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Sellers Handbook Things you need to know

A new breed of estate agency


Contents Selling with Blue Sky 1  The selling process 2  Step 1) Assessing the value of your property 3 Step 2) Choosing the right level of service 4 Step 3) Marketing your property 5 Step 4) Choosing your estate agent 6 Step 5) Presenting your property 7 Step 6) Instructing a solicitor 8 Step 7) Successful viewings 9 Step 8) Receiving and accepting offers 10 Step 9) Progressing your sale 11 Step 10) Preparing to move 13 Step 11) Completing your sale 16

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Our services to you 17 Financial & legal elements 22 FAQ’s 24 Estate agency terms explained 26


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When it comes to selling what may be your biggest asset, we understand you want to get it right. This is why we’re taking a fresh approach to estate agency and setting our standards high. You have every right to expect commitment, discretion and personal integrity and we will make sure you receive just that.

What you can expect... To hear from us regularly We want you to know exactly what we’re doing to get your home sold. We’ll call, email, and text you with regular updates and guidance, so we’ll never lose touch and leave you in the dark. You’ll also have online access to your personal property account where you can: Find feedback from all your viewings. Find when and where your property is being marketed. Check for future viewings.

We’ll listen to you In order to meet your requirements we need to understand fully what you’re looking for - and the best way for us to do that is to listen. Whatever you want, just tell us and we’ll do our very best to deliver.

Honest advice and up-to-date information You need to be able to make informed decisions about the sale of your property. Our experience and expertise will help us to guide you through the ever-changing housing market. We’ve packed our website and this guide full of handy tips and useful information to help you make the best choices.

Professional standards We are full members of the Property Ombudsman Scheme and the National Association of Estate Agents and follow their Codes of Practice as well as our own. You want to know you’re in safe hands, which is why all our staff are fully trained and have, or are working towards, industry recognised qualifications.

We’ll do what we’ve said we’ll do and we won’t stop until we’ve successfully sold your property. Sounds simple, and it is simple. We won’t let you down.

Choice We offer four different service levels at four different prices for you to choose from, and with our optional extras you can create a service that is just right for you.

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selling process explained Step-by-Step The

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Selling with Blue Sky The selling process

the value 3 Marketing 1 Assessing your property of your property

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Step 1) Assessing the value of your property Step 2) Choosing the right level of service Step 3) Marketing your property Step 4) Choosing your estate agent Step 5) Presenting your property Step 6) Instructing a solicitor Step 7) Successful viewings Step 8) Receiving and accepting offers Step 9) Progressing your sale Presenting Successful Progressing Step 10) Preparing your property viewingsto move your sale Step 11) Completing your sale

the right your 2 Choosing 4 Choosing level of service estate agent

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and acInstructing 6Our 10 8 Recieving services to you cepting offers a solicitor

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3 4 5 6 7 8 9 10 11 Completing your sale 13 16

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Preparing to move

Financial & legal elements

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To make things a little easier we’ve laid out the selling process step by step. This will clarify your choices and help you understand the fundamental process of selling a property. We’ve included an explanation of our services, so you know what to expect every step of the way. If you’re also buying a property, you may find our Buyers Handbook useful.

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Selling with Blue Sky

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The first step in this process is to find out how much your property is worth. There are a few websites that can help you estimate the value of your home, but to be accurate you’ll need valuations from local experts. It’s advisable to get three or four valuations from estate agents, so you can compare their advice and the value they place on your home. Be wary of any agent that places a much higher valuation on the property than the majority of other agents. Sometimes agents will over value your property to win your business and then 2 weeks into a long contract ask you to reduce the price. This can have a negative impact on the marketing of your home. Likewise, be wary of any agent that places a much lower valuation on the property than the majority of other agents. Sometimes agents might under value your property to sell it quickly for their own gain. Here at Blue Sky Property our Valuer’s are qualified with the NAEA (National Association of Estate Agents), have exceptional knowledge of the local area and market activity, and will provide documentation to back up their valuation of your home. Estate agent

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Valuation £

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Choosing the right level of service

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Contents Selling with Blue Sky The selling process

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Not all estate agents offer the same level of service, but Online access to all your property sale history and notes. this can be the key to a smooth and successful sale. There A dedicated Sales Progressor to liaise with solicitors Step 1) Assessing the value of your property 3 are a number of aspects to consider: once a buyer has been found and help deal with any Step 2) Choosing the right level of service 4 hiccups. Step 3) Marketing your property 5 How involved would you like to be in the sale Step 4) Choosing your estate agent 6 of your home? What are your timescales for moving? Step 5) Presenting your property 7 Would you rather leave it all to a professional and not have you are onaasolicitor tight timescale or have a specific date Step 6) IfInstructing 8 to think about a thing? Or perhaps you’d rather sell your which you need to move, it makes sense to choose a 9 Step 7) by Successful viewings home yourself just using an agent to set everything up at package that includes heightened marketing to 10 Step 8) service Receiving and accepting offers the beginning and point you in the right direction. promote your property over and above others. You are 11 Step 9) Progressing your sale more likely to meet your deadlines if you choose an agent Step 10) Preparing to move 13 What’s your budget? who provides a tailored marketing plan specifically for your Step 11) Completing your sale 16 Your agent should be able to tailor a service package to suit property and follows it up with regular reviews. your budget. The more involved you are in your own sale the You should agree the levels of service you expect from cheaper the fees should be. You may choose to save money your agent before instructing them, and make sure these by selling your own home, or you may prefer to spend a little service levels are written into the terms of business before more for extra marketing and support. To ensure you get the you sign them. best value, compare not only agents’ fees but the levels of At Blue Sky, we offer four different service packages, service you will receive for your money. designed and priced to suit you. Each is clearly specified so you’ll know exactly what to expect from us. How much experience do you have? The more experience you have, the easier it will be. However, if you have little or no experience, it can be invaluable to have an expert working on your behalf during the sales process.

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How much time do you have to dedicate to the sale of your home? The greater the role you play in the sale of your property the more time you will need to set aside for organising and conducting viewings, and progressing the sale with your chosen solicitor. If you have little spare time you will need to choose a service level that gives you: A dedicated agent who will always accompany viewings. Guaranteed levels of regular contact. www.freshBlueSky.co.uk

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Assessing the value of your property

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The way your property is marketed will directly affect the time it takes to sell. To find the perfect buyer you need to cast your net far and wide. We achieve maximum exposure by promoting your property across a wide range of media.

