House selling advice

Author
Discussion

tom_loughlin

Original Poster:

371 posts

199 months

Thursday 12th March 2015
quotequote all
Morning all,

I’m after some advice on trying to sell our house really. It’s been on and off the market for 12 months, we recently accepted an offer, which was pulled after 4 weeks due to a member of their family falling ill. We’ve declined an offer previously too.

The two offers we have had have been from when I personally led the viewings – this may be a coincidence, but when agents have led them, no further viewings were arranged.

We’ve got it listed with a local estate agent, and have tried two other local, and one further afield – each time, I’ve not overly thrilled with the description or the photos – I don’t feel they sell the place well enough. I have changed agents after ~4 months each time when I feel it's gone stale with them.

Feedback we’ve had from viewings is that it is nicer than the brochures suggest, but I’m a bit stuck as to what else to try.

Using a professional photographer is something I am considering, but I also want to improve the text.

I had been tempted to try an online agent and do it all myself, but I don’t have the expertise I would expect an agent to have.

The house is in rural Shropshire if that makes any difference. It’s a chapel conversion, so I realise it may not appeal to some people but I could do with some help.

I realise the easy answer is to drop the price, and this is probably what people will suggest, but does anyone know of a service, or can anyone suggest anything else to try?

I’m happy to put a link to Rightmove, but don’t want to upset any moderators if it is deemed advertising.

Thanks

Tom



TA14

12,722 posts

257 months

Thursday 12th March 2015
quotequote all
tom_loughlin said:
It’s a chapel conversion, so I realise it may not appeal to some people but I could do with some help.
That may be it. I remember about ten years ago someone turned up to a TVRCC meeting in an XJSC which he wanted to sell and buy a TVR. He asked what people thought that it was worth and a former car sales man said that it's difficult with a car like that; you could have it for sale for £4K for over a year but if someone who was looking for that car came in then you could sell it for £10K within a week.

Honestherbert

579 posts

146 months

Thursday 12th March 2015
quotequote all
Let the agents do the viewings, I would say that it is pure coincidence the ones you conducted yourself lead to offers. Generally people are more comfortable to view a property with the vendors not there and can get their own feel for the place plus they don't have to worry about offending should there be factors they don't like.

How many agents did you have value the property? what were the valuations and what is the property currently on the market for?

Is there a common theme to the feedback? or any blatant negatives that you think may be putting people off that they just aren't mentioning? nearby schools, loutish neighbours etc?

A Rightmove link would be very helpful smile

tom_loughlin

Original Poster:

371 posts

199 months

Thursday 12th March 2015
quotequote all
Thanks for the replies so far.

Just to confirm, I have only led the viewings when the agents cannot (evenings and weekends). I would far sooner the agents lead them, as that’s their area of expertise.

I have always made myself available on the phone to answer any technical/specific questions about the property (GSHP for example).

There is no feedback theme that jumps out, two couples with young families thought it unsuitable for young children (which I would probably agree with). Everything else is as you’d expect from the brochure – I think a fresh pair of eyes is always a good thing though, so here is the link:

http://www.rightmove.co.uk/property-for-sale/prope...

We had five agents value it: 295k, 305, 305, 315 and 335k, it’s been on the market for £299k.

Thanks

Tom


tobster

653 posts

208 months

Thursday 12th March 2015
quotequote all
Hi Tom, lovely place. When I clicked on floorplan it came up with a picture of the bathroom, not sure if you are aware ?

Toby

hornetrider

63,161 posts

204 months

Thursday 12th March 2015
quotequote all
That is a nice place. As above, no floorplan.

worsy

5,777 posts

174 months

Thursday 12th March 2015
quotequote all
Hi Tom. This the one on Escape to the Country?. I live in Os.


Edited to say, yes I see it says so in the rightmove text now.

Muncher

12,219 posts

248 months

Thursday 12th March 2015
quotequote all
I don't think I have ever read the estate agent's text on any viewing, I only go by the photos and streetview...

worsy

5,777 posts

174 months

Thursday 12th March 2015
quotequote all
It's a lovely place but you are in the middle of nowhere. Have you tried Savills? Perhaps marketing as a holiday home?

hornetrider

63,161 posts

204 months

Thursday 12th March 2015
quotequote all
Having had a bit closer look, I agree the pictures are poor. The narrow field on the kitchen shot in particular actually makes it look small, whereas the description sounds really nice. Why no shot of this area?

From Lounge/Dining Room Stairs Lead Off To: - An exposed wooden staircase leads leads to a lower landing area with arched double glazed window, wall light fittings and steps up to...

