Selling your home can be a stressful time, and the aim for all of us here at Boococks is to make the process as easy as possible. From initial advice right through to post completion, we’re here to advise you and assist you every step of the way. We can provide advice on how to maximise the appeal and value of your home, and our advice will always be tailored to your specific needs and circumstances. So, whether you need advice on selling your home, your investment property, land or commercial property, we can help.
Choosing an estate agent
For most people, selling a house is one of the biggest decisions in life and can be stressful – the right estate agent will help to minimise aggravation and maximise results.
Choosing the right estate agent will help to minimise aggravation and maximise results
You’ll need an agent with an in-depth knowledge of the local property market so choose an established, local agent with strong relationships with local buyers, who uses a range of marketing tools to maximise exposure, while still offering value for money. Estate agents charge either be a percentage of the sale price, a flat fee or a combination of both.
Boococks’ fees are highly competitive and 100% transparent and, like our partners Wilkinson Woodward Solicitors, we’re an established, independent, trusted name in Calderdale.
At Boococks, we charge 1% of the sale price, including VAT.
Our minimum fee is £695 plus vat (£834 inc vat) and the only extra charge is if your property requires an energy performance certificate (EPC), which can be carried out by our licensed Domestic Energy Assessor.
You should always carefully read the terms of any agency agreement, and ask questions until you are satisfied, and be careful when instructing more than one estate agent as this may make you liable to pay two fees.
Choose Wilkinson Woodward Solicitors to handle the legal aspects of your residential property sale and you’ll benefit from our competitive, transparent sale + conveyancing packages, with no hidden extras.
|Property Price||Sale + legal fee inc VAT|
|£0 - £100,000||£1380|
|£125,001 - £150,000||£1796|
|£150,001 - £200,000||£2046|
|£200,001 - £250,000||£2594|
|£250,001 - £300,000||£2904|
|£300,001 - £400,000||£3470|
|£400,001 - £500,000||£3840|
If you are selling a leasehold property there are likely to be additional landlord and/or management company fees revealed during the course of the legal work. We will advise you of any additional fees as soon as we are able.
Maximise your property's appeal
If your property has obvious opportunities for conversion – adapting the garage into extra rooms, or going up into the loft – and you have some spare cash, consider taking advantage of this investment opportunity rather than leaving the new owners to make money out of improvements. If you decide not to make conversions yourself, consider obtaining planning permission.
If your property doesn’t create a good first impression, potential buyers might be put off before they’ve even set foot inside so, before you instruct an estate agent, do whatever is necessary to maximise kerb appeal. Make sure the exterior of your property is well presented. Brighten up tired looking doors or fences with a coat of paint. Use hanging baskets and tubs to add a splash of colour and plant bedding flowers if you have a garden. Store bins and anything unsightly out of view.
Outdoor spaces can be a strong selling point so make sure your garden, patio or yard is de-cluttered. Tidy up, cut bushes back, clean patio and furniture of lichen and dirt, and cut the grass. While this might not add value to your home, it makes it more saleable if viewers can visualise themselves using the garden.
There’s no need for a full overhaul of décor but do freshen up areas with a lick of paint in warm, neutral tones. De-personalise spaces, for example by removing the Disney posters in children’s bedrooms. Consider removing any bulky furniture that makes a room feel small and replacing it with smaller furniture. If necessary, consider putting some belongings into storage Opens in new window .
Make sure all rooms are free of clutter, light and airy. Hang a mirror to create the illusion of space and make any minor repairs such as holes in walls, broken door knobs, cracked tiles, torn or threadbare carpets and broken light bulbs. Use plants or vases of flowers to create appealing spaces.
Ensure windows are dressed with blinds or curtains; bare windows can make a room feel impersonal and run down. Buy low cost window dressings if necessary.
Kitchens are usually the most valuable room in any house. Consider upgrading the plumbing fixtures, clean and repair tile grout and de-clutter work surfaces. Check that worktops are clear and that your kitchen is clean and fresh smelling.
Bathrooms are also big selling points so remove limescale, clean and repair tile grout, wax wooden floors, get rid of any odours and hang fresh towels.
A buyer needs to be able to picture him/herself living in your property so make sure that every room is presented to highlight its proper function. If your dining room doubles as your office or gym, return it to its original purpose.
Ensure that you have lamps on in any dark corners. If it’s a cold evening, or even chilly day, light your fire. If you have a real fire, burning pinecones will give off a pleasant aroma. If you don’t have a fire, make sure the fireplace is clean.
Bad smells are the single biggest turn off for prospective buyers. Don’t just cover them up, fix the source. Clear drains, wash bins, air the kitchen from old cooking smells and wash or remove any furniture which is embedded with cigarette smoke. If you are a smoker, place bowls of vinegar around the house and leave out for three days. Though the vinegar will smell, when you open the windows it will disappear quickly - taking a most of the stale cigarette smell out with it.
Pleasant smells can make a property very appealing. While it might be impractical to bake fresh bread, cakes or brownies for every viewer, considering brewing some fresh coffee. Plants, flowers and bowls of fruit bring colour and life to a room.
If you own pets, ask a neighbour to look after them while viewings take place – your buyer might not like animals and could have a pet allergy.
Assuming you have instructed a good local estate agent, let them show off your property. They will know what to highlight, what to play down and will be well versed in answering questions from prospective buyers.
Accompany potential buyers around your home and be ready to answer any questions. It’s important that they feel comfortable and can spend time considering each room.
6 Weeks Before:
- Get removals quotes
- Make a full inventory for your possessions
- Start to clean out cupboards – place possessions in usable piles/larger rooms
- Decide what you want to take with you and what you want to throw out
- Check parking restrictions for large removals at your current/new home
1 Month Before:
- Finalise your move out date with your solicitor
- Confirm booking with removals company
- Organise to have your house cleaned between the old owners moving out and you moving in
- Order furnishings for your new home
- Clear out the loft, shed and other storage facilities (if applicable)
- Notify relevant utilities companies and switch home insurance
1/2 Weeks Before:
- Finalise details with your removals company – confirm times
- Arrange child care and pet care for your moving date (if applicable)
- Put important items and documents in a plain box for safe keeping.
- Finish as much packing as possible
- Give the post office your new address
1 Day Before:
- Do a final thorough check – take your time
- Ensure you have arranged to collect your keys for the new house
On the Day:
- Record all utility meter readings for water, electricity and gas
- Leave all the sets of keys as arranged for the new owners
- Check all windows are secure and utilities are switched off
- Keep copies of contact details for your conveyancer, estate agent and removal company