YOUR LOCAL PROPERTY EXPERTS
Meet the team
Established in 2021, Bovingdons is based in Soham, Cambridgeshire, and offers residential and new home property sales and marketing as well as advice on land and planning, development and all aspects of the residential property market.
Ian Bovingdon MNAEA - DIRECTOR 07500 115321 | ian@thebovingdons.co.uk
Ian will always think outside the box in order to provide the best advice and the best professional service for his clients, whether sellers or buyers. Outside of work, Ian is keen on all sports, particularly Football, Skiing and Formula 1 and where work commitments allow, travel and photography.
Emma Bovingdon DIRECTOR
emma@thebovingdons.co.uk
Emma began her career in Estate Agency in 1991 and went on to work for a National builder as a Sales Manager on the early stages of the Cambourne development in South West Cambs and then as the Sales and Marketing Director with renowned bespoke builder Campbell Buchanan. Outside of work Emma is passionate about interior design, travel and keeping fit.
Ellie Bovingdon SALES MANAGER
ellie@thebovingdons.co.uk
Ellie started her career in estate agency at a very successful Cambridge based company after graduating from Mountview Performing Arts in London. As well as being our Sales Manager, Ellie is also the face behind our social media platforms. Outside of selling houses, Ellie is a keen skier, musical performer, singing teacher and an Assistant Cruise Director on Viking Cruises.
Kate Hill SALES NEGOTIATOR
kate@thebovingdons.co.uk
Kate, Emma’s sister, joined Bovingdons in early 2024, transitioning from the service industry to estate agency. Her excellent people skills have been invaluable. Now living in Soham, she also teaches yoga and enjoys creative projects both at home and within the community.
Selling with us
Our team are involved in every stage of your move, from the valuation of your property to the collection of keys by your buyer.
With a combined experience of over 80 years, Bovingdons are your local area experts and we give you up-to-date advice and information on the property market.
• We will prepare carefully worded sales particulars which will focus on the best details of your property and its location, and we will advise you on how best to present your property to maximise its appeal.
• We will take internal and external photographs highlighting the best features of your property.
• We will prepare floor plans highlighting room proportions.
• We will work hard to ensure your property is showcased exactly as it should be on the relevant property portals, social media sites and our own website, thus maximising its exposure to potential buyers.
We will always have your best interests at
heart
• We have invested in the most advanced and latest property software available in our industry, which will ensure our marketing and information is compliant and accurate and above all presents your property in its best possible light. It will also allow us to quickly and efficiently update you on interest and viewings and when the time comes, keep you updated every step of the way on the progression of your sale.
• We will accompany your viewings. Showing a potential buyer around your property is a specific skill. We know the best way to conduct a viewing, when to talk and when to listen and how to promote your properties key features.
Where agreed, we will supply and erect a For Sale board giving you further 24 hours a day exposure to the market.
We are open long hours, 6 days a week and will never miss an opportunity to book and carry out a viewing during the day or the evening.
We will always have your best interest at heart and will always give you clear and honest advice and feedback.
Preparing your home for sale
First impressions matter when selling your property. Buyers should be able to focus on the room sizes and envision themselves in the space, without distractions. While a lived-in feel is expected, clean, uncluttered rooms with a pleasant scent can enhance appeal.
Kerb appeal
Make sure the access to the house is clear and the front door is clean and that planting or front space is presented well. (Definitely hide away bins/black sacks!)
Entrance Halls
Make sure shoes and coats are stored away and the house is easily accessible.
Kitchens
Clear away kitchen clutter and leave surfaces clean and clear. Appliances can look nice if standing alone and clean. Ensure bins are emptied so there are no lingering smells!
Living Space
Ensure the space is clean and clear and furniture arranged neatly. Cushions plumped and no clutter.
Make sure the property is tidy, clearing away toys, clothes, toiletries, and pet items. Dining and coffee tables should be clean but feel free to leave tasteful ornaments and pictures on display.