Your ideal marketing package should include all the following;

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Professional, full-colour property particulars, with tempting descriptions, accurate measurements, floor plans, EPC details, location maps and additional information like Council Tax banding, tenure, ground rent, service charge and lease information if applicable. High-quality photography taken with precision and care, to show your property looking its best and highlight its best features. You may also consider professional photography to really show it off in the best light. Attractive and prominent For Sale boards to promote your property 24/7. A dynamic, informative, user-friendly, mobile friendly website that showcases your home to its fullest, with slide show photography, information on the local area and schools, links to Street View and much more.

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Choosing your estate agent

Estate agent

Selling with Blue Sky Notes The selling process

It’s vital to select the right estate agent – one who will act in your best interests and deliver a professional service to you and your potential buyers. Although it can be tempting just Step 1) Assessing the value of your property to go with a gut feeling based on the person that comesStep 2) Choosing the right level of service Estate agent to value your property, before making a decision it’s worth Step 3) Marketing your property considering these questions: Step 4) Choosing your estate agent Notes

Step 5) Presenting your property Step 6) Instructing a solicitor What are the terms of their contract? Step 7) Successful viewings Ask for a copy so you can familiarise yourself with the Step 8) Receiving and accepting offers terms and conditions. Step 9) Progressing your sale agentto move Step 10) Estate Preparing How much will I be charged? Step 11) Notes Completing your sale Ask them to work it out for you with VAT included. How will they market my home to buyers?

What level of service do they offer?

Further exposure in the local press with feature listings and potential editorial coverage.

Will they advertise my property in key newspapers?

Sending details of your property by email, text and post to an up-to-date database of quality buyers, along with proactive phone canvassing.

Do they have a great website that is easy to use and attracts buyers?

Promotion in the window of a local office. (At Blue Sky we will present your home to potential buyers in a moving slide show on our feature LCD window display, showing more detail than ever before).

Will they advertise my property on other property websites? If so, which ones?

An agent with mobile access to their database of properties, so they can show details of your home to interested buyers while away from the office, and book viewings there and then.

Will they use email and text to promote my property to buyers?

What are their opening hours?

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Are their property particulars presented to a high standard? Do their agents have mobile access to their database, to ensure they always have the correct information about my property when they’re on a viewing, or speaking to potential buyers away from their office? Do they have a good understanding of the local area? Was their manner professional and helpful? Do they have a good reputation?

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Contents

Exposure on the most popular property websites, including Rightmove.co.uk, Zoopla.co.uk and Primelocation.com.

We will prepare a marketing plan specifically for you and your property, and review it with you on a regular basis until a suitable buyer is found.

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Do they have any formal qualifications and are they members of The Property Obudsman and the National Association of Estate Agents?

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Marketing your property

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Presenting your property

Most potential buyers only view a property once, so first impressions matter. The way you present your home will have an impact not only on the level of interest in your home but on the price potential buyers offer. In fact, it’s crucial for a successful sale. Below are some useful tips to get your property looking its best.

Deal with all those ‘little jobs’ around the house. Fix loose fittings, doors that don’t close properly, broken tiles, damaged fence panels and so on.

Start at the front. Does your property have ‘kerb appeal’? Lots of buyers will look at the outside of a property before even booking a viewing. Make sure the front of your home looks neat, tidy and well maintained.

Highlight your property’s best features, such as fireplaces, period details, views, architectural points of interest and so on. Make sure they are easy to see and looking their best – and be sure to point them out to prospective buyers.

Good lighting will make your home look bright and inviting, so make sure all bulbs are working and window coverings are pulled back. If one of your rooms is particularly dark consider installing extra lighting.

Pleasant aromas create a welcoming ambience, so make sure rooms are well aired and remove smoke and pet smells – but don’t overdo it as too much air freshener can be overpowering.

A new coat of paint will freshen up a property and remove marks and scuffs that can distract buyers. Tone down dark, strong paint colours with softer natural colours; this will also help to create a feeling of space.

Thoroughly clean the property from top to bottom. Dust skirting boards, clean windows inside and out, clean curtains, dust lamp shades and so on. A pristine home will impress buyers and show it at its best.

Make sure your house is at a comfortable temperature: warm on cold days and cool on hot sunny days. It’s easier for buyers to imagine themselves in a property



G  etting your carpets professionally cleaned can bring them up looking like new. A garden or outside space can often be a property’s strongest selling point. Mow lawns, cut back hedges, clear paths, remove dead leaves, and weed flower beds. If you have any lighting or water features, make sure they are working and on when potential buyers come to view.

We can recommend qualified and vetted local tradesman should you need them. Your agent will fix a time to visit and take photographs. Make sure the property is looking its best as these pictures are the first glimpse buyers will have of your home. Often a potential buyer will decide whether to view your home based on pictures alone, so ensure your agent provides high quality photography.

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Date of agent’s visit: With whom:

Time:

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Instructing a solicitor

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Contents Selling with Blue Sky The selling process

Instructing a solicitor at this stage will avoid potential Details of your chosen solicitor delays further down the line. The success of your Name of firm/partnership: Step 1) Assessing the value of your property sale is reliant on choosing a competent solicitor of solicitor acting Step 2)Name Choosing the right levelfor ofyou: service who’s experienced in conveyancing and has a good Marketingnumber: your property understanding of the local area. Don’t be influenced Step 3)Telephone Step 4) Choosing your estate agent by price alone; carry out a little research and ask for Address: recommendations. Check and compare quotes carefully,Step 5) Presenting your property making sure you compare like with like. Here are some Step 6) Instructing a solicitor Step 7)Email: Successful viewings key points to think about: Step 8) Receiving and accepting offers Does the solicitor handling your case specialise in Fax: Step 9) Progressing your sale conveyancing? Step 10) Preparing to move Will you be dealing directly with the solicitor or withStep 11) Pass this information to your estate agent as soon Completing your sale a call centre or ‘team’? This can cause delays with as you can. communication.

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What size is the firm? If the solicitor is taken ill or goes on holiday, who will deal with their work while they are away?

