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Dreaming of a move, perhaps you’re looking for a larger family home, downsizing or perhaps looking for something a little different ?
Selling your home is a huge and emotional decision, it can be daunting. Understanding the process of selling will really help ease any stress. In this guide, we outline the steps you’ll need to go through, helping you to prepare for each stage, and potentailly speeding up the process.
Find out the estimated value of your home
One of the first things you can do is get an online estimated value of your property. Enter your postcode into our Instant Valuation here. to gain an approximation. Our online valuation tool is based on powerful market data, although values do vary depending on the style of house, and variety of properties in your road.
Much better - Arrange a physical property valuation
An in-person valuation allows Acres to see your property and to get a feel for the space, presentation, improvements made helping us to understand its features so as to highlight them to potential buyers, when ready. Nothing beats having Acres come to your home to have a comprehensive look around thus giving an accurate property valuation.
Check your mortgage documents
You’ll also want to know how much you can borrow with a mortgage. Contact your current lender, if needed, to check your options with your current mortgage, as well as any potential redemption fees. You may be charged a fee if you’re ending your current mortgage early, so need to factor that into your budget. If you have a ‘portable’ mortgage product, you may be able to transfer your current mortgage to a new property, and top it up. It is always worth taking independent whole of market advice, here at Acres we are delighted to be able this service for you, please ask for details or click here to use our extensive mortgage, fees, stamp duty and other calculators
Choose the right estate agent
Choose an agent you feel you can trust to guide you through this process. Hopefully this will be Acres, we would be thrilled act for you.
Don’t choose an agent on fees alone. This is the sale of your biggest asset and you need to have an agent you feel confident in, has a proven sales record in your road / area and have you a rapport with. Their approach, market strength, depth of knowledge market exposure and methods should be just as important. Acres will of course provide a proactive sales strategy, realistic asking price, and extensive, high calibre marketing. Please contact your local office to arrange a No obligation, Free Valuation
Prepare your home
Getting your home ready for viewings is one of the most important things you can do, helping to create a sense of space and a blank canvas to help your buyer imagine themselves living there. The better your home looks, the more appealing it will be. First impressions count, it is amazing how many purchasing decisions are made within the first minute or two of a viewing commencing. Location is key, schooling, transport, and the general feel of the area.
Decluttering inside is hugely effective, so make sure it’s looking great for both the photos, and if possible viewings. Many buyers work from home, so it could be worth setting up an office or children’s play room, if space allows. Light, airy and spacious is the look buyers are after, And gardens are a big draw so a good tidy up and you’ll be onto a winner.
Decide when to put your home on the market
Springtime is the best time for marketing your home. Between late January and June, the housing market bursts into action as buyers start looking for somewhere new.
The next best time is autumn, between September and October, as people hope to get settled into a new place in time before Christmas, and ready for the ever important school pacemnet offers in the new year.
The quietest times of the year for the housing market are in the summer, from July to August, when people are on holiday, or before Christmas, from November to December.
Set the right asking price
Once you’ve ready to market you need to decide the asking price. We will of course advise, and guide however if you feel it right to perhaps try a little higher to give some “ wiggle “ room, we will happy to try this for you perhaps for the first few weeks to test the market.
Nigel Deekes partner of Acres comments “ there is a fine line between a price that will generate interest, and one that won’t. “It’s all about footfall. Price your property too high and you won’t generate the necessary viewings. Reducing later on may send the wrong message to buyers “
Energy Performance Certificate (EPC)
You legally need an Energy Performance Certificate (EPC). Your EPC provides information about your property’s energy use. If you don’t have a current certificate, for a small charge we can provide this for you.
How long will it take to sell my property and move ?
Once you’re on the market, the first few weeks are the most crucial time for your home to go under offer.
‘That first four to six weeks of marketing a property is so important, says Chris Harvey manager of Acres Four Oaks ‘Your property is fresh on the market and it’s the best time to capture the maximum interest.’ Featured property listing on Rightmove, provided by Acres for all New Instruction means your property will top of the listing page for the first 7 day, BOOM ! Statistics show this can treble response compared to a “ normal “ listing.
The whole process of selling a home, from the moment it’s first listed to the moment you hand over the keys to your buyer takes around 26 weeks on average.
However, selling a home is dependent on many factors and the process can be quicker, or of course take longer.