Bedrooms
Straighten bed covers, fluff pillows and arrange cushions. Leave surfaces clean and clear.
Bathrooms
Ensure toilet seats are down and bathroom surfaces are clean and clear. Towels are folded neatly and laundry baskets put to one side.
Gardens
Ensure the grass is cut and gardening equipment is stored away. Garden furniture should be arranged neatly and refuse bins stored to one side.
Garages and Sheds
Ensure these spaces are neat and tidy. Clear away broken and unused tools and clutter. Buyers will appreciate the storage space, but it will be easier to see if it is tidy.
General
Ensure doors can be opened and access is not obscured. Plants or flowers always look nice and soften most spaces. Nice smelling diffusers are always a nice touch and add to the general ambiance.
The guide to... STAGING YOUR HOME
When it comes to getting your home ready for potential viewers, it’s vital to give those viewers the opportunity to see your home in the best possible light? But where should you start? What are the most important factors? We asked local interior design expert, Lorna Raynor, to share her tips and advice...
When you are house hunting what properties grab your attention enough to make you stop scrolling?
I’ll hazard a guess it’s the houses with a strong distinct look (good or bad). When you’re selling your home, you want your property to be one of those – a good one of course. That’s where home staging can help. Using interior design as a foundation we create attractive homes that stand out from the crowd.
Home staging focuses on the emotional side of buying a property. It is so effective because it helps a buyer visualise themselves living in and enjoying your home. Beyond how it looks a home needs to have the right feeling about it. We want a buyer to feel excited, inspired, and welcome when they view your property.
If you are planning on selling your home it is often not enough to just instruct an estate agent and put a board outside your house. Preparation is key, get your house sorted out and have some great photos taken first. This investment will attract more buyers allowing you to sell quickly and for a higher asking price.
To begin with. we will work through your home decluttering and restyling it so that it looks its absolute best. Generally, we work with the existing furniture, accessories and decor, adding a few new items
to enhance the look. We will advise you if we feel some redecoration would be advantageous. The goal is to make the biggest visual impact with the smallest amount of upheaval and expense. Once finished your home will look fresh, appealing, purposeful, and coordinated.
The intention for an occupied home is to remove a little bit of your personality from the property so that your buyers can see themselves there instead. With a new build we flip this on its head. We add personality and style to give the property character that buyers can relate to. We fill empty houses with lovely furniture and accessories to transform a blank canvas into a beautiful home.
There are a lot of reasons why buyers find it hard to connect with empty properties, for example:
• They appear smaller – even though it’s my trade I am often pleasantly surprised how much bigger a bedroom looks with a bed in it.
• Knowing where they will place their furniture, simply where will the TV go, will my sofa fit? We want buyers to feel positive at a viewing, staging a property is good way to answer any negative questions. Even though you know your home inside out your buyer doesn’t. You can verbally answer their questions but seeing is believing – if you want them to know how great your house is then show them!
Would you like to find out more about how we can help you? Take a look at my website www.neshinteriors.co.uk or get in touch, we are always happy to talk about home staging.
lorna@neshinteriors.co.uk | 01638 602935 | 07840 984258
Buying a home
We’ve lived in the area for over 20 years so we are more than comfortable describing ourselves as the local area experts. Each member of the team will have seen every property wherever possible and will be able to answer any questions relating to a specific property or about the area. In addition, the team will be able to recommend other properties based on your buying criteria, wants and needs.
Find a property you can afford
Before you start house-hunting, it’s a good idea to work out what you can afford to spend on buying a house or a flat and your monthly mortgage payment.
Consider how you’ll cope if your financial situation changes, or interest rates rise, and be careful not to overstretch yourself. Remember, your savings will have to cover not just the deposit, but expenses such as mortgage fees, Stamp Duty Land Tax (SDLT) and solicitors.
