How to Sell Choosing An Agent:
HOW DO YOU CHOOSE AN AGENT? WE THINK THE 5 MOST IMPORTANT POINTS ARE -
Ability to negotiate. The agent needs to be able to show a proven track record of being able to negotiate successful sales;
Trustworthy and likeable. If you trust the person who is handling the sale of your property, you have a better chance of getting a higher price;
Guarantee. The agent must guarantee that you only pay the agent money, including marketing expenses, when a successful sale is completed.
Communication skills. The agent must have the ability to be frank, independent and confident in the advice they give to you.
Fair Fee. All agents charge different fees. It's the agent that gives you the best result who is worth their fee.
If the agent is lacking in any one of the above, we believe they are not worthy of your business.
Insist on a Guarantee:
The best advice to any person thinking of selling a property is to insist on an iron-clad service guarantee -
All agents will ask you to sign an agreement before you sell your property, but remember you are being asked to sign their agreement. Many sellers bitterly regret signing that agreement with the agent.
The best agents will gladly GUARANTEE their services.
Avoid agents who do not offer a service guarantee.
IF you are thinking of selling contact us on 9335 3334 so we can take the time to cover all the important information on how to sell your home for the highest price, including what method, Marketing, and our Guarantee (including advertising) policy.
Moving house can be stressful! And when you consider the average Australian moves 11 times in their life, it's worth a little time and effort to plan it properly and make the move as pain-free as possible. Plan Ahead:
Start planning six weeks from the big day if possible.
6 Weeks to Go:
Make a file for your moving documents; Get quotes from an AFRA accredited removalist (Australian Furniture Removals Association) to book your move; Cancel, transfer or re-direct your newspapers and subscriptions; Transfer Home and Contents Insurance; Plan your packing and dispose of any items that won't be taken with you (check garden sheds, garage and under house); Dispose of any chemicals, paint, fuel, etc; Check freezer and plan to get all frozen food before the move.
4 Weeks to Go:
Use the Notification Checklist (below) to start contacting relevant authorities of your move. Some authorities and institutions will need forms filled in, others can be changed over the phone; If your move is a long distance one, get your car serviced and safety checked; If a boat or trailer is being moved, ensure all loose items inside are packed.
2 Weeks to Go:
Arrange utility connections at your new home and disconnect your current services; Return any library books; Dismantle furniture as needed; Start packing and label every carton by content and room identification.
1 Week to Go:
Make a list of what you'll need on moving day; Pets can often sense that changes are ocurring and it's a good idea to arrange for your pets to be collected the day before you move; Remove batteries from any battery operated devices; Organise a survival kit for the big day (cups, tea, coffee, milk, kettle, toliet paper, tissues and snacks); Check finances are in order for payments on moving day; If needed, arrange special parking or access for your removalist from the relevant council or your new neighbours; Collect any dry cleaning; Do all remaining laundry.
1 Day to Go:
Defrost and clean your refrigerator and leave it to dry for moving; Eat or dispose of any perishable food items in the kitchen; Leave your forwarding address in a prominent place for the new occupants / landlords; To avoid confusion, clearly mark the items you will be taking with you so that the removalists can distinguish them from what goes on the truck.
Leave the vauum behind for cleaning; Collect all house keys, ensure meters have been read, electricity is turned off, phone disconnected and car keys are in a safe place; With all this preparation, today will be a breeze. We hope that you enjoy many happy years in your new home!
IMPORTANT THINGS YOU NEED TO KNOW:
If you are using finance to purchase your new home, act swiftly and get organised early, then you can relax until settlement - sometimes delays occur which can be frustrating for you!
Organise building insurance straight away regardless of whether the current owner has the property insured. You will need proof of this insurance for your finance paperwork to be approved.
IF you would like to change details on your Contract of Sale (for example to arrange an earlier settlement) you must now liaise with your Solicitor, who will in turn liaise with the Vendor's Solicitor. We are unable to make any alterations to the Contract of Sale once it has been signed. Any changes must be made by your legal representative.
You have the oppotunity to perform a final inspection on your new property in the week before settlement. Please contact us in order to make this appointment. It is important to note that by giving us as much notice as possible, you will ensure your inspection can be at a time that suits you best.