Does your solicitor work full-time or part-time? If they are part-time, who will deal with your case on the days they are not in the office?

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Are the fees they have quoted fixed? i.e. are you sure they won’t escalate if more work is involved than they originally anticipated? If the sale falls through, will they still charge you for work carried out, or will they waive their fees (often referred to as ‘no sale no fee’)? Are they familiar with the local area? Have they been recommended to you? Ask around – do they have a good reputation? We will be happy to refer you to a number of local and national solicitors. We deal with numerous solicitors on a daily basis and make our recommendations based on past experience and clients’ recommendations.

You’ll need to instruct your solicitor formally in writing. They will then ask you for information about your property and any existing mortgage or loan you have secured against it, as they will need to contact these companies on your behalf. Please ensure this information is with the solicitor at the outset of the transaction to avoid delays.

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if they can see rooms clearly. De-clutter, organise storage, and remove excessive amounts of family memorabilia. We all like to keep memories of our loved ones around us, but when selling your home you need buyers to be able to see past personal items and focus on the property itself. De-cluttering will also make rooms appear larger and more inviting.

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Viewings are your chance to really show off your home, and as most buyers only view once it’s important to get it right first time. To ensure viewings are a success follow these handy tips:

Access details and alarm codes Your estate agent will need to know how to gain access to your property and any garages, sheds or outbuildings; otherwise potential buyers may not get to see the whole property and this might hinder them making an offer.

A full set of keys Its usually best to supply your agent with keys, so they can conduct viewings at short notice or when you’re out. However, agents should always ask your permission before entering the property.

Timing It’s good to let your agent know the best and worst times for viewings, and any times they will not be able to gain access; for example, if you work shifts. Bear in mind that the more you restrict access the harder it is for buyers to view, and this could have a negative impact on your sale.

Accompanied viewings Accompanied viewings have many advantages. For instance, they allow your agent to use their expertise and knowledge of the buyer’s requirements to sell your property’s benefits and encourage offers. However, if you prefer to carry out your own viewings, we’ll give you all the help and support you need.

Pets If you have pets, particularly cats or dogs, it’s often best to make sure they’re not present when viewings are taking place. Some people don’t feel comfortable around animals and this could be a distraction.

Feedback Feedback from viewings is critical as it builds a picture of how your property is performing against other properties on the market. You and your agent should use the feedback from viewers to monitor and adjust the approach until the property has sold. We will ensure you receive feedback within 24 hours of a viewing taking place!

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Receiving and accepting offers

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Contents Selling with Blue Sky The selling process

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Your agent should be working hard on your behalf to After you have accepted an offer generate offers, and they are legally obliged to put We will need details of your chosen solicitor if you 3 forward ALL offers made on your property up until the Step 1) Assessing the value of your property haven’t already supplied them. 4 point of exchange. Although your agent will normally Step 2) Choosing the right level of service Then weyour will property prepare a memorandum of sale and 5 communicate an offer to you verbally, all offers must beStep 3) Marketing send ityour to everyone involved in the sale, plus their 6 Step 4) Choosing estate agent confirmed in writing, with any special conditions the buyer respective solicitors, confirming the purchase price 7 Step 5) Presenting your property has attached. agreed and any conditions of the sale. Step 6) Instructing a solicitor 8

Before you accept an offer

Step 7) Successful We will viewings send your solicitor a copy of your property’s9 Step 8) Receiving and acceptingCertificate. offers 10 Energy Performance Before you decide whether or not to accept an offer, we will your sale 11 check the buyer’s position and ability to proceed with the Step 9) Progressing A proposed date for completion may be agreed to work Step 10) Preparing to move 13 purchase. The buyer must show they have available funds or towards but at this stage CANNOT be guaranteed. Step 11) Completing your sale 16 a mortgage agreed in principle (AIP). If a buyer is relying on selling their own property to fund the purchase, we will confirm the details of that sale, plus any linked sales, to give you a clear picture of the length and stability of the chain.

Make a note of the details of the offer you have

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Financial & legal elements Offer accepted:

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Using our skill and expertise, we will negotiate with buyers on your behalf to secure the best deal on the sale of your property. An experienced estate agent can be invaluable at this stage of the process. Remember, the highest offer may not necessarily be the best offer.

Buyer’s name:

Date offer accepted:

FAQ’s Terms of sale:

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Ultimately it is your decision whether to accept an offer or not. Your agent is there to offer advice and guidance based on their knowledge of the market and your individual circumstances, but they cannot make the decision for you. You may find it useful at the outset to write down two figures and refer back to them when considering any offers: What is the lowest price I’m prepared to accept for my property? £ What price would I ideally like to achieve for my property? £

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Fixtures and fittings included in sale:

Proposed date of completion:

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Successful viewings

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Once you’ve agreed to sell and we’ve carried out all relevant checks of the buyers status , identity and financial position, your property will be changed to Sold Subject to Contract (SSTC) unless agreed otherwise, and no further viewings will take place. The conveyancing process will now begin. As there is no legal obligation on anyone until contracts are exchanged, it is important to move swiftly. We will monitor and aid progress on your behalf. If there is a need for further negotiations, we’ll be there to protect your interests, keeping you updated at all times. Use the checklist overleaf to note the progress of your sale. Your first point of contact should be your solicitor as they are handling the conveyancing. We’re your second point of contact and our dedicated sales progressor will oversee your sale through to completion.

Formally instruct your solicitor in writing.

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Notes

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Selling with Blue Sky The selling process Complete a property questionnaire and fixtures and fittings list, and send them to your Give your solicitor copies of all the identification they need to comply with money laundering regulations.

solicitor. Provide your solicitor with all the documentation youStep have1) relating to thethe value of your property Assessing property e.g. certificates for work carried out on the property and details of your utility Step 2) Choosing the right level of service suppliers. It’s a good idea to take copies of the original certification just in case the Step 3) Marketing your property paperwork goes missing.

Step 4) Choosing your estate agent Step 5) Presenting your property Draft contracts are sent to the buyer’s solicitor. Step 6) Instructing a solicitor Step 7) and Successful Your solicitor receives preliminary enquiries from the buyer’s solicitor may passviewings some 8)as Receiving and accepting offers of them on to you. Please note, it is important to answer any Step queries soon as you can, so consider delivering important documentation by hand or registered post. Step 9) Progressing your sale Step Preparing toamove Provide your solicitor with details of your mortgage lender and any10) other person with ‘charge’ on the property. Step 11) Completing your sale A copy of your EPC is sent to the buyer’s solicitor.