It’s never too early for you to start thinking about arranging a mortgage as this can be time-consuming and you can get a mortgage from an Independent Financial Adviser, mortgage broker or other lender, such as a bank or building society. We can recommend carefully chosen Mortgage Advisors to help you. Once you’ve found a mortgage product you like, agree it as a mortgage ‘in principle’, (AIP). This tells you how much money the lender is likely to offer and the interest rate you’ll pay.
Viewing Properties
Make a list of your preferences and bear in mind that it is unlikely that most homes will meet every one of your requirements. Be flexible
and open minded and see beyond furniture and decoration as these can be changed to your liking. Take advice from the agent and allow enough time to travel, view the property and ask questions of the agent. Our experience is that accompanied viewings work best as they take away the pressures of dealing directly with the seller and let you really see the property.
Making an offer
Once you’ve found a home you want to buy, the next step is to make an offer, usually through an estate agent. Be confident – all offers will be communicated both verbally and in writing/email to the seller.
Arrange a solicitor
The solicitor will handle the legal work around the property. Your solicitor will tell you how much you can expect to pay and might ask for a deposit upfront – this is typically 10% of their fee. Typical cost: £500 – £1,500 + VAT.
Your solicitor submits searches to the local council to check whether there are any planning or local issues that might affect the property’s value. The typical cost of these is £250 – £300 & this payment needs to be made as early as possible as searches can take a few weeks to come through and are often the most common reason for delays.
This survey is done by the mortgage lender to make sure the property is worth the price you’re paying and gives financial security to the lender before they can approve the mortgage. It is not an extensive survey and will not identify all the repairs or maintenance that might be needed.
The typical cost of this is £150 – £1,500 depending on the value of property. Some lenders might not charge you for this, depending on the type of mortgage product you select.
If you are buying an older property, it may well be worth having a more in-depth survey to help you avoid hidden costly problems in the long run. If there are issues, then these can be dealt as part of the purchase negotiations and perhaps result in a reduced purchase price.
There are several types of survey available:
1. RICS condition report – This is a basic survey and the cheapest. It’s most suitable for new-build and conventional homes in good condition. No advice or valuation is provided in this survey. Typical cost is circa £250.
2. RICS homebuyer report – This is suitable for conventional properties in reasonable condition. And is a much more detailed survey, looking thoroughly inside and outside a property. It also includes a valuation. Typical cost is circa £400+.
3. Building or Structural survey – the most comprehensive survey and suitable for all residential properties. It’s particularly good for older homes or homes that might need repairs. Typical cost is circa £600+.
Finalise the offer and mortgage
Once the survey is complete you might want to talk to your estate agent about any findings following the survey – It is at this stage in the process that is often most stressful. Delays and problems can arise from either a down-valuation or potential unseen issues with the property. Thankfully, this is a reasonably rare occurrence, but we will advise you on the best action to take.
Exchange contracts
Once all of the above have taken place, then you should receive the contract to sign from your solicitor who will then exchange the contract for purchase. A typical, straightforward transaction normally takes 10-12 weeks to the exchange of contracts and a further 2-4 weeks for completion.
that all the details are correct and make sure you’re happy with what the sellers have agreed to leave in the property & that all your queries have been answered.
Once exchanged, you and the seller are committed to the sale and you will be required to pay 10% of the purchase price, (or less by negotiation).
Completion and final steps
The remaining money owed to buy the property is now transferred from your solicitor’s account to the seller’s solicitor’s account. Since some of the money comes from the mortgage provider there may be a telegraphic transfer fee. Typical cost: £25-£50.
You might also have to pay a mortgage account fee. The lender charges this fee for setting up, maintaining and closing down your mortgage account. It’s often added to the mortgage, which means you’ll pay interest on it, so consider paying it up front instead. Cost: £100-£300.
You’ll now need to pay your solicitor’s bill (minus the deposit and local searches if you’ve already paid them). Typical cost: £500-£1,500 plus VAT. Your solicitor will register the sale with the Land Registry for properties in England and Wales.