Find a solicitor
Getting a solicitor to act for you is as important as picking your agent. Once you have accepted an offer, they will administer the sale, and onwards purchase. Acres are able to offer referrals to excellent local solicitors at competitive fees, on a No Sale No Fee basis.
It’s never too early in the process to instruct your solicitor. You can ask them to prepare the contract, and if there is a managing agent, make sure they have the Seller’s Leasehold Information Pack ready, so everything is in place when you find a buyer. Your solicitor is going to need some information from you – everything from title deeds and building control certificates for any work you’ve had done, to leasehold documents and boiler service history, so it’s a good idea to start digging them out. You will also be asked fill out forms about the property and what you're planning to include from it in the sale.
Offers received
It's an amazing feeling when the offers start coming in. So how do you know which one to accept ? We will advise if the offer is good, and take your instruction on and negotiate as needed with your buyers. We will check the chain, finance of the buyers, and seek to find how quickly the buyer is likely to be able to complete the purchase, particularly if you're in a hurry to sell.
Remember, you don’t have to accept the first offer you receive. If you receive more than one offer, we will seek the best buyer, at the best price and in the best position for you to help you make an informed decision.
Accepting an offer
When you get an offer, it doesn’t mean that the sale is finalised. Acres expert contract “ chasers “ will liase with you, both yours, and your buyers solicitors, surveyors and other parties to keep your sale on track. Be as flexible as you can about timings, and as efficient as you can about producing any requested paperwork. If needed we will arrange further reports and advice on the contacts of any of these. Once the joy of going under offer subsides, you may find yourself in the dreaded property chain.
This is the part when the surveys start happening and the solicitors get busy with all of the relevant searches they need to conduct on your property.
This phase can take anything between 8 to 18 weeks, depending on the complexity of the chain and the properties involved.
Delays in the conveyancing process are one of the biggest hold-ups in the buying-and-selling-a-home experience.
Exchanging contracts
Once all parties are agreed there will be ‘Exchange of Contracts’, meaning that both parties are legally bound to the sale. Exchange of Contracts is the last stage of the legal process after which you cannot pull out (without losing your deposit and any legal costs you may have incurred).
At the point of contracts being exchanged, usually a 10% deposit from your buyer will be paid into your solicitor's account. The date agreed for completion is then fixed in the contract.
Between exchange and completion, you’ll be sent a statement showing the costs, the solicitor’s charges and the mortgage monies that are being repaid. If you are making an onward purchase at the same time, you may need to send a balancing payment.
Preparing to move out
The move will take a lot of preparation, and one of the advantages of having time between exchange and completion is that you can finalise your moving arrangements. This means you can do things like cancelling your home insurance in time for the move, and make sure you’ve read your meters. Sometimes there can be a very short time ( even the same day ) between exchange of contracts and completion ( moving day ) and so early preparation if this were the case will be needed
Completion and moving day
On completion day, the money for the sale of your home will be transferred from the buyer’s solicitor to your solicitor. You’ll need to remove all of your possessions from the property, apart from any items you’ve agreed to sell to your buyer, as they will be eagerly collecting the keys from Acres, or yourself dependant on the arrangements already made.
Once the cash has landed with your solicitor (it's usually done by CHAPS which can take a couple of hours), they’ll telephone you to confirm the completion and authorise key release.
Tax when selling property
If you’re selling a property that’s been your main home since you bought it, you shouldn’t have to pay capital gains tax.
However, if you’ve previously rented out the property, capital gains tax may apply and will be calculated based on the amount of time it wasn’t your main home.
If you’re selling so you can buy a new home, you’ll also need to factor in stamp duty calculator here
What are the costs of moving home ?
Acres fees will vary dependant your properties value, and sometimes other factors, however rest assured they will always be highly competitive, and comprehensive, on a No Sale No Fee basis, in other words you only pay us a fee when you move ! That shows our confidence in being able to find a buyer for you.
- Next up it will be your conveyancing / solicitors
- Then your removal costs
- Mortgaging fees
- The costs for any other expenses, such as the EPC or survey
- Stamp duty – Use Acres calculator here
- This of course is not a full list as there may be other costs for your particular sale but these are the main costs
Are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 33 years.