Make sure your mortgage company is aware of the proposed sale and has written to your solicitor confirming details of settlement.

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A survey is carried out on your property (your buyer may have more than one survey or none at all). Please note that the findings of any survey may require further investigation. The results of the survey are OK and any remedial works required have been dealt with/ negotiated.

Your buyer has received their Mortgage Offer, formally confirming that funds for the purchase will be made available.

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All necessary searches have been carried out and your buyer is satisfied with the findings. Your buyer’s solicitor receives answers to all outstanding queries. You have signed contracts for the sale and they are with your solicitor. Your buyer’s solicitor has received the money for the purchase and is in a position to exchange contracts.

On the day of exchange, your buyer’s solicitor will transfer their deposit to your solicitor, who will hold it until completion. Before the actual completion date you should double-check your completion statement with your solicitor, as it details the costs of the sale. You can then authorise your solicitor to settle any necessary payments on your behalf.

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Progressing your sale

Key milestone checklist

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Four weeks

If you need a removal firm to help you move, book them now. We are happy to supply details of local, recommended companies. A professional firm can make all the difference on the day, and should be able to provide advice on how best to move large or fragile objects. Start collecting plenty of boxes (if your removal company doesn’t provide them) to transport your belongings. Make special arrangements for any particularly large, heavy or delicate items, such as pianos, garden ornaments, garage machinery etc. Tell service providers about your change of address, including utility companies, TV Licensing, banks, catalogue subscriptions, and so on. Make arrangements to transfer or cancel your telephone and internet connections. Sort through your belongings. Sell or give away unwanted items, and don’t forget the loft, shed and garage.

If your children are moving school, you may need to inform the headteachers in writing of specific dates. Give one month’s notice to cancel any contracts that you do not intend to carry forward to your new property. If you have pets, notify your veterinary practice of your intended move. If the move involves travelling a long distance, ask their advice on the best way to transport your pets. You could also phone ahead and register with a veterinary practice near your new home.

Three weeks If necessary, order furniture for your new home - but make sure you delay the delivery date until after you have moved in, NOT moving day as you may not get keys until late in the day. Check out the best-value utility contracts for your new home, as it will be one less thing to think about when you’ve moved in. Start packing and labelling boxes clearly. Start taking down any fitted items that are coming with you (e.g. shelving). You will need to make good any holes left in the walls. Start using up any frozen foods. Make arrangements for your pets to be looked after on moving day.

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Let your neighbours know in advance so they can expect the removal van; they may even offer to move their cars to make space. If there are parking restrictions, or if you have difficulty parking outside your property, make arrangements to keep a space clear at the front of the property on moving day so the removal company can park right outside.

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Moving day Contents Cancel newspapers, milk, window cleaning contracts Organise and set aside any items that you are keeping

Two weeks

you so they don’t get loaded on to the van by Selling with with Blue Sky 1 mistake. Return any borrowed items, such as library books or The selling process 2 tools from neighbours. Make sure any items being left behind are clearly etc.

markedthe to value avoid of confusion, and ensure they don’t get Step 1) Assessing your property 3 Make sure that any plants you are taking with you are packed by accident. Step 2) Choosing the right level of service 4 ready to be transported. Step 3) Marketing your property Disconnect everything from your old property, write5 Set up a postal redirection to ensure it is in place from Step 4) Choosing your meter estatereadings agent and inform your utility 6 down your the day you move out. This is important to protect Step 5) Presenting your property 7 companies. yourself from identity theft. Step 6) Instructing a solicitor 8 Before leaving, double-check every room and Step 7) Successful viewings 9 One week outbuilding to make sure you haven’t left anything Step 8) Receiving and accepting offers 10 behind. Don’t forget the loft. Start to dismantle as much furniture as you can so Step 9) Progressing your sale 11 there is less to do on moving day. Keep all screws and Clean the Step 10) Preparing toproperty move throughout once all your 13 small parts in a secure and labelled bag/box (perhaps belongingsyour havesale been removed. Step 11) Completing 16 taped to the item they belong to) so you can easily Check all windows are closed, doors are locked and re-assemble furniture in your new home. hand the keys to the agent.

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If necessary, defrost and clean the fridge and freezer so it is ready for the move.

It’s always a good idea to pack a box of personal items that will be needed immediately at your new home (e.g. toiletries, kettle, tea bags, teaspoons etc). It’s also worth keeping all the items you will need for the first night separately so they’re easily accessible after a hard day moving house.

Collect the keys for your new property and move in!

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Contact your removal company to confirm their arrival time and notify them of any last minute details. Collect any spare sets of keys you’ve left with neighbours or relatives.

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Preparing to move

Arrange buildings and contents insurance for your new home, to start from the day of exchange. Make sure your current home insurance policy runs to the day of completion. Our Mortgage Advisor can help you identify competitive policies.

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Key people to contact with your new address Contact details

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Banks/building society

Who

Electoral Registration officer at the local council (new and old)

Credit card companies Loan company

Gas supplier

Hire purchase agreements

Electricity supplier Water board

Pensions and investments

Phone/mobile phone company

Store cards

Internet service provider

Car insurance

Cable/satellite provider

Contents and buildings insurance

TV licensing

Life insurance

Royal Mail – redirection

Medical/health insurance

Breakdown services

Benefit providers Employers

Doctors

Council Tax office (new and old)

Dentists Opticians

DVLA car registration and driving licence

Donor card

Contact details

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Completing your sale Selling with Blue Sky On the day of completion your buyer’s solicitor will The selling process

transfer the remaining money for the purchase of Step 1) Assessing the value of your property your property to your solicitor. Once your solicitor Step 2) Choosing the right level of service has received the money, the transaction is complete Step 3) Marketing your property and your buyer is the new official owner of the Step 4) Choosing your estate agent property. This transfer can happen at any point Step 5) Presenting your property during the day, so make sure you vacate as early asStep 6) Instructing a solicitor possible to avoid being there when your buyers areStep 7) Successful viewings Step 8) Receiving and accepting offers trying to move in. Step 9) Progressing your sale

We will liaise with you and your buyer to arrange the Step 10) Preparing to move handover of keys. Keys must not be released to theStep 11) Completing your sale buyer until your solicitor has confirmed that they’ve received full payment.

