QPL Rural is the right agency to sell your home.
Your sale will be a highly personal experience and one that means a great deal to you and your future.
We will develop a comprehensive plan and timeline that you can rely upon. You can also be assured that whatever we promise will be delivered on time and to suit your requirements.
When you appoint us we will liaise with you to develop a full sales and marketing strategy based on current market conditions. Our primary focus is to secure the best possible price for your property.
Our strategy will address the method of sale, timing, pricing, marketing and presentation in a fully co-ordinated and integrated approach.
QPL Rural is here to help and we will use all of our resources to achieve the best result for you.
Who are we? At Quality Property & Livestock we work harder for our customers.
Craig Pellow Principal Property & Livestock,
Bev Pellow Principal
Rural & Residential
Residential Sales & Office Management
Sales
0409 520 043
0428 780 219
Andrew Pellow Residential Sales 0488 226 135
Sandra Mathieson Senior Property Manager 0427 060 063
Chloe Fisher Residential Sales Associate 0487 694 450
Laura Darrington Receptionist/ Rural Admin 02 6959 4450
Jason Haines Rural Property Sales 0488 594 4550
Bobbi-Lee Ohlsen Property Manager 04 37 810089
Awards Since opening in 2013 we have consistently achieved outstanding results in our marketplace. This is evident by the awards we take home at various events—Including the National Rural Awards where we picked up the following:
No. 8 Rural Office, Rural Network (Office)
Excellence in Marketing (Craig Pellow)
Sales Assistant of the Year, Rural Network (Jess McShane)
Premiere Agent, Rural Network (Jess McShane)
Recognition for Outstanding Community Service (Office)
Creative Marketer of the Year, Livestock (Craig Pellow)
Appraisal We offer FREE market appraisals.
We understand people have many different reasons for wanting a property appraisal and are happy to conduct an appraisal even if your intention is not to sell. Common reasons for appraisals are insurance, refinance, renovation decisions (to avoid over capitalisation) and taxation (particularly for super funds). Appraisals or CMA (comparative market analysis) are determined by the local market conditions and recent comparable sales. We have up to date information from a number of professional sources to help us give you the most accurate appraisal at that time. We do not believe in inflating appraisal estimates to encourage sales listings. When preparing an appraisal we will endeavour to give you the smallest possible price range based on recent sales. If there are very few recent comparable sales then out appraisal range may be as much as 10%. We can provide you with a written appraisal or a more detailed CMA (comparative market analysis) report. If you are not quite ready to sell we are also happy to provide tips on ways to improve the sale ability of your property, such as painting, maintenance, renovations, gardens etc. Please note that we are not registered valuers; if you require a valuation then please contact your bank, yellow pages or the internet for a list of registered valuers in the area.
Ray White will help you find the right way for you and your property. Private Treaty or Auction?
PRIVATE TREATY
Are not unique and can be quite easily compared to other recent sales of similar properties in the area
Recommended for properties that:
When the asking price is clear and can be set as a guide
Where marketing budgets are small
AUCTION
That are unique
Recommended for properties that:
That are likely to encourage competitive bidding between multiple buyers
Where is it preferable to let the market determine a price rather that predetermining it prior to sale
Where is it important to have a set time frame to work with
Why Auction your property in today’s market? Auctions are highly focused marketing campaigns designed to expose your property to the maximum number of buyers, maximise your sale price and minimise the number of days your property is on the market. Your property is put up for sale on a specified date and this is preceded by a high impact marketing campaign and selected “open days” all of which indicate your commitment to selling. Auctions are a well established and proven practice for selling real estate. Potential buyers are in one place at one time with strong desire to purchase on the day. Competitive bidding means there is no price barrier. A definite sale is made under the hammer, assuming the reserve price is reached. A set date of sale encourages potential buyers to act quickly. Auctioneer can often identify the most likely buyer to negotiate with, if not sold on fall of the hammer. You have the right to set the reserve price, below which auctioneer is not permitted to sell.
Types of Agreements EXCLUSIVE Agreement Our preferred type of agreement. We have control over the sale and marketing process and trends show that exclusively listed properties often have less days on the market than properties with open listings. We give priority to our exclusive clients—priority advertising, inspection times, open homes and more service.
SOLE Agreement Not commonly used, this type of agreement gives permission to both the owner and the single real estate agent to sell the property. OPEN Agreement Gives a number of agents authority to sell your property. Not our preferred method—you will find that each agent is looking to secure a buyer at any price to get the sale through. The agent may not necessarily be acting in your best interests to achieve the highest price. AUCTION Agreement Is an exclusive agreement allowing an agent to perform an auction process. The auction agreement expires (generally) 1 to 2 months post auction, allowing the agent to continue negotiations with any parties that were unable to purchase under auction conditions.