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Property Market Update – The Past 12 Months
The past twelve months have certainly been an interesting and evolving period for the property market. While much discussion has centred around wider economic policy and the recent Autumn Budget, which in the end proved broadly property neutral in its overall impact on housing, the most significant factor influencing the market has been the gradual easing of interest rates and the renewed confidence this has brought to buyers and sellers alike.
During the latter part of last year we began to see a steady shift in sentiment across the housing market. As lenders slowly started to reduce mortgage rates and introduce more competitive products, affordability improved for many prospective buyers who had previously paused their moving plans. As a result, a growing number of purchasers began re-entering the market, bringing with them a welcome increase in activity and optimism.
Encouragingly, this positive momentum has continued into the New Year. The first quarter of the year has proven particularly strong, with January, February and March all showing very healthy levels of buyer engagement. Across our offices we have seen a significant uplift in new enquiries and registrations, with approximately 80% more buyers being registered compared with earlier periods.
Naturally, this increase in buyer interest has resulted in a much greater number of property viewings taking place. Most importantly of all, this activity has translated into a notable rise in sales being agreed, which is always the strongest indicator of genuine confidence returning to the marketplace.
It is also worth noting that many buyers currently searching are highly motivated. A significant proportion of those registering are actively looking to secure a property within the coming months, particularly as mortgage products become more competitive and borrowing conditions improve. This combination of increased buyer demand and improved lending conditions has helped create a far more balanced and active market than we experienced previously.
As we now approach the latter stages of the winter and move closer to the spring selling season, the timing for bringing a property to the market could not be more favourable. Traditionally, a large number of properties come onto the market during April and throughout the spring period, meaning that sellers who launch their homes slightly earlier often benefit from a stronger level of buyer attention before the wider choice of properties becomes available.
For this reason, March and April can be an excellent time to begin marketing a property, allowing sellers to take advantage of the current levels of demand while also positioning their home ahead of the traditional spring rush. In addition, with Easter falling relatively early this year, many families are already beginning to plan potential moves ahead of the summer months, further increasing buyer activity during this period.
At Acres we have been particularly encouraged by the level of engagement we are currently seeing across all price ranges. From first-time buyers through to those seeking larger family homes or executive properties, the appetite to move is clearly returning, which is extremely positive for the overall health of the market.
If you are considering a move and would like to discuss the current market conditions in more detail, we would of course be delighted to assist. Whether you are ready to begin marketing your property immediately or are simply exploring your options for later in the year, our experienced team would be very happy to provide honest advice and guidance.
Equally, if your plans have been placed on hold for the time being, please do remember that we are always here to help whenever the time feels right. The property market can change quickly, and having an up-to-date understanding of current values and buyer demand can often be extremely useful when planning ahead.
Should you wish to talk through your potential move, arrange a valuation, or simply obtain some friendly advice, please feel free to give us a call or drop us an email at any time. We would be absolutely delighted to hear from you and assist in any way we can.
Are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 34 years.
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UK Housing Market Update – January 2026 Outlook
January has once again demonstrated the underlying resilience of the housing market following a period of modest but steady growth through 2025.
Much of this growth was concentrated in the second half of 2025, driven by a gradual easing of mortgage rates, continued wage growth, and improving buyer confidence. Together, these factors helped stabilise affordability and encouraged both first-time buyers and movers back into the market.
The reduction in mortgage rates during late 2025, with some products falling to their lowest levels in over 18 months, has been a key factor in reviving buyer interest. This has resulted in a noticeable increase in new buyer registrations, viewings booked, and sales agreed when compared with the same period in January 2025.
Mortgage approvals have remained at healthy levels into early 2026, broadly in line with, and in some cases exceeding, long-term averages. This suggests a market that is no longer in recovery mode but has instead moved into a more stable, sustainable phase.
Looking Ahead to 2026
Looking forward, we anticipate modest house price growth during 2026, likely in the region of 2–4%, depending on location and property type. This outlook is supported by expectations that mortgage rates will continue to ease gradually over the course of the year, alongside continued income growth and a persistent imbalance between supply and demand in many local markets.
The stamp duty changes introduced in April 2025 did influence buyer behaviour last year, particularly among first-time buyers, many of whom brought forward their purchases to take advantage of lower thresholds. As a result, early 2026 activity is expected to be more measured, but nonetheless stable.
West Midlands Market Overview (January 2026)
As of late January 2026, the West Midlands housing market continues to show encouraging trends in both pricing and transaction levels.