On settlement day we will need written confirmation (faxed) from the Vendor's Solicitor that the property has settled before we can actually hand you the keys. It is not a good idea to book your moving truck for 12.15pm if your settlement is scheduled for 12pm. Delays sometimes occur which again can be frustrating and stressful for you. Notification Checklist Friends & Family Electricity Supplier Real Estate Agent Mobile Phones Removalist Booked Internet Mail re-direction Centrelink Landlord Employer Electoral Forms Superannuation Local Council Day Care Kindergarten Building Insurance Contents Insurance Transit Insurance Schools Universities Vehicle Insurance Medicare Health Insurance Doctor Dentist Financial Planner Banking Institutions Veterinarian Credit Cards Pet Registration Solicitor Clubs / Membership Stockbroker Library Water Suppliers Vic Roads Telephone Suppliers Deliveries (paper) Gas Suppliers Utilities Information: Telephone: Telstra 132 200 Optus 133 345 Electricity: Origin 132 461 Emergencies 132 412 AGL 132 245 Emgencies 131 626 Gas: Origin 132 461 Emergencies 132 973 AGL 133 000 Emergencies 132 771 Water: Yarra Valley 131 695 Emergencies 132 762 City West 131 691 Emergencies 132 645 Police: Ascot Vale 9376 2866 Avondale Heights 9337 6777 Broadmeadows 9302 8222 Essendon 9370 0655 Moonee Ponds 9370 0655
A West Real Estate 71A McNamara Avenue Airport West 3042 Ph: (03) 9335 3334 (24 hrs)
Adding extra sparkles
Giving your property that extra appeal You rarely need to spend thousands of dollars to make your home attractive.
Buyers are attracted by the appearance of your property and, when they inspect it, they are influenced by its atmosphere. The right appearance outside, followed by the right mood inside, gives you the best chance to get the highest price.
You rarely need to spend thousands of dollars in renovations or repairs to make your property attractive. All you have to do is pay attention to some obvious points, all of which can make a big difference to your price.
Falling in love Buying a home is emotional. The feeling of a home is more important than the price. If your agent has 'qualified' the buyers, they will not be 'lookers'; they will be genuine people whom can afford your asking price.
Their feelings will be the main reason they accept or reject your property. The work 'love' is common with home buying, and even with land, when buyers report loving the location.
Buyers say, “We loved that home and that's why we bought it.” So make sure you present your property at its finest. Remove or fix anything that might 'turn off' the buyers.
First impressions We are attracted to homes the same way we are attracted to people.
The first thing we notice is the outside. If the property is clean and neat and welcoming, we are interested. If it is scruffy or dirty, we are turned off.
Buyers often say they “just want to look from the outside.” They want to see if they are attracted by the appearance. For this reason you need to be careful how your agent markets the property. Advertising an address, and opening for inspection a property that might not be attractive from the outside, can lose many buyers.
To make your home look its best, attention to detail is crucial. When you live in a property, you can overlook its little faults. It is now time to have a fresh look.
Stand in the street and look at your property as if you were seeing it for the first time. Try hard to pick faults. It is better that you find the faults, while there is time to fix them.
Try to judge your property by the standards of the buyers, not by your standards - try ad see it through strangers' eyes.
The challenge is to make your property as attractive as possible without spending too much.
The outside appearance First impressions create permanent opinions, so create a positive mood for all prospective purchasers.
Being by sweeping the footpath in front of your property. Remove all rubbish from the futters. Clear the letterbox of junk mail. If you have a lawn, do your best to make sure it is not bone dry. Green grass is appealing and a sprinkler does wonders to most lawns. Water restriction can make this difficult, I know.
If you have a gate, make sure it doesn't squeak. If your front fence needs repair, it might be better to demolish it. If the buyers see a potential expense, they either won't buy or they will expect a reduction in your price. Clean the paths and the outside of your property to remove dust and cobwebs (close your windows first). And clean the windows so that they sparkle; few things are as ugly as dirty windows. Make sure there is no paint flaking. You may not have to repaint, but at least scrape off an loose paint pieces.
Flowers do wonders for the front of a property; and the brighter the better. They create a homely look. You can get flowers for any season, daffodils, pansies and petunias for example. Go to the local nursery and ask for advice. Buy flowers in pots if you don't have much lawn, and make sure they are displayed in two places: near the street and near your front door.
You want buyers to fall in love with your property, so give it that loved look. At the front door, have a thick doormat with 'Welcome' on it. It sounds corny, but it feels good. It is friendly; it feels like home.
Make sure that the screen door is working. Have a door knocker or a bell with pleasant chimes. If you have a door bell make sure it works. If people come to your home in the evening, have the welcome light on.
When buyers arrive, you want them to think, “This looks nice”. By the time they reach you front door, you want them to think, “This feels nice. I like it!”
Neat, clean and friendly are the first steps to making your home attractive from the outside.
Create an appeal that says, “Welcome. Come inside”.
The inside atmosphere
When buyers enter your property they should immediately feel at home. The inside atmosphere should be warm and appealing. One agent described it by saying, “A home should look and feel happily lived in”.
Make the atmosphere natural and relaxed, even if it means changing (or improving) your living habits. Buyers are aware of gimmicks such as a coffee pot brewing, a cake in the oven or classical music playing softly in the background. False attempts to add appeal often have the reverse affect.
Genuine appeal is what wins the buyers. A radio or a TV - never too loud - is a natural part of home life. Well-made beds with warm quilts and lots of pillows really make a property feel like home. Home truly is 'where the heart is' and anything that increases the emotional feeling of comfort is something we all love.
Bright and airy
Make sure the property is bright and airy by opening the curtains. Fresh air, if practicable, is always best.