I found that when I went with an online agent, he was asking me if there were any particular shots I wanted and also I got final approval over everything in the RM listing inc text (which I modified a bit) and which pictures to use. I'd be wanting at least that level of input from any agent.


Jobbo

12,960 posts

263 months

Thursday 12th March 2015
quotequote all
The interior photos mostly show the same area (the mezzanine) from a number of different angles; none of them really show it in a flattering way.

The bathroom shots both focus on the loos, which I'm sure are not the main selling point for any house!

It could be a bit better dressed for the photos too. I can see why people aren't wooed by the pics, basically. Looks nice generally. The streetview pic makes it look prettier than the external views too.

BTW how long did it take from being filmed to appearing on Escape to the Country? I bought my house in 2009 and first viewed it a month after it was filmed for 'To Buy Or Not To Buy'. It wasn't broadcast until 2011 so I was quite surprised to see that the people on the show 'bought' the house I was in when watching the show laugh Not sure how much marketing benefit there is with these shows, but I did manage to save a copy of the programme.

ehonda

1,483 posts

204 months

Thursday 12th March 2015
quotequote all
Nice house!
I think the problem is that it is essentially a niche property. Searching in a 10mile radius of your house with a max budget of 300K there's some serious competition; Properties with land or extra bedrooms, etc. You're also right at the top end of that search range.
I think the photo's do possibly make your house look a bit pokey.
We're (fingers crossed, touching wood etc, etc) due to exchange contracts in the next week or so after being on the market since April last year. We have also changed agents and have made sure that we're 100% happy with what has been put on rightmove and in the brochures. The EAs are working for you, don't be shy of telling them what to do. You can start by telling them to remove the duplicate description from Rightmove.
I think, ultimately, you're faced with the option of dropping the price or holding out for someone that wants a chapel conversion.

bakerstreet

4,755 posts

164 months

Thursday 12th March 2015
quotequote all
tom_loughlin said:
Just to confirm, I have only led the viewings when the agents cannot (evenings and weekends). I would far sooner the agents lead them, as that’s their area of expertise.
Expertise??? Thats a joke! I don't think its a coincidence that the offers were after you led the viewings. Surely you will know more about the house compared to the agents. Our current house was on with two agents and one of them was shocking and I'm not surprised they failed to sell the house. I'd be amazed if they could sell cream to a cat!

When our house goes up for sale, I will be the only person leading the viewings.

Also, there is no excuse for poor photos. When we sold our house, the estate agent was a good photographer in his own right and I personally signed off each photo. I only added my own in, as the weather was better for the outside shot than when he was there.



ARH

1,222 posts

238 months

Thursday 12th March 2015
quotequote all
I know your place well as I drive past often. I live in Porth y waen. The way I see it round this part of the world is. Houses take a long time to sell, even more so if they are a good few miles from the nearest shop. The prices of some houses are high for the area which is probably why they don't sell. There is not a lot of land with the chapel, most people who want to move to the country want a bit of garden as well. The estate agents are crap, at least the one who sold me my house was. I only spoke to her a few times when I put the offer in, never spoke to her after it was accepted. I moved up here from Hampshire a few years ago and some of the houses on my search list then are still for sale now.

This probably doesn't help much, but it's just what I see.

By the way, the chapel looks nice from the outside and it is in a lovely bit of countryside.

PhillippeDuLait

32 posts

136 months

Thursday 12th March 2015
quotequote all
Jobbo said:
BTW how long did it take from being filmed to appearing on Escape to the Country? I bought my house in 2009 and first viewed it a month after it was filmed for 'To Buy Or Not To Buy'. It wasn't broadcast until 2011 so I was quite surprised to see that the people on the show 'bought' the house I was in when watching the show laugh Not sure how much marketing benefit there is with these shows, but I did manage to save a copy of the programme.
The house I bought last year was filmed for an episode of Kirstie Allsopp's Best Of Both Worlds.

The previous owner was very excited to tell us this as we first viewed in December '13. The filming was done in October '13 and the show went out in March '14. As this was about a week before we exchanged contracts, it worried me that she may receive more interest due to the 'As seen on TV' factor. Fortunately, she refused to entertain any further offers at that stage and we moved in at the end of April.

Seeing the house that you are buying featured on TV in the exact state that you viewed it is a strange experience. Part of you is sitting there thinking "nice house" and the other part is thinking "get out of my house!".

We do of course have a copy of the show saved, for posterity!