Property Prices
- The average property price in the West Midlands is now approximately £285,000–£290,000, representing steady annual growth.
- Detached properties continue to command the strongest values, followed by semi-detached, terraced houses, and apartments, with family homes remaining in highest demand.
Market Dynamics
- While the urgency created by stamp duty deadlines has now passed, buyer confidence has improved compared to early 2025.
- Realistic pricing and well-presented homes are continuing to attract strong interest and achieve agreed sales.
Buyer Activity
- First-time buyers remain active, often supported by family assistance.
- Home movers are returning to the market with greater confidence as borrowing costs stabilise.
Rental Market
The rental sector remains under significant pressure, with demand continuing to outstrip supply across much of the region. Landlords are facing ongoing challenges including higher borrowing costs, increased compliance requirements, and regulatory changes, which has led some to exit the sector. This has contributed to continued upward pressure on rents.
Mortgage Rates and Affordability
Mortgage rates through early 2026 remain higher than the historic lows seen earlier in the decade but are expected to trend downward gradually. Rates are likely to average just under or around 5% for much of 2026, which, combined with wage growth, should slowly improve affordability for many buyers.
General Market Forecasts
- Existing home sales are expected to increase modestly during 2026 as confidence improves.
- New-build activity is forecast to rise slightly, supported by incentives from developers and improved lending conditions.
Conclusion
In summary, the 2026 housing market is expected to be characterised by steady, sustainable growth rather than rapid price inflation. Buyers and sellers alike should take confidence from improving stability but remain mindful of pricing, affordability, and local market conditions.
For tailored advice, up-to-date valuations, or guidance on buying or selling in your area, please contact any of our local offices.
If you would like to discuss selling your home, our proactive approach and ideas please get in touch with us; This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading our latest article, your interest in Acres, and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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The past 12 months have been exceptional for the Residential Lettings department at Acres Estate Agents. What began as a promising start to the year developed into one of the strongest and most productive periods the department has seen. With an impressive rise in new instructions, successful lets, and continued growth in managed properties, Acres has firmly reinforced its reputation as one of the leading lettings specialists in the region.
A Year of Exceptional Performance and Expansion
Throughout the year, the Acres Lettings team has handled a substantial number of new instructions from both new and returning landlords. Many clients have chosen Acres not only for our local expertise but also for our proven ability to let properties swiftly to high-quality tenants.
The lettings department has achieved:
- A significant increase in new properties coming to market
- Highly competitive letting times, often securing tenants within days
- Growth in our fully managed portfolio, demonstrating strong landlord confidence
- Consistent demand across all types of rental property, from starter homes to executive residences
This sustained surge in activity reflects both the buoyancy of the rental market and the professionalism, knowledge, and commitment of the Acres team. Across Four Oaks, Sutton Coldfield, Walmley, Great Barr and surrounding areas, the department has delivered strong, reliable results for landlords seeking peace of mind and maximum return.
A Team Delivering Excellence Every Day
The continued success of the lettings department is built on the dedication and hard work of its outstanding team. Each member brings extensive knowledge of the local market, a strong grasp of legislation, and a commitment to delivering the high standards Acres is known for.
A special mention must go to Annabelle Reynolds, our exceptional Lettings Manager. Annabelle has been instrumental in driving growth, strengthening processes, and ensuring every landlord and tenant receives the highest level of service. Her calm leadership, attention to detail, and extensive understanding of the rental sector have been central to the department’s achievements.
Annabelle’s team consistently excels in:
- Providing accurate rental valuations
- Preparing and presenting properties to the market
- Conducting viewings and negotiating successful lets
- Managing tenancy agreements and legislative compliance
- Handling maintenance and day-to-day property management
- Offering clear, proactive advice on market changes
The result is a department known not only for performance, but for its integrity, communication, and reliability.
A Changing Landscape: Upcoming Reforms to the Rental Market
The rental sector is set to undergo significant reform over the coming year, particularly regarding Section 21 notices and the future of no-fault evictions. These changes are expected to reshape the landlord-tenant landscape, placing greater emphasis on transparency, compliance, and structured grounds for possession.