The Sale PROCESS CONTRACTS A residential property cannot be advertised for sale until a Contact of Sale has been prepared. The contract must contain a copy of title documents, drainage diagram and the Zoning Certificate (149) issued by the local council. Property exclusions must also be included and a statement of the buyers cooling off rights must be attached. The draft contract must be available for inspection at the agents office. It is important that you consult your solicitor or conveyancer about preparing the contract to make sure that everything is in order. CONTRACT EXCHANGE Exchanging sale contracts is the legal part of selling a home and happens regardless of whether you sell your property by private treaty or auction. There will be two copies of the sale contract: one for you and one for the buyer. You each sign one copy before they are swapped or exchanged. This can be done by hand or by post and is usually arranged by your solicitor. At the time of the exchange, the buyer will be required to pay a deposit, usually 10% of the purchase price. The contract exchange is a critical point in the sale process; the buyer or seller is not legally bound until signed copies of the contract are exchanged, Buyers of residential property usually have a cooling off period of five working days following the exchange of contracts during which they can withdraw from the sale. There is no cooling off period for sellers. Once contracts have been exchanged, sellers and generally bound to complete the agreement. There is no cooling off period for either party when purchasing at an auction. SETTLEMENT Settlement is the conclusion of the sale transaction and usually takes 4-6 weeks after contracts are exchanged, By law, the purchaser of your home is entitled to a pre-settlement inspection up to 3 days prior to settlement. This inspection is to ensure that inclusions as marked on the contract are on the property, the property is clean and tidy and in the same if not BETTER condition than at the time of the exchange.
Marketing Time The most important marketing time is in the first few weeks. Best not to waste them. Buyers seek out ‘fresh’ listings. New listings always interest the existing buyer group. In the digital age, buyers become aware of a new listing very quickly. Sometimes within hours of the listing. This means that the wave of all buyers that are ‘ín-the-market’ will hit within the first one to two weeks.
Our statistics show that once a buyer discounts a property, the buyer rarely reconsiders the property. This is why it is crucial that your home is marketed without a price or priced correctly at the start of your campaign. Otherwise, you run the risk of your property having stall and psychology depreciation in the buyers mind. This can lead to a length time on the mark and ultimately underselling your home.
Marketing & Advertising Here at QPL Rural, we pride ourselves on offering more services than your standard real estate agent. Here’s what we offer to you. Professional Photography. All of our agents have attended training on how to properly use wide lenses, flashes and different cameras for different purposes. We also use high quality drones free of charge for footage of higher scale properties.
Floorplans. Offered by NO OTHER real estate in town, we find that floorplans are imperative in helping sell your home. Floorplans area loaded to our internet listings and the back of your properties brochure, so the prospective purchaser has all the information at their fingertips. Copywriting and Press Release. At QPL Narrandera we feel it’s important that the client has all of the appropriate information at their fingertips—and that it’s correct. We will highlight your properties most saleable features. We advertise in The Narrandera Argus every Thursday. Our exclusive clients receive priority placement. Each 1/8th page costs our agency $110. We often secure great deals in the Daily Telegraph, Southern Weekly Magazine and Domain lift out. We pass on all the discounts and offer our clients a chance to secure a spot in these promotions. Video. According to QuickRealty.com, listings that feature video have a 400% high inquiry rate than other listings. As most people now are using portable devices like smartphones to view listings, it is important to capture potential purchasers attention in a few short seconds. No other real estate in Narrandera offers you this option. Open Homes. Monthly for exclusive listings. We’ve had immense success with the open home process and find both buyers and sellers appreciated the extra weekend time that agents put in. Open Homes are an excellent way to gauge interest in your property, create a sense of urgency/ competition and to help obtain a sale.
6x4ft Photo boards. A signboard that stands out it imperative to maximising the enquiry and interest in your property. Our specially designed picture boards allow your property to be on show 24 hours a day, 7 days a week. Sign up to a 3 month exclusive agreement and get one FREE. Open clients may purchase a sign for $70.00 Stock boards. Offered free of charge to all listings. Specifically designed to capture the local buyer’s attention in an instant. These signs primarily have the agents direct mobile number on them, encouraging weekend callers to contact the agent directly out of office hours.