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Financial & legal elements Congratulations – you’ve sold your property! FAQ’s

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Estate agency terms explained 26

Medical consultants Vet Schools and nurseries Magazine and newspaper subscriptions Clubs and societies e.g. National Trust Friends and family www.freshBlueSky.co.uk

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Our services to you You can choose from 1 of the following 4 service packages...

Package 3

1. FREE market appraisal

Selling with Blue Sky The selling process

2. Prepare marketing particulars 3. Personal online account 4. LCD window display advertising 5. For sale board 6. Internet advertising *

8. Promote to database of buyers 9. Initial qualification of potential buyers 10. Discounted conveyancing fees 11. Discounted removal fees 12. FREE mortgage advice 13. Sales memorandum 14. Organise viewings 15. Feedback from viewings

7. Advertising in the local press Contents Here at Blue Sky Property our Valuer’s are qualified with We will regularly advertise your property in the local

**

16. Fortnightly marketing reviews 17. Negotiate the sale 18. Formal qualification of buyers 19. Once SSTC, monitor the sale to completion 20. Facilitate the exchange of keys on moving day 21. Accompanied viewings

If you use one of our recommended conveyancers for your sale we’ll give you £50 cash back when your sale completes.

4. LCD window display advertising

conveyancing fees Our 10. Discounted services to you

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Financial & legal elements

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11. Discounted removal fees

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FAQ’s

All properties will be featured on our LCD display in our shop window presented to prospective buyers in a moving slide show, allowing us to show buyers browsing our window display your FULL property details which is much better than a fixed paper display.

5. For sale board With your permission we will erect an attractive and prominent For Sale board to promote your property 24/7.

25. Editorial in the local property press 26. Premium property brochures Please note additional charges apply for joint or multi agency marketing. * One advert to use when you wish. Additional adverts can be provided at additional cost. ** Feedback provided within 3 working days rather than 24 hours, as we are not present at the viewing, so it may take longer to get in touch with clients.

If you use one of our recommended removal firms, you’ll receive a discount on removal and storage services.

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23. Enhanced on-line marketing 24. Professional Photography

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You will have 24/7 access to your property records online. You’ll be able to see details of all viewings and feedback, offers made and key dates and advice. It’s a great way to keep track of your properties sale.

22. FREE Energy Performance Certificate (EPC)

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the NAEA (National Association of Estate Agents), have press, reaching a non-internet using audience who often exceptional knowledge of the local area and market activity, get over looked. and will provide documentation to back up their valuation 8. Promote to database of clients of your home. Step 1) Assessing the value of your property 3 of your willofbe sent by text, email and post Step 2)Details Choosing the property right level service 4 2. Prepare marketing particulars our up-to-date database of quality buyers, along with 5 Step 3)to Marketing your property We’ll prepare professional and detailed marketing canvassing. Step 4)proactive Choosingphone your estate agent 6 particulars for your property with photographs, temptingStep 5) Presenting your property 7 Initial qualification descriptions, accurate measurements, floor plans, EPC Step 6)9. Instructing a solicitor of potential buyers 8 details, details of tenure and lease information if applicable, Step 7)We’ll Successful viewings 9 check all potential buyers to ensure they meet certain council tax band and location maps, as well as information Step 8)criteria. Receiving and accepting offers 10 On service package 1 we will pass these details on about the local area and amenities. Step 9)to Progressing sale viewings safe in the knowledge 11 you so you your can arrange Step 10) Preparing to only movemeeting suitably vetted buyers, 13 that you will be 3. Personal online account Step 11) Completing your sale 16 ensuring your safety and saving you time.

1. FREE market appraisal

7. Advertising in the local press

Package 4

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6. Internet advertising We’ll expose your property to the widest possible audience of potential buyers through our own userfriendly, mobile friendly website (www.freshbluesky.co.uk) and other major property websites such as Rightmove, Zoopla and Prime Location.

12. FREE mortgage advice

If you use our recommended Mortgage Advisors, you’ll receive their initial advice for FREE, saving on average around £200.

13. Sales memorandom We will issue a memorandum of sale to all parties and all conveyancers, on your behalf, to help your sale progress on a clear footing.

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£595 (incl.VAT)

Package 2

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We will liaise with you and qualified potential buyers to organize viewings on your behalf. We will confirm viewings the day before they are due to take place to avoid wasting your time.

Our dedicated sales progressor will oversee your sale through to completion. They will liaise with solicitors, monitor progress and help to overcome any issues that may arise.

15. Feedback from viewings

20. Facilitate the exchange of keys on moving day

Initial, constructive and honest feedback from viewings is always provided to you within 24 hours of the viewing taking place, via your online account. On service package 2 however, because we are not present at the viewing, feedback will be provided within 3 working days as it may take longer to get hold of clients.

We will organise the transfer of keys on moving day and be there to help with any hiccups.

16. Fortnightly marketing reviews

21. Accompanied viewings We will accompany ALL viewings and our extended opening hours mean we will always be available at a time to suit you and your buyers.

We regularly review the marketing of your property, usually every 2 weeks unless agreed otherwise. We will get in touch to discuss your property’s performance on the open market and adapt your marketing plan to generate more interest if necessary.

22. FREE Energy Performance Certificate (EPC)

17. Negotiate the sale

Your property will appear in a premium display/ featured listing across property websites to ensure it stands out from the crowd, helping generate more interest from potential buyers.

Following your instructions we will negotiate the sale with potential buyers. Always looking after your interests, we will get you the best price from a buyer that meets your requirements.

18. Formal qualification of buyers Once you’ve agreed a sale with a prospective buyer we will carry out further checks on your behalf to confirm the buyers identification, status and funding. Thorough checking at this stage reduces the likelihood of problems further down the line ensuring the best possible start to your sale.

We will cover the cost of your EPC if your property completes with a buyer introduced by Blue Sky.

23. Enhanced online marketing

24. Professional photography We’ll commission a professional photographer to capture your home looking its very best.

25. Editorial in the local property press If your property is a cut above the rest and offers something unique then you need to shout about it. A great way to do this is with an editorial in the Local Property Press.

