the time – we could be distracted by something else happening or going on in our lives.  But when it comes to selling homes, listening should never be underestimated. At Century Residential we believe it is the most important skill we possess, and one that places us at an advantage when selling your home.

From the first call

We know that when you call or interact with our agency for the first time, this is our chance to impress and your time to judge. You don’t want to feel like a number, and your house just a commodity – that just makes us look like an ESL-style agent.  Getting to know you on that first call is essential. Yes, we would like to know more about your house, but it’s you and your family that are our focus initially.  “Why?” you may ponder.  Because, simply put, if we don’t listen at the start, how can we know the best strategies to use? If we understand you, the motivations for your move, your circumstances, your plans for the future, we will know exactly how to approach your sale and can start planning a strategy for marketing your home should we be given the honour of selling it. 

The valuation

You may believe that the valuation is all about a number, and in a way it is, as you need to know what value is placed on your property so that you can plan your move.  But there is so much more to the valuation, and Jamie Newbold will explain why.

“Every home has a story. It is easy to find out the facts – number of bedrooms, bathrooms etc – but it’s the tales of people’s lives there that makes this part of my job so fascinating and enjoyable.  They give me a little insight into what it has been like to live in a home, the owner’s favourite spot to sit and read, where the dog loves to snooze as the sunlight hits the spot just perfectly in the morning.  How they upgraded and spent time in their garden over lockdown, and the many treasured memories that each room holds.  It is these stories, these moments in time that make a house a home, and knowing this enables us pass on the love you have for your home to potential buyers on a viewing.”

If we didn’t take the time to listen to you whilst valuing your property, we would miss out on these wonderful stories, and who doesn’t like talking about their house?  Buyers just love to hear about how the current owners spend time in the house, not because they plan to do the same, it just adds another layer for buyers to connect with.

The offer

When we are conducting a viewing with a buyer, we’re not just listening to what they are saying but also what they are not.  Again, we take time to get to know them as people so that we can point them in the direction of the right property for them.  By taking the time to truly listen to buyers, we can artfully negotiate an offer, as we know what style of negotiation will be best to navigate to a successful outcome. Unlike the ESL, we believe that listening to all sides involved is the best way to sell a property and get you the highest possible price.

Put us to the test

There are many estate agents you can choose from when selling your property, but do they all truly listen? If you’re thinking of selling your home, why not give our team a call today and see the difference a service based around listening can offer you and your family.

We look forward to getting to know you. Call Jamie on 01634 570057, for a premier home selling experience.

Content contributed by The Federation of Independent Agents.

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