Window display. Our EXCLUSIVE listings get priority A3 placement with window cards in our office. Passers-by can view your property in our fully lit window display 24 hours a day, 7 days a week, Situated in a prime location, there is significant foot traffic right outside our window. You’ll be surprised by the amount of enquiries that come from this fundamental marketing avenue.
Property Booklets. Colour, A4 printed booklets with durable gloss covers. Printed in house, continually until the property is sold. Available at open homes, private inspections and in our office, Providing a detailed overview of your property including relevant property information, floorplan and agent contact details. Brochures are greatly appreciated by our potential purchasers.
Property Guides. Updated weekly, the property guides are able to be taken from the front of our office by foot traffic. All listings are in these guides. The property guides can also be found at Café Shazaray, Commonwealth Bank, NAB Bank, Bancroft’s Accounting, Ainsworths Hair Dressers, Belinda Beauty Shoppee, Elysium, Narrandera Airport, Bishop’s Lodge Narrandera, Hall’s Accounting, Peter Dawson Insurance, Gateway Motor Inn, Narrandera Visitors Information Centre, Bendigo Bank, Hairdilemma, Original Skin, Newell Motor Inn and Narrandera IGA. Social Media Our agents and offices across our network develop social media accounts specifically for the community. Therefore, when an agent celebrates an interesting aspect of your property on Facebook, Twitter or YouTube, they are sharing it with their community if locals, clients and prospective buyers.
Facebook Promotional Campaign A boosted post is a post from our QPL Rural Narrandera Page that, for a fee, can appear higher up on your audience’s News Feeds. Posts can be boosted for a specific period of time and at a set price, for example, $7.00 for 7 days. The boosted post has a higher chance of reaching target audiences of QPL Rural Narrandera. At the end of the campaign we are able to see how far the campaign reached.
@qplrural_narrandera
Marketing & Advertising—Internet Coverage www.qplrural.com.au Our agency benefits from being part of one of Australia’s most famous franchises, allowing us our own local area expert site, reflecting our understanding of both the community and the market.
Domain.com.au Bringing in buyers from all over the nation, domain.com is fast becoming one of the most popular sits for buyers. We ensure your property is priority placed on this sight.
Realestate.com.au Our premium subscription to realestate.com allows us to offer all of our clients a 45 day priority listing—no other agency in town offers this.
Realestateview.com.au Becoming an increasingly popular search engine for buyers.
Allhomes.com.au We get a lot of enquiry from allhomes.com, predominantly from the Canberra region.
Homesales.com.au A tried and proven website, affiliated with boatsales.com.au and carsales.com.au
Squiiz.com.au “the new kid on the block” when it comes to real estate portals, however fast accumulating a growing of clients. We are the ONLY real estate in Temora to advertise on this website.
Onthehouse.com.au Popular for both buyers and sellers offering information on currently listed properties and past sales. The Internet is accessible 24/7— our agents are as well! Our office hours are Monday to Friday, 8:30am– 5:30pm. Saturday’s are a busy day and our office is always open from 9am-12MD. Our agents are always contactable on their mobile phones and more than happy to arrange weekend and out-of-hours inspections.
Vendor Reports Vendor Reports are either posted or emailed to our clients monthly. Vendor reports contain:
Feedback from prospective purchasers from open homes and private inspections.
Phone, email and walk-in clients feedback
Domain statistics and online enquiries
realestate.com.au enquiries
raywhite.com.au enquiries
Any offers made on the property
Property notes
Past open homes
Advertising spend
Enquiry source
Attached to the vendor reports are overview printouts from realestate.com and domain internet portal sites for your property. These reports are fantastic for our vendors as they provide information on how their property is performing online. These reports contact:
The number of keyboard clicks the property has had
The number of photo and property video views
The number of enquiries
How many save and shares
How your property is fairing against the average listing
Fees and Charges Narrandera If your property is in Narrandera, we charge 3.85% GST INC. We use a flat rate to calculate our commission, not a sliding scale. With a minimum of $4000 on Residential Property and $2000 on vacant land. Villages Villages include Boree Creek, Grong Grong, Morundah, Ganmain, Barellan, Matong. We charge 4.4% GST INC. Most of these villages are upwards 30kms from our office and travel time along to these villages range anywhere from an hour round trip to a 2 hour round trip. We can also discuss alternative commission options. Advertising Cost QPL Narrandera have a once off Advertising fee of $555.00 this includes all your advertising cost for the duration of the listing. With 3 month exclusive agency agreement QPL do not charge this cost until settlement of you property or if the listing is withdrawn from the market.