26. Premium property brochures We’ll provide professionally printed property particulars which will ensure your property stands out from the crowd. www.freshBlueSky.co.uk

Further information

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Mortgage advisors come with varying levels of Contents qualification, and will have access to different

Here’s a little more detail regarding products and services you may require when selling your home.

Energy Performance Certificate (EPC)

lenders and products. Some will look at the whole

some are tied to a select panel of Selling market withandBlue Sky 1 lenders. Experienced advisors will be able to offer The selling process 2 expert advice and do most of the leg work for you,

Step 1) Assessing the value of yourtoproperty monitoring the market ensure you get the best 3 It is a legal requirement to provide a valid EPC for all Step 2) Choosing themortgage right level of service 4 deal. All advisors should be registered with properties being offered for sale. An EPC assesses Step 3) Marketing property 5 the FSAyour (Financial Services Authority). the energy performance of a property from A, which Step 4) Choosing your estate agent 6 We would always recommend speaking to a mortgage represents the most energy efficient property to G, which Step 5) Presenting your property 7 advisor. If you’d like our help, please call us to discuss your represents the least energy efficient property. It must Step 6) Instructing a solicitor 8 requirements further and make a free appointment with be carried out by a qualified Domestic Energy Assessor Step 7) Successful viewings 9 our mortgage adviser at a time and place to suit you. and will also show a building’s environmental impact by Step 8) Receiving and accepting offers 10 indicating its carbon dioxide emissions. A valid EPC will Step 9) Progressing 11 Removals your sale last for 10 years. You are required by law to make the Step 10) Preparing to move 13 document available free of charge to prospective buyers are a number of removal options available to you Step 11)There Completing your sale 16 at the earliest opportunity and an EPC must have been at the time of moving. Whether you’re looking for a man ordered before marketing can commence. If you don’t with a van just to help with a few items or whether you supply an EPC you could be fined £200. We can obtain an want a full packing and moving service, we can help put EPC certificate on your behalf. you in touch with the right people.

Help with finding a mortgage

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The success of your sale is reliant on choosing a FAQ’s

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Conveyancing services

If you are buying a property and need a mortgage we can help. Finding the best mortgage deal can seem like a minefield and you may be bombarded with offers of advice from estate agents, banks, friends and family. As always, the only way to be sure you’re getting the best mortgage product is to shop around. However, there are a few key points to bear in mind:

competent solicitor who’s experienced in conveyancing and has a good understanding of the local area. If you wish, we will be happy to refer you to a number of local and national solicitors. We deal with numerous solicitors on a daily basis and make our recommendations based on past experience and clients’ recommendations. If you would like us to arrange a quote on your behalf we will be happy to do so.

Estate agency terms explained 26

Banks sometimes (but not always) offer you the best deals by going direct but they will only offer their own products. Remember, there are hundreds of other lenders to choose from. Searching online will give you a good idea of what products are available. Unless you have mortgage lending experience you may not fully understand lenders’ terms and the small print which can make all the difference.

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19. Once SSTC, monitor the sale to completion

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Contents

Insurance Your property and its contents should be comprehensively insured right up to and including the day of completion. If you are moving to a new property it is best to arrange insurance well in advance to ensure it is in place from the day you exchange contracts. Our mortgage adviser will be more than happy to source insurance products on your behalf and find you a great deal.

Surveyors You may choose to have your own private survey of a propery independently of a mortgage survey (if required). We can put you in touch with some great RICS registered surveyers and structural engineers.

Choosing the right people can make all the difference. We can provide details of locally based, recommended companies to help with your move. These include, cleaners, locksmiths, architects, builders and roofers, gardeners, gas engineers, electrician and more, to help make your move a success.

Financial & Selling with Blue Sky The selling process legal elements

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Step 1) Assessing the value of your property 3 Step 2) Choosing the right level of service 4 Property information Step 3) Marketing your property 5 buyers information It’s important to provide potential buyers with as muchStep 4) Giving Choosing yourthis estate agent will make them feel more6 an offer. In fact, offers are likely7 information about your property as possible. Make sureStep 5) confident Presentingabout your making property be higheraifsolicitor the information provided increases the 8 you supply your agent with any useful documentation Step 6) to Instructing of your home, and the sale will progress9 and facts about your property, including: Step 7) perceived Successfulvalue viewings more quickly. Your agent should Step 8) Receiving and accepting offers help you gather this 10 Gas and electrical safety certificates, Step 9) information Progressingand yourpresent sale it to buyers on your behalf. 11 Service history information for heating systems, Step 10) Preparing to move 13 exchanging Planning consents, building regulation certificates, Step 11)Part Completing youryour sale property 16 plans/planning application approval or out-line If you are purchasing a brand new home from a developer planning information, they may offer you a part exchange on your current Boundary and land ownership information,

Details of previous ownership and information about the property’s history, Details of billing levels, council tax bands and water meters,

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property. You will need to agree a purchase price for the new property and the price which the developer will pay for your property. There are many advantages to part exchanging your home. Developers will often cover certain costs such as conveyancing and the provision of an EPC or removal costs. It is important to note that many developers will make you an offer below your property’s market value and/or inflate the price of the property they are selling to you. Consider all your options before moving ahead with a part exchange.

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Details of any major works carried out on the property, Information on any rights of way, covenants and legal restrictions on the use of the property, Details of ground rent and maintenance charges, Details of any lease,

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Details of any local amenities that you feel may make the property more appealing to potential buyers.

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The costs involved in selling your home include:

We are full members of The Property Ombudsman Scheme (TPOS) and the NAEA (National Association of Estate Agents). We take our responsibilities very seriously and follow strict codes of practice. We are confident that you will be happy with the service we provide, but if anything doesn’t go quite right we operate an internal complaints procedure, details of which can be found on our website www.freshbluesky.co.uk. In the unlikely event that we are unable to resolve your issue internally then you may seek resolution through the TPOS, and we agree to co-operate with and abide by any decision they make. Our promise to you, our client, is that we will never become complacent about our responsibilities as your agent and we will do everything we can to get it right every time.

