If you’ve decided that now might be the time to put your property on the market, follow our step-by-step guide to stress-free selling in Watford.
Despite a squeeze on living costs and rising interest rates, house prices continue to climb across the UK defying all predictions. With a good range amenities, schools and green spaces of its own, plus great transport links into London, Watford has enduring appeal for buyers.
If now is the right time for you, it’s worth finding out – or reminding yourself – about the steps to selling a property. To help you, read on for our handy guide to selling your home in Watford.
1. Understand your goals
Are you selling for a new job, a school place, more space or because you just aren’t keen your current place? Do you have a deadline or can you take your time, while you find the right home to move into? Thinking through what you want from your move is crucial to the decisions you’ll make later on, so give it some thought. You may, for example, decide to sell now and move into a rental home, meaning you’re not part of a chain, then take your time finding your perfect place to buy.
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Find out roughly how much your home is worth, so you can set a budget for your own purchase. Look at Rightmove and Zoopla for recently sold prices in your part of Watford and use one of the many valuation tools available online.
3. Set your budget if you’re buying
From your valuation, work out what you can afford, taking account of stamp duty, solicitors fees and removals. Find out if you can move your mortgage without penalties. If you need to increase your loan, get that approved now so you’re ready to go when you find a place to buy.
4. Pick an estate agent
You might decide to use a local independent, a big chain or an online agent. Whichever it is, do your research. Online agents might be cheaper but you’ll need to do more of the legwork. Local agents often have a better understanding of the local market. Make a shortlist, get recommendations, check reviews and ask plenty of question. And always read the small print before signing up.
5. Organise your Energy Performance Certificate
You’ll need an energy performance certificate (EPC) before you can market your home. EPCs show how energy efficient a property is, and how expensive it is to heat and light on a scale of A to G, with A the most efficient.
7. Price your property
You already have a good idea from your earlier research, however, prices are changing rapidly right now. Your agent will help you decide the pricing strategy that’s right for the current market. Be careful of an agent who suggests too high an asking price. They may be over-valuing to secure your business, which could lead to issues later on if the buyer’s mortgage company doesn’t think the home is worth that much.
8. Clean, declutter and set the stage
First impressions really do count so you need to give your home maximum polish, inside and out. Declutter as much as you can, removing furniture that restricts space as well as personal items. Repaint if you need to, fix any outstanding DIY jobs – and clean everywhere till it’s spotless.
9. Choose a conveyancer
You’ll need to instruct a solicitor or licensed conveyancer when you accept an offer, so do the research now to have one ready to go. Again, get personal recommendations, read reviews, and consider level of service, not just cost. Pull together all your paperwork, such as electrical and gas service certificates, building approval documents and guarantees for work you’ve had done.
10. Accept an offer
Your agent will pass on all offers for you to accept, reject or negotiate. It’s up to you what you do, but they may advise you. If you are looking for a smooth sale, and have plenty of interest, they may suggest you go with a first-time or cash buyer to avoid a chain.
The average time for finding a buyer is between 5 and 14 weeks. Though current market conditions mean many properties are going under offer more quickly than this. To get a feel for how long your house may take to sell read our blog article ‘How Long Does it Take to Sell a House in Watford’.
11. Fill out your questionnaires
Complete your sellers’ questionnaires from your conveyancer, giving all the information requested about the property – such as building works and neighbour disputes. Answer honestly or you could face legal action. State which fixtures, fittings and appliances you will plan to leave behind and if you want extra money for them.
12. The contract
Your conveyancer will draw up the draft contract including the exchange and completion dates plus any discounts for issues revealed in the survey. Once contracts are exchanged and the deposit paid, both sides are committed and can’t withdraw without penalties.
13. Completion
At this stage, the balance of the money is paid from the buyer to the seller, the legal process of transferring ownership is completed and the keys are handed over to the buyer. You must move out on completion day, removing all your belongings and leaving the property in the condition agreed in the contract.
If you’re thinking of selling in Watford, we’d love to help you through the process. Contact us today for a chat along with a no-obligation market appraisal.
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David Clayton
Claytons blog was created to give light hearted but hopefully useful property related thoughts and advice.
David started his career at former family firm, Weller Hill Hubble aged 17. The company was later purchased by General Accident property services and David went on to become their youngest ever manager and Area Director. However, disenchanted with corporate life he decided to return to his old roots and start a personal, service driven Estate agency. In 1991 Claytons was born and has grown into one of Watfords most well known and successful businesses. Outside of work David , who still lives locally is married with 3 children and a cockapoo called Teddy.