If you have a fireplace and it is winter, an open log fire can be a big selling feature. At the very least, make sure the property is warm in winter and cool in summer.
Try to remove clutter so your property does not look smaller than it is. The time for a clean-up or a 'garage sale' is before you sell, not afterwards.
Most properties have some natural untidiness - a book beside the bed, a newspaper in a kitchen or slippers on the floor - this is acceptable and expected. What is not acceptable is dirt. Make sure the bathrooms are clean to the point of sparkling. Fresh fluffy towels add a warm feeling as does the sound of a washing machine or the sight of clothes blowing in the breeze on the outside hoist. Atmosphere is everything.
The bathrooms and kitchen are especially important to a women, who is usually the major decision maker.
Nothing turns people off more than bad smells, so be sure your property smells fresh. You can buy plug-in fragrances that remove bad odours.
If you have pets be careful, because their smell, while familiar to you, can be unpleasant to others. Take pets' blankets and bowls outside. A dog that jumps up can be irritating and distracting, but not as bad as a savage dog that terrorises the buyers.
Wherever possible remove your dog during inspections - take it for a walk. And always, be sure that there are no 'doggie surprises' for your buyers to step in while inspecting the garden.
If there is any unfinished work inside the property - such as skirting boards that have been removed - such as door handles missing or broken hooks - fix these too. Repair all irritating things that are likely to catch the eyes of buyers.
Be very careful if you do any painting. Painting one dull room can suddenly make other unpainted rooms look dull too. Before you know it you have a major painting job on your hands; this could lead to replacing the carpets, even the tiles in the bathroom. Suddenly you are involved in a very expensive renovation.
The cleanliness and the mood re most important but all expense needs careful consideration. Will you get the money back?
Ask your agent's option.
The best advice is to do all you can to make your property feel like a home. Make it sparkle without making it too immaculate or clinical.
Some sellers create a show home. In doing so, they create a cold sterile effect. Homes with warmth are the most attractive and appealing.
To 'stage', or not to 'stage'
If you have watched any real estate programs on television, you may be familiar with the term 'staging'. Staging is where the agent engages the services of a design consultant to make the property more appealing to buyers.
These consultants give the home a min-makeover, buy they are not always mini. The degree to which the consultants glamorise your property are only limited by your budget. I'll say that again, YOUR budget. You pay.
Consultants' services include painting, and decorating - anything from hiring furniture, curtains, floor coverings, artwork and other decorations.
No doubt, your property will look immaculate and will appeal to buyers, buy at what cost? This is what you must consider.
Ignore the hype and get the facts. How much will it cost for the consultant's services? What furniture and decorations are you renting, are there any upfront costs, and what are the ongoing costs? Is the agent receiving any kickbacks from the consultant and other parties involved with staging the property? What happens if you do not sell?
Staging can be a costly investment. Agents like Staging because it cements your commitment to sell. The more money you invest in the sale, the less likely you are to withdraw your property from sale. Agents love sellers making upfront monetary investments .
Like all investments, however, you must weigh up the risk and cost verses the return.
Unless your property is in dire need of outside help, you may not need Staging.
During the inspection
Although good agents like it if you can meet prospective purchasers - they say that this reduces the risk of buyers making low offers - when the inspection gets underway it is best if you (and your dog) are not home.
Too many people in a property can make it look small - have you ever felt this at an open for inspection, when hoards of 'lookers' are squeezing past each other? If you do stay home, do not remain in the most appealing room. Buyers will be conscious of their intrusion into your life; they rarely feel relaxed when you are in the same room.
Genuine buyers take their time to inspect a property, so give them plenty of time to savour the best rooms in the property.
If you trust the agent, let the agent stay with the buyers and don't expect the agent to point out all the obvious features.
Some of the best salespeople are silent when buyers are inspecting a home. The time for most questions is after the inspection, or if the buyers require a second or third inspection.
The value of major improvements
But you need to find middle ground. It makes no sense if the cost of the improvements is too high - often it would be more cost effective to reduce your asking price.
Most major improvements are personal and do not add the value you expect. An example is a swimming pool. If you pay $30,000 for a pool, the pool salesperson may tell you this increases the value of your property. But if the buyers don't want a pool you will not get back what you paid.
Most improvements often return only half their cost upon sale.
You may have to wait years to find a buyer with the same personal taste as you.
If your property needs major renovation, it may be better to avoid the expense of renovation and instead select a lower asking price.
Many buyers want to renovate a property to suit their own taste. While improvements can give you a great return on your selling price, major improvements are often a big mistake.
Either spend a little bit of money to sell your property or spend a lot of money and stay there.
Method of Sale
We will look at all methods that will achieve the best results for you with the lowest amount of stress, such as Silent Auction and Private sale. We will discuss what is best suited to your needs including using our Buyers price Declaration forms, Inspection process, selling time frame, comparison sales, preparing the home for sale, Marketing and the full sales process from finding a buyer to settlement day.