Sellers will need to pay their estate agent on completion. The fee is agreed at the outset and is typically a percentage of the purchase price, usually between 1% to 3% of the sale price plus 20% VAT. (First time buyers do not have Estate agent’s fees to pay)
Buyers of residential/new homes may be liable to pay Stamp Duty. Your solicitor will usually arrange this for you but note that if you are purchasing an additional home or a buy-to-let property, you’ll have to pay extra on top of each Stamp Duty or Land Transaction Tax band. Once the completion has occurred and all of the monies transferred, the keys can be released to you to move into your new home.
Removals – don’t forget to book your removal company/ van in plenty of time.
Searching for your perfect home or investment? We have properties that could suit you- just use our online search or register with us for property updates.
Why we love...
SOHAM
Soham is the second largest town in East Cambridgeshire and is located between Ely (six miles) and Newmarket (seven miles), both of which have a wide range of shopping and leisure facilities. The A142 has good connections with Cambridge via the A14. Soham has a range of local shops including the Co-Op, Asda, M&S Local and small eateries, pubs, hairdressers, leisure centre and doctors surgery. The town is a popular place to live for families due to the area’s proximity to Cambridge, Ely and Bury St Edmunds. There are three primary schools feeding into the well regarded Soham Village College. Soham train station links to Ely and the mainline to Cambridge and London. London Stansted airport is a 40 minute drive via the A11.
FORDHAM
The picturesque village of Fordham offers an excellent selection of amenities, with everyday essentials within easy reach. A convenience store sits alongside local shops and services, including a village butchers and a handful of traditional country pubs, offering delicious home-cooked food, and the popular Scotsdales and Simpsons Garden Centres with charming cafés. Larger supermarkets can be found within a 10-minute drive to either Ely or Newmarket. The A14 Newmarket bypass is less than a 10-minute drive away and provides a direct route into Cambridge to the west and Bury St Edmunds to the east.
ELY
Rising above the Cambridgeshire Fens, Ely is the destination city with something for everyone. From the monastic buildings of the city past, through to the vibrant food scene of today and the scenic majesty of the riverside, Ely packs a great deal into a pocket city. With the world famous Ely Cathedral, an array of independent shops and a market around the city centre with places to relax and replenish in the cafés and restaurants, there has never been a better time to enjoy this quintessentially English jewel.
LITTLEPORT
Littleport is a small town of approx.11k population, situated five miles to the north of Ely, and some 20 miles from Cambridge, bounded to the west by the A10, and to the east by the River Great Ouse. The town has two primary schools and various pre-school options, a secondary school, and a special educational needs school. A new school campus was delivered in September 2017, and included a new leisure centre. Littleport is also home to numerous clubs and societies catering for the very young to the more mature resident.
ISLEHAM
Isleham is situated about six miles northeast of Newmarket, eight miles from Ely, and about five miles from Mildenhall. The A14 is readily accessible providing links to major road networks. Isleham has a wealth of amenities including a Co-op, butchers, Post Office, community centre and a collection of pubs and restaurants. Whether you want to enjoy a drink by the roaring fire at The Merry Monk during the winter, take a stroll down to the Riverside Island Marina, or pick your own strawberries at The Lidgate Farm in the summer sun, Isleham offers a variety of things to do. The village has three churches and three public houses, whilst the community centre also has cricket and football pitches, a Multi-Use Games Area (MUGA) for tennis etc and a skate park. A popular attraction is the nearby marina. There is a preschool playgroup and a primary school catering for four-and-a-half to eleven-year-olds from Isleham and surrounding villages.
BURWELL
Burwell is a highly sought after village, well situated for access to Newmarket (five miles) and Cambridge (13 miles) and has an excellent range of facilities including a primary school, surgery, bank, post office, church, public houses petrol station, sports hall, public houses and a good range of shops. The village also enjoys good access to the A14 trunk Road, which interconnects to the M11 motorway to London, and the A11 to the east. There are also regular train services from
Newmarket to Cambridge and on to London’s Liverpool Street and King’s Cross Stations.