Providing an Energy Performance Certificate (EPC). Your estate agent’s fees, which become payable when your estate agent sells the property and contracts are exchanged. This is usually charged as a percentage of the sale price plus VAT. Your estate agent should be happy to work out all charges, including VAT, for you before you instruct them as your agent. Legal fees for conveyancing. These fees will depend on the solicitor you choose and they will usually be higher if you are selling a leasehold property. Mortgage fees. Your mortgage lender may charge an administration fee or early repayment charge. Speak to your lender directly to confirm costs. Financial Advisor fees. If you choose to use a Financial Advisor you may be charged a fee for their services. You can reduce these fees by using our recommended advisors. Removal costs, which will vary depending on how much you need to move and whether you opt to use a professional firm.

Consumer Protection From Unfair Trading Regulations 2008 (CPRs) and the Business Protection From Misleading Marketing Regulations 2009 (BPRs) These Laws protect consumers against unfair practices from Estate Agents.

Selling with Blue Sky selling process Do I need to be present for viewings? Frequently asked questionsThe Q.

Step 1) A.  Assessing the value your property It’s entirely up to of you. If you are not present buyers 3 Step 2) Choosing the and righttake level of service 4 may relax more time looking around. A. The internet has vastly expanded your options Step 3) Marketing your property 5 However others like to meet the owners of a property for selling your home. However, it is important to Step 4) Choosing your estate agent and ask them questions. If you are not present you 6 consider the benefit of instructing an experienced, Step 5) Presenting property will needyour to ensure that your estate agent has been7 reputable estate agent to work on your behalf: Step 6) Instructing a with solicitor provided keys and all the alarm codes they will8 Step 7) Successful need toviewings access your property. If you decide to be 9 Preparing professional details to market your home, Step 8) Receiving and accepting offers present, make sure you give buyers space to look 10 Extensive marketing that isn’t available through Step 9) Progressing 11 around atyour theirsale own pace. most website sale packages or selling privately, Step 10) Preparing to move 13 Negotiating terms of sale with buyers on your Step 11)Q.  Completing your sale If I accept an offer, will my property be taken 16 behalf to ensure you get the best price possible off the market? from the best buyers – this will help to reduce the A. This will depend on the terms of any offer you accept causes of disappointment and stress from lessand your preferences – but generally your property’s than-serious potential buyers, status will change to ‘Sold Subject To Contract’ Working behind the scenes to ensure your sale (SSTC). The property will be marked SSTC on the progresses smoothly and quickly to completion, internet, and other advertising and viewings will stop. as well as being there to offer support and guidance. Q. Do I have to pay stamp duty?

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Estate agency terms explained 26 A. No; the buyer pays stamp duty, not the seller.

Estate agents spend all day every day selling property and as a result have built up vast expertise and a knowledge of the whole buying and selling process. Selecting the right agent is key to a successful, stress-free move.

Q. Do I need a Home Information Pack (HIP)? A. No, from 20 May 2010 HIPs were suspended. However, you will still need to arrange and provide an Energy Performance Certificate (EPC) before placing your property on to the market.

Q. Do I have to pay capital gains tax on the proceeds from my sale? A. If the property you are selling is your main home then (subject to meeting certain requirements) you will not have to pay capital gains tax. However, if the property you are selling is not your main home it is likely you will have to pay capital gains tax. If so, we recommend that you seek advice from a tax specialist.

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Q. Why should I use an estate agent?

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They prohibit misleading actions or omissions and place a duty on us as Estate Agents to act fairly in our business dealings and with clients and to provide the material information that the average consumer needs to make an informed transactional decision.

FAQs

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Your peace of mind

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Other costs of selling


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Estate agency terms explained 26

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Your estate agent should be working with you, and for you, to generate interest in your property. If you don’t feel they are doing enough, speak to them. Ask them what they propose to do to get your property sold; after all that’s what you’re paying them for. A reputable agent should be in regular contact with market updates, feedback from buyers, suggestions and marketing strategies that will encourage interest and generate acceptable offers from suitable buyers.

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Are there other similar properties on the market? If so, how much are they being marketed for, how long have they been on the market, and have they sold?

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What feedback have you received from viewings? Are there specific comments that keep cropping up?

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What are the market trends in the local area and nationally? Are prices going up or down? Is demand high or low?

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What can be done to overcome any objections that prospective buyers have made about my property?

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A. When instructing an estate agent on a sole or joint agency basis you are agreeing to limit the marketing of your property to one or two agents. This means that if you sell with another agent you will be liable to pay two fees. Some property-selling websites are classed as an estate agent because they are carrying out estate agency activities. You should check the terms of your agent’s contract and ask them for clarification if you are unsure.

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Q. Can I advertise my property on the internet while I have a contract with an estate agent?

A. There are a number of steps you could take to generate more interest in your property. The first step is to discuss your concerns with your agent and see what they recommend. Ask the following questions:

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Step 1) Assessing the value of your property 3 Step 2) Choosing the right level of service 4 Bridging loan – A loan taken out to solve a temporary Step 3) Completion date – The day when final funds are Marketing your property 5 cash shortfall that may arise when buying a property. It isStep 4) transferred between solicitors Choosing your estate agent and you get the keys to your 6 not a mortgage, and is usually only a short-term lending Step 5) new property and/or hand the keys over for the property Presenting your property 7 solution. For example, you might need one if you want toStep 6) you have sold. The date will have been agreed between 8 Instructing a solicitor buy a second property before you’ve sold your first. and theviewings buyer/seller before you exchanged contracts9 Step 7) you Successful will be and a fixed date on offers which both you and the property Step 8) and Receiving accepting 10 seller/buyer are contractually bound to complete. Step 9) Progressing your sale 11 Chain – A sequence of buyers and sellers. Most people Step 10) Preparing to move 13 who sell their homes are also buying at the same time. Step 11) Completing your sale 16 There can be a ‘chain’ of several buyers and sellers, each Conditions of sale – The details that determine the rights dependent on one another for the sale and purchase of and duties of the seller and buyer. These may have been their new homes. If one buyer or seller drops out the whole agreed between the buyer and seller, e.g. to leave certain chain may collapse, leading to a domino effect where fixtures and fittings at the property on completion, or they the sales for several properties are delayed or cancelled may be national or statutory conditions, e.g. it is a condition altogether. imposed upon your solicitor to verify your identification before completing conveyancing for the sale of your property. Commission – The fee you pay your estate agent for selling your property. Contract – A legal agreement between the seller and buyer of a property, which binds both parties to complete Common areas – Areas of land or buildings such as the transaction. gardens, hallways, recreational facilities and parking areas where more than one resident shares access.