Risotto

3,926 posts

211 months

Thursday 12th March 2015
quotequote all
I don't think the photos are too bad and, although the lack of a floor plan makes it hard to visualise the layout, I wouldn't imagine it would put people off arranging a viewing.

Personally I wouldn't be keen on the fact that the floors bisect the tall windows but it seems to be an unavoidable feature of such conversions. Having to lie on the floor to look out of the window doesn't really appeal to me. It's a niche property I guess, I'm sure you'll find a buyer but it might take longer than it would for a more conventional house.

Additionally the photo of the house taken from the terraced lawn suggests the back of the place is gloomy and deprived of light. Perhaps it was just unfortunate timing?

Good luck with it though.

Jobbo

12,960 posts

263 months

Thursday 12th March 2015
quotequote all
PhillippeDuLait said:
Seeing the house that you are buying featured on TV in the exact state that you viewed it is a strange experience. Part of you is sitting there thinking "nice house" and the other part is thinking "get out of my house!".

We do of course have a copy of the show saved, for posterity!
I occasionally put the show on - every time, my girlfriend says it feels weird looking at the room we're in smile

Did you have trouble getting hold of a copy? I had to record mine from the telly (sadly before I got HD, though I don't know whether it was recorded in HD anyway; it's adequate quality from Freeview). I was lucky that an estate agent friend told me it was going to be on; they bumped it a few days forward in the schedule because Kristian Digby had his masturbatory mishap shortly beforehand and they pulled his episodes of the show laugh

ETA: checking the date of his death, it must have been 2010 the show was broadcast, not 2011.

Edited by Jobbo on Thursday 12th March 10:52

forest07

669 posts

204 months

Thursday 12th March 2015
quotequote all
bakerstreet said:
tom_loughlin said:
Just to confirm, I have only led the viewings when the agents cannot (evenings and weekends). I would far sooner the agents lead them, as that’s their area of expertise.
Expertise??? Thats a joke! I don't think its a coincidence that the offers were after you led the viewings. Surely you will know more about the house compared to the agents. Our current house was on with two agents and one of them was shocking and I'm not surprised they failed to sell the house. I'd be amazed if they could sell cream to a cat!

When our house goes up for sale, I will be the only person leading the viewings.

Also, there is no excuse for poor photos. When we sold our house, the estate agent was a good photographer in his own right and I personally signed off each photo. I only added my own in, as the weather was better for the outside shot than when he was there.
+1 when I was moving a couple of years ago, the houses I viewed with an agents representative present, resulted in someone turning up ( often late ) & simply opening the doors. This happened with several agents.

Edited by forest07 on Thursday 12th March 10:55

sjg

7,444 posts

264 months

Thursday 12th March 2015
quotequote all
tom_loughlin said:
There is no feedback theme that jumps out, two couples with young families thought it unsuitable for young children (which I would probably agree with).
I'd agree, and a bungalow or simpler layout (with a flatter garden) is probably more appealing to the older folk too. If the broadband speed checker is right, not that appealing to people who can work from anywhere and fancy living away from it all. Some people get really funny about living in former places of worship too (I used to live in a converted church and loved it).

Maybe I'm lacking in imagination (most housebuyers are too), but I don't know what I'd use that mezzanine for. It's extra space but no getting away from noise in the main room and just a small window at floor level to look out of.

It took a lot of looking to find the dining table, probably better photos would help explain how the space can be used.

Parking is unclear - photos show 4 car spaces, but are they yours? Shared with neighbour?

Photos are poor (bedroom/bathroom shots probably make them look even smaller than they are). Floorplan gaffe is unacceptable IMO, it's the first thing I look at.

PhillippeDuLait

32 posts

136 months

Thursday 12th March 2015
quotequote all
Jobbo said:
I occasionally put the show on - every time, my girlfriend says it feels weird looking at the room we're in smile

Did you have trouble getting hold of a copy? I had to record mine from the telly (sadly before I got HD, though I don't know whether it was recorded in HD anyway; it's adequate quality from Freeview). I was lucky that an estate agent friend told me it was going to be on; they bumped it a few days forward in the schedule because Kristian Digby had his masturbatory mishap shortly beforehand and they pulled his episodes of the show laugh

ETA: checking the date of his death, it must have been 2010 the show was broadcast, not 2011.

Edited by Jobbo on Thursday 12th March 10:52
We recorded it from C4 HD. I haven't watched it again but I think Mme DuLait may have had a sneak peek from time to time!
The lady that owned the house before us didn't get a copy from C4 or the production company either, she had to record it from Freeview.