NEWMARKET
Newmarket is a historic market town offering excellent transport links to major road networks as well as a regular train service to Cambridge and Bury St Edmunds, making it an ideal location for commuters. Known as the global headquarters of horse racing, Newmarket is home to two prestigious racecourses – the Rowley Mile and the July Course with the numerous training yards adding to its unique charm. A day at the races is an unforgettable experience, while the annual Newmarket Nights, combining live music with horse racing, attracts visitors from far and wide.
The town provides a wealth of amenities including several supermarkets fitness centres, and a selection of pubs and bars. Families will find excellent educational facilities ranging from nurseries to secondary schools. Newmarket also offers beautiful green spaces and recreational areas. The Rowley Mile and the Heath are popular spots for walking, jogging, or simply enjoying the picturesque views.
CAMBRIDGE
Cambridge, a historic city renowned for its prestigious university, and famed for its stunning architecture, boasts iconic buildings like King’s College Chapel and the Senate House. The River Cam winds through the city, offering picturesque punting opportunities. Cambridge is a hub of academic excellence and innovation, with numerous museums, such as the Fitzwilliam Museum, and libraries that attract scholars from around the world. The city centre is vibrant, featuring a mix of high-end boutiques, independent shops, cafés, and restaurants. For dining, options range from the historic Eagle Pub to contemporary eateries like Fitzbillies.
The city’s green spaces, including Parker’s Piece and the Botanic Garden, provide peaceful retreats. Cambridge’s cultural scene is rich, with events like the Cambridge Folk Festival and numerous theatre productions. Well-connected by road and rail, Cambridge combines historic charm with a dynamic, modern lifestyle.
New Homes
For some 20 years, we have sold New Homes with and on behalf of many of the larger national builders, regional builders, local developers and also single plots and self-build plots.
We understand the different requirements for successfully selling New Homes and all it entails, which is why our current developer clients continue to put their faith in us. We take a partnership approach and are passionate about the developments we sell and the service we provide.
We offer a bespoke tailored service which begins with a site appraisal and a comprehensive marketing report, to include market conditions, supply and demand statistics, pricing and predicted sales rates.
Our service to developers is comprehensive
Becoming part of the team and offering assistance with the overall sales and marketing strategies, dealing with prospective buyers from start to finish and to include the management of any choices or variations, Help to Buy applications, updates on progress and important milestones during the build process.
We are able to provide “coming soon” and general marketing
Land
Our Land and New Homes business continues to grow from small beginnings, built upon our commitment and reputation of providing high service levels together with a flexible, honest and reliable approach, working in partnership with our clients, whether they are buying or selling.
This service ethic touches every cornerstone of our business. We provide honest, impartial advice across the Development Sector.
Our focused approach to land benefits from a wealth of experience and a commitment to our clients in identifying, acquiring and disposing greenfield and brownfield sites, conversions of agricultural buildings or office/retail blocks, equestrian and amenity land and with or without planning permission.
Land Disposal
From the beginning, we provide an informed, personal and proactive service for landowners looking to maximise their property assets. We will assist, advise and agree with you on the most appropriate strategy and method of sale, whether you prefer a full open market sales approach, an auction, or a more discreet selective, targeted sale.
In association with carefully chosen partners, we can help secure planning permissions on sites to maximise its value and can offer a comprehensive, friendly and cost-effective planning and sales service.
Acquisition
We source possibilities both on and off market and provide market intelligence, pricing and other relevant information to assist you to formulate a competitive offer. We can assist with Land Assembly, viability advice, mix and prices of house-types, competitor information, external influences such as local policies and infrastructure, potential partner selection, promotional or option agreements and assistance with planning applications and appeals with our carefully chosen partners.