Statistics 
In the last 6 months 20 listings were sold

36 sold in the market giving QPL 55.6% of sales
Contact your local Ray White office and we can help put you in touch with your local WFI rep.
Introducing the QPL Property Management team Property Management is about more than collecting rent and getting things fixed. Your local agent is backed by world class systems, believes in exceptional communication and will work with you to get the right tenants, at the right rent.
The Quality Property & Livestock property management team is renowned for a personalised approach. Over the years we have learn a thing or two about property management and in response to the needs and expectations of our clients we have completely overhauled our systems, processes and procedures. Sandra Mathieson Senior Property Manager 0427 060 063
At QPL our approach is very much proactive than reactive. We don’t just collect rent we help you create wealth. And rather than simply manage your property we manage your investment and maximise the potential of your property portfolio. We understand that each landlords needs are different and tailor a specific solution to suit your requirements.
Bobbi-Lee Ohlsen Property Manager 0437 810 089
We charge 8.8% GST INC management fees on properties. Please ask your agent for the Property Owners guide for Renting for a full list of fees.
Preparing your home for sale
Trim the lawns and tidy the garden. This will be a prospective buyer’s first impression of your home. Make it a good one.
Shampoo the carpets. You may be surprised at how much more “life” they have after a good cleaning. The brighter everything is the better for selling.
A once over for the walls. Grubby little hand marks may be an unpleasant fact but they’re some of the worst offenders. In taking the edge off an offensive mark, You will be rewarded! Check the guttering. It’s an easy point for buyers to spot so one to watch out for. Make sure there are no leaves hanging over the edge, no peeling paint, or water stains. In addition, while you’re at it why not brush under the eaves for cobwebs?
Clean out the garage and shed. They’re the places where you’ve thrown unwanted goods over the years. It makes sense to have a clean out now, because good storage space is always an important selling point.
Open the windows. The brighter the rooms the better, so always leave blinds and curtains open. Clean windows and insect screens to let in more light.
Flowers set the scene. You put flowers out for visitors. A prospective purchaser is a very important visitor.
The kitchen and laundry. Special attention needs to be paid to these areas. Clean the oven, polish the sink, and give your cupboards a clean.
Preparing your home for photography When preparing your home for photography we recommend following these easy tips which will help to ensure your home is presented as its best, increasing the chance of a quicker sale and a higher price. General Tips
Declutter and remove all unwanted items Give your house a good clean, wipe away marks on walls, windows and blinds, dust surfaces, vacuum and mop floors
Kitchen
Clear bench tops of food, dish racks and cutting boards
Remove bench top appliances, toaster, kettle, tea towels, soaps, plugs and dish liquids
Make sure all light bulbs are working and turn on all lights including table lamps
Remove fridge magnets and other items off the fridge
Put away garbage bins, brooms, mops and cleaning products
Remove door mats, floor mats and pet bowls
Add a bowl of fresh fruit or a vase of fresh flowers for a welcoming touch
Open curtains and blinds and turn off ceiling fans
Bedrooms
Hide electrical cables and unwanted hanging wires
Remember to present your house in the same way at the Open House as you present in photographs
Clear away clothes, personal items, shows and laundry baskets
Remove books, tissue boxes and jewellery from bedside tables
Remove portable fans, heaters and rubbish bins
Tidy walk in robes
Ensure items under the bed are not visible
Living Areas
Straighten tables and chairs, arrange cushions attractively
Declutter shelving and surfaces, remove TV remotes, magazines, newspapers, tissue boxes, exercise equipment, toys, pedestal fans and any personal items
Dining Room
Clean mirrors, shower screens, tiles and surfaces
Remove dirty, marketed or old tablecloths unless it’s an unappealing Outdoors tabletop
Neatly arrange cabinets and shelves
Remove vehicles from driveway and house front
Set tables with your finest cutlery or attractive centrepieces such as flowers, candles or fruit
Move bins so they are not visible from the street
Put away garden hoses, tools, toys and bikes
Bathrooms
Clear benchtops of toothbrushes, soaps, razors and plugs
Remove pool toys, skimmers and creepy crawly pool cleaners
Remove shampoos, soaps, and cleaning products from showers
Mow lawns and trim edges
Remove rubbish bins, scales, bathmats and laundry baskets
Weed, mulch and prune
Don’t hose outside areas unless there is enough drying time
Contain pets in the garage or out of sight
Close toilet lids, remove toilet brush and spare toilet rolls Put our fresh towels, folded and hung neatly on rails
