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Timing
Buyers for good quality property can be found all year round. With the marketing
process having become more sophisticated than in previous years, the issue of
timing is less critical that in the past. However, there are some important
points you may wish to consider..... Our research shows that in our core area of
the southern/eastern suburbs of Melbourne, superior results are generally
achieved during February to May, and September to November. The wetter mid-year
months of June to August and the busy holiday period of mid-December to
mid-January often produce a lower number of inspections than at other times.
Additionally, major sporting events such as the AFL Grand Final will often have
a negative effect on property inspection results.
During hotter months, afternoon openings should be avoided for homes with a lot
of West facing glass. All Home Open inspections should be planned around the
best time for an individual home taking into account natural light, road noise
and similar other environmental factors. The time required to sell a property
that is accurately priced will typically vary between 2 and 8 weeks. Prior to
placing your property on the market, allow an additional week or two to prepare
both the property and the marketing material. |
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Presentation
Appealing property presentation is a critical factor in achieving the highest
possible price. It is similar to detailing your car before you sell it. The
emotional appeal required to stir the spirit of buyers is unlikely to be
generated by a poorly presented property - a neglected building sends out
"warning signals" to prospective buyers. SO....it is VITAL to have your property
looking its very best on inspection day! Some major "turnoffs" for buyers
include:
- Animal odours in the
house.
- Evidence of damp or
moisture in the walls.
- Cigarette or strong food
odours
- Doors, windows and gates
that stick.
- Too much "clutter" -
furniture or possessions that dominate a room.
- Stained carpets.
- Leaking taps, plumbing and
gutters.
- Street appeal - is
critical to creating a great first impression for potential buyers visiting
the home. Lawns should be neatly mowed and edged and trees & bushes trimmed.
Garden beds should be weeded and a trailer-load of rich, dark mulch can add
immeasurably to the lush appearance of gardens.
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Method of Sale
When it comes to selling your property, the three most popular methods of sale
in Victoria are:
- Sale by Private Treaty
("For Sale")
- Price Range Selling
- Public Auction
Each has its own advantages and
it is advisable to speak with your Agent about the benefits of each method. Our
company has successfully utilized all these methods, with Sale by Private Treaty
and Price range selling proving to be the most effective forms of selling most
types of properties in our core business area. We utilize sale by Public Auction
more specifically for very unique properties and homes for which there is likely
to be a higher than usual level of competition between prospective purchasers,
allowing competitive bidding to increase the final sale price. Each has its own
advantages and, again, it is advisable to speak with your agent about the
benefits of each method. |
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Choosing your Real Estate Agent
The most important element in achieving the highest possible sale price for
your property, will often be the choice of Agent that you select to represent
you. An experienced and skilled negotiator can make the difference of many
thousands of dollars in the eventual sale of your home. When selecting your
Agent, take the following points into consideration to ensure that you are
getting the best value for your money:
- Profile and history of
Agent.
- Experience and skill of
sales team
- Length of operation of the
agency
- Reputation of the agency
- Effectiveness of property
advertising
- Knowledge of real estate
market
- Location and profile of
agency
- Database of potential
purchasers
- Specialised skills in
particular fields (eg: Strata Titles, brand new developments)
- Punctuality and
presentation
- Reliability, honesty and
integrity
- Access to accurate
information and sales data
- Recent sales
- How do you get along with
them?
- Empathy, and a caring
attitude to your needs
- Skilled support staff to
back up the sales team
- Willingness to provide
frank, honest and regular feedback
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Sale Preparation Check List
- Get the property detailed
thoroughly.
- A small investment in
sprucing up the property will increase the saleability and more than likely
increase the eventual sale price.
- Seek independent advice to
improve the appeal of your property - a third party opinion will often
provide beneficial input.
- Remove and store personal
items and clutter and consider holding a "Garage Sale" before marketing
begins. This way, the proceeds of the sale can offset the cost of pre-sale
improvements.
- If the property is
currently tenanted, check the expiry date and termination requirements of
the lease, and provide a copy of the lease to your agent.
- Make a note of all the
inclusions - that is, everything that will be included in the purchase price
and remaining at the property after settlement. Standard items include -
light fittings; floor coverings; curtains and blinds; TV antenna. If there
is a dishwasher, ensure that your agent is advised as to whether or not it
is included in the sale.
- Items such as "family
heirloom" light fittings should be removed and replaced with another
suitable fitting prior to marketing.
- Ensure pet food and water
bowls are put away prior to inspection.
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Testimonial from Mr J Holmes, "Con Nichols has always carried out and followed up his commitment as a Real Estate Agent in all our dealings and always to a mutual and happy completion. Conís after sales service is always available, through to our setting out Strata Company Minutes and meetings to complete projects to Purchasersí and Vendorsí satisfaction. I have no hesitation in recommending and personally engaging Con Nichols as my Real Estate Agent." |
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