Whilst we are based in Cambridgeshire, we work with clients buying and selling land nationally. From single building plots to multi-acre development sites for several hundred houses, from farmland to amenity plots, we have the expertise to assist. So whether you are in the early stages of an acquisition or disposal, we can give you advice on all aspects of the site.
Your moving home checklist
Here’s a few tips to help ensure your move goes as smoothly as possible so you can look forward to enjoying your new home!
Before Moving Day
Notify Utility Companies
Inform gas, electricity, water, and other utility providers of your move to ensure a smooth transition of services.
Redirect Mail
Arrange for mail redirection with Royal Mail to ensure you receive any post sent to your old address.
Book Removal Services
Research and book a reputable removal company well in advance to secure your preferred moving date.
Declutter
Go through your belongings and decide what you want to keep, donate, sell, or throw away. This will make packing and unpacking easier.
Gather Packing Supplies
Purchase or gather packing materials such as boxes, bubble wrap, packing tape, and labels.
Change Address
Update your address with important organisations such as banks, insurance providers, DVLA, and any subscriptions you may have.
Arrange Child/Pet Care
If you have children or pets, organise care for them on moving day to minimise stress.
Arrange Parking
If parking is limited at your new home, arrange for a parking permit or reserve a space for the removal van.
Measure Furniture
Measure large furniture to ensure it fits through doorways and into rooms at your new home.
Pack Essentials Box
Pack a box with essential items you’ll need immediately upon arrival, such as toiletries, snacks, kettle, and a few changes of clothes.
On Moving Day
Supervise Removal
Be present to oversee the removal process and provide any necessary instructions to the removal team.
Take Inventory
Keep track of your belongings as they are loaded onto the removal van to ensure everything arrives safely.
Lock Up
Ensure all windows and doors are locked and utilities are turned off at your old property.
Check New Property
Conduct a thorough inspection of your new property before the removal van arrives to ensure it’s in the expected condition.
Direct Removals
Direct the removal team to appropriate rooms for furniture and boxes at your new home.
Utilities Check
Check that gas, electricity, water, and other utilities are functioning properly in your new home.
After Moving In
Unpack Essentials Box
Unpack your essentials box first to make settling in easier.
Start Unpacking
Begin unpacking room by room, starting with essential items and gradually moving onto less urgent belongings.
Dispose of Packing Materials
Dispose of or recycle packing materials responsibly to clear space in your new home.
Explore the Neighbourhood
Take some time to explore your new neighbourhood and locate essential services such as grocery stores, pharmacies, and medical facilities.
Meet the Neighbours
Introduce yourself to your new neighbours and start building connections within the community.
Relax and Enjoy
Finally, take some time to relax and enjoy your new home!
We had a great experience as first time buyers, Ian was very attentive and helpful through the whole process.
Plamena Rafailova
Bovingdons recently sold a property for us, normally it is a stressful procedure but the whole process was smooth , very professional and kept us up to date the whole time. Ian and Emma both easy to get hold of by phone and email. Such an excellent service I have recommended them to friends who are selling.
Carol Sennitt
Had a great experience, Ian is super friendly and knowledgeable. From quick responses when needed, to helping chase nightmare solicitors; always meeting at times which helped with our schedules! Would highly recommend.
Katie Scott
Brilliant experience working with Ian. Ian gave brilliant advice on through the initial sale and we were very happy with the outcome. Post sale agreement, we had a very difficult chain and honestly, without Ian’s efforts and support through, I don’t think we would have completed. I would highly recommend!
Toby Mills
This is a first class estate agent. Moving is such a stressful time and this company made the experience so smooth for us. Ian was extremely professional and nothing was too much. Great communication throughout our move and would recommend this estate agent.
Harriet Williamson
Ian was great throughout the whole process. We were first time buyers and Ian answered every question we had and did so quickly.
Oliver White
41a High Street, Soham, Cambridgeshire, CB7 5HA 01353 725723
info@thebovingdons.co.uk | www.thebovingdons.co.uk