Pre-Vacating CHECKLIST General Cleaning · Wash all walls · Clean all light fittings and change bulbs if needed · De-cobweb all cornices, remove bug matter where possible · Wipe over all fans · Clean all air conditioning filters · Clean all light switches & power points · Clean all doors and door frames · Clean all windows, screens, frames and sills · Clean all skirtings, belt rails and picture rails when present · Professionally steam clean carpets · Mop all hard floors · Wipe over all blinds (except vertical blinds) · Clean any air-conditioning ducts or exhaust vents Kitchen · Clean all kitchen cupboards, inside and out, top and bottom and kickboards · Clean all bench tops and tiles · Full clean oven, griller, cook tops, range hoods and exhaust fans · Wipe out dishwasher and filter (and outside) Bathroom · Complete clean of shower recess including tiles, taps, screen and plug hole – Please ensure that all soap scum is removed from shower screen glass · Complete clean of bath including plug hole · Complete clean of vanity/shelves/mirrors · Complete clean of toilet · Wipe over any other tiles present · Complete clean of exhaust fan (remove all dust & grime) Bedroom · Wipe out all wardrobes inside and out Laundry · Clean all tiles · Complete clean of wash tub Gardens and Outside · Ensure lawns are freshly mown with clippings removed · Tidy lawn edges and remove weeds · Trim all bushes/shrubs/hedges, remove clippings. · Pressure clean/hose down outside façade, remove spider webs · Clean all debris out of sheds
Should you need assistance in cleaning a property prior to vacating, please call our office and we will provide you with contact details of cleaners.
Our Service Guarantee In consideration of the trust you have shown towards our office, we feel you deserve the best possible service in the sale of your property. Working with you We consider it part of our job to work with you to make the sale process as stress free as possible; acting as problem solvers should any unplanned issues arise. Our involvement and commitment will not cease upon the signing of the contract but will continue well beyond settlement. Not only the listing salesperson but the whole sales team will be working to get you more. Marketing We will design a program specific to you and your property to make sure we communicate all the benefits of your property to the widest audience possible.
Keeping in touch We are with you every step of the way. We will provide informative written reports regularly during the term of agency to let you know what marketing has been undertaken, buyer enquiry, inspection numbers and most importantly a summary of genuine buyer or interest. Written Offers In order to get you more, once a written offer has been obtained we will contact all other interested parties giving them the opportunity to make an offer. This ‘multiple offer’ situation creates incentive for purchasers to go to their limit in order to secure their desired home. Integrity
We will not tell purchasers that there is another written offer unless this is absolutely correct. Unconditional contract To get an unconditional offer for you is our number one goal. In order to obtain this we will continue to market your property during the term of any conditional offer. Should we fail to perform in any of the above areas, we invite you to register any complaint in writing. If the complaint is not acted upon and rectified within five days of receiving your letter you have the option to cancel our agency agreement.
“Penny & Andrew provided excellent
communication I loved the fact that they were happy to discuss business via text! They both always showed up when they said they would! I loved how black and white it all was. I got good answers not time wasting one that don't help. The QPL team were amazing and always friendly to see me. They put up with my many visits and all my anxieties. A big thank you for the gift basket! You guys were great! “ - Naomi, November 2015
“Andrew arranged prompt and convenient inspections, with no fuss and always with an extremely obliging attitude!” - David & Kathy, November 2015
“Thank you Andrew Pellow for your help to sell our home on the market two days and sold, and to Bobbi thank you for all your help with our rental property would recommend for your rental or selling your house” - Ursula Troeth November 2016
“Thank you Penny for all of you help, I really appreciate it. It took alot of pressure off me being so far away from Narrandera.”—Leah, January 2015
“Andrew provided excellence in communication and professionalism. He was knowledgeable, extremely helpful and very clear on all aspects of the sale process.” - Bill, June 2016
“Andrew Pellow has been a champion over the past 8 months as we've searched for our ideal house in Narrandera. Always patient, communicates extremely well, and very down to earth, not your average Real Estate agent. Can't say enough good things about the awesome service he provides. Thanks so much Andrew! - Scott Rowlings September 2016
Giving Back Quality Property & Livestock partners with a number of community organisations both at a strategic and grassroots level, to bring about genuine and positive change. Here are some of the organisations we support locally.
Narrandera John O’Brien Festival
Burrumbuttock Hay Run
Narrandera Show Society
Narrandera Rotary Club
Little Ray of Giving
Narrandera Rockin’ on East Festival
Bale Out Ball
Narrandera Race Club
Christmas gifts for children
Narrandera Garden Club
Narrandera Business Group
Biggest Morning Tea