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A. Every estate agent has different terms and conditions, so you will need to refer to the contract you entered into with your agent. Generally you will be asked to give two weeks’ notice in writing to terminate the contract. The date when you can give this notice will depend on the type of agreement you’ve made with the agent. If you have agreed a ‘sole agency’, you will have to wait until the end of that term to give notice. If you no longer wish to sell at all, you can instruct your agent to cease marketing at any time, although they may still require your instructions in writing.

Q. My property isn’t selling. What can I do?

Estate agencySelling terms with Blue Sky The selling process explained - Jargon buster

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Q. I want to end the contract I have with my current agent. What should I do?

A. Some estate agents will charge you a withdrawal fee if you remove your property from the market, even if you’re not moving to another agent. It is really important to check an agent’s terms of business before signing an agreement, and ask the agent what fees apply. Blue Sky do not charge any fees for ending the contract.

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A. Yes you can. You can instruct two agents to work alongside each other on a joint agency basis or you can instruct as many agents as you wish on a multi agency basis. Most agents will charge a higher fee if working alongside other agents, so it’s important to weigh up the pros and cons. If you instruct a reputable estate agent you shouldn’t need more than one.

Q. Do I have to pay anything if I decide to withdraw my property from the market?

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Our services to you

Local authority search – When a buyer’s solicitor asks

before the exchange of contracts if the price is not reduced or terms of sale aren’t changed in their favour.

the local council for details of any outstanding enforcement or future development issues which might affect the property or the surrounding area.

you can borrow because the surveyor’s valuation report indicates that the property is not worth the amount you offered.

Ground rent – A sum of money paid (usually annually) to a

Memorandum of sale – A legally recognised document

Draft contract – A preliminary version of the contract.

Home Information Pack (HIP) – A HIP is a selection of

Negative equity – When your home is worth less than

Land registration – The process of registering the legal

Offer – A sum of money that the buyer offers to pay for a

Lease – A legal document by which the freehold or

Solicitor – A legal expert handling all the paperwork for

been accepted but contracts have not been exchanged.

the value of your mortgage.

property. All offers should be placed in writing to you with the terms of the offer to ensure that it’s genuine.

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buying or selling a property.

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leasehold owner of a property lets the premises/land or a part of it to another party for a specified length of time.

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Under offer – The status of a property when an offer has

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measures the efficiency of a property using a scale of A - G. It is a legal requirement to have a valid EPC when marketing a property for sale.

transfers legal ownership from seller to buyer.

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Energy Performance Certificate (EPC) – An EPC

Transfer deeds – The Land Registry document that 26 Estate agency terms explained

that lists the people involved in a property transaction and the terms of that transaction, including the agreed sale price.

documents relating to a specific property. It was a legal requirement to have a HIP before marketing a property, but this is no longer the case.

title of an area of land with the Land Registry, typically handled by a solicitor.

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you pay part or all of a mortgage earlier than agreed. This is used to compensate the lender for interest you would have paid if the mortgage had run for the full time period agreed.

restrictions, or any other issues that may affect ownership.

FAQ’s

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Early repayment charge - A charge or fee payable if

freeholder or leaseholder.

conveyancer or solicitor into the history of a property’s Financial & legal elements 22 ownership. The search will check for liens, unpaid claims or

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Down valuation – When the lender restricts the amount

Gazundering – When the buyer threatens to pull out just

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property caused by changes in market conditions.

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Title search – an investigation carried out by a

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Depreciation – The decline or reduction in the value of a

party on their property, after they have already officially accepted an offer and agreed to sell to someone else, but before they’ve exchanged contracts.

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Gazumping – When a seller accepts an offer from a third

contracts can be exchanged. A deposit is usually around 10% of the value of the property.

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Deposit - Paid by the buyer to his solicitor before

in the sale, such as lighting fixtures, carpets and so on.

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Fixtures and fittings – Items in a house that are included

property, contained in its Title Deeds or Lease.

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Covenants – Rules and regulations governing the

often referred to as ground rent. Leasehold title is like a Step 1) Assessing the value of your property 3 very long rental agreement paid up front. Step 2) Choosing the right level of service 4 Surveyor – A professional person qualified to determine Step 3) Marketing your property 5 the value and condition of land and property. Step 4) Choosing your estate agent 6 Lender - A person or company that lends money for an Step 5) Presenting your property 7 agreed time period. They usually expect to have the money Step 6) Instructing a solicitor 8 Term of lease – The length of time the lease runs, e.g. repaid back with interest added - your mortgage company Step 7) Successful viewings 9 999 years. The remaining term of the lease will be the time is a lender. Step 8) left Receiving and accepting offers 10 from today’s date until the expiry date of the lease. Step 9) Progressing your sale 11 Lien - The right to take and hold or sell the property of aStep 10) Preparing to move 13 deeds –your Documents debtor as security or payment for a debt or duty. Step 11)Title Completing sale showing legal ownership of 16 a property.

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are physically exchanged, legally binding the seller and buyer to the sale and purchase of a property at the agreed price and on the agreed terms.

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ownership from the seller to the buyer, carried out by a solicitor or conveyancer.

Survey - The report Selling with Blueproduced Sky by a surveyor in order 1 to confirm the value of the property and whether it is sellingsound process 2 owner has to pay the freeholder an annual sum of money,The structurally (depending on the kind of survey). Leasehold - Land or property is ‘leasehold’ when the

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Exchange of contracts – The point at which contracts

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Subject to contract (STC) – Not yet legally binding. Contents

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Conveyancing – The legal process that transfers property

to you and is not offset against a mortgage or loan. Also known as capital.

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Once the lease expires, ownership may revert to the freeholder or a superior leaseholder.

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conveyancing transactions but is not a qualified solicitor, and does not have certain legal authorities that a solicitor would have.

Equity - The amount of value in your property that belongs

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Conveyancer – A person who is qualified to process

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A new breed of estate agency

Blue Sky Property Solutions - Sellers Handbook