Key anticipated changes include:
- The phased abolition of Section 21
Landlords will no longer be able to end a tenancy without formal grounds. - A strengthened Section 8 process
Revised legal grounds will allow possession for rent arrears, property sale, landlord occupation, anti-social behaviour and other legitimate reasons. - More stringent documentation and compliance requirements
Ensuring all certificates, notices, and legal paperwork are perfectly in order. - A more formalised eviction framework overseen by the courts
Meaning accuracy, process and timing will become even more important.
Understandably, these reforms have raised questions among landlords, many of whom are seeking guidance to ensure they remain compliant, protected, and fully informed.
Acres remains at the forefront of legislative updates and industry guidance. Our lettings team is continuously trained on these developments, ensuring that landlords receive clear, calm, and practical advice on their rights, obligations, and options as the new system evolves.
Supporting Landlords Through Uncertainty and Opportunity
The coming year is expected to bring both challenges and opportunities for landlords. With the rental market remaining strong across the West Midlands, well-maintained, well-located properties continue to attract excellent tenants and strong yields. However, the new legal requirements will make professional advice more important than ever.
Acres provides expert guidance on:
- Market conditions and achievable rental values
- Preparing properties for the strongest returns
- Full property management and maintenance
- Handling compliance and legislative requirements
- Eviction processes and legal changes
- Maximising income and reducing void periods
- Portfolio expansion and investment strategy
Whatever the size of your portfolio—whether it’s a single rental property or a growing investment portfolio—the Acres Lettings team offers tailored, professional support to help you navigate the year ahead with confidence.
Contact Acres Lettings for Professional Advice
After a year of outstanding growth and performance, Acres Estate Agents is proud of what the Residential Lettings department has achieved—and remains fully committed to continuing this momentum throughout the next 12 months.
If you are considering renting out your property, would like a valuation, or require clear advice on the upcoming Section 21 and tenancy reforms, our team is here to help.
Contact Acres Lettings:
📧 This email address is being protected from spambots. You need JavaScript enabled to view it.
📞 0121 312 4997
For trusted guidance, expert local knowledge, and a genuinely proactive lettings service, you can rely on Acres Estate Agents.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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Why January great time to market
As this is our first post of the year, may we start off by wishing you all the very best for 2025. Following a much better year than expected, the general election, a reduction in interest rates, and better optimism things are geared up to be interesting, to say the least, but one thing is certain throughout 2025, Acres are here for you.
We all spend a lot of time at home over Christmas, often your home can seem perhaps a little small with many visitors, or indeed too large now the family have their own homes perhaps ? So, for many of us it’s only natural to start thinking about the future. Some take the opportunity in the January “ sales “ to embark upon that long-awaited new kitchen, or bathroom, while lots decide it’s time to look for a new home. In fact, many of families locally will place their home on the market in January, with many many more buyers also joining them.
If you’re looking to make a move, it’s a great opportunity to achieve a timely sale with such an influx of newly energised buyers.
The early bird catches the worm
Perhaps unsurprisingly, the Christmas – New Year holidays are busiest days for people looking at homes on portals like Rightmove and OnTheMarket. Fed up with a dear family member banging on about the election result or perhaps that new year diet, people start dreaming of what the new year could bring, and buying a new home is high up on the agenda.
This trend continues throughout January, with buyer enquiries and sales normally more than doubling. For those looking to sell, getting on the market as early as possible in January is vital to capture this spike in interest. Remember most sellers don’t know this and so look to market in February or even March, basic supply and demand, lots of buyers not as many sellers, a quicker sale generally, and perhaps even a better price….. Also, of course if you’re looking to buy on, once sold in a few weeks, your perfectly placed for the aforementioned influx of sellers.
Earlier on we touched on the idea that buyers are eager to get out and about, touring and looking at different properties as the weather warms and summer knocks. But how sure can you be that all of those viewers are serious buyers? The simple fact is that house hunting and touring different neighbourhoods is a lot more fun in the warmer spring and summer months, and so the chances of getting time wasters in your home is much higher.
Marketing your property in January is a sure fire way of ensuring that those who do book viewings are serious – after all, with the sofa calling and the weather outside often cold and fairly miserable, why would someone book to view a property if they weren’t serious?
While not all of these buyers will be interested in your home specifically, you can rest assured that those who do book a viewing are at least serious buyers who are looking to move in the near future.
If you’re ready to sell, choose your estate agent wisely and make sure they understand the market, as clearly Acres do, and are fired up to get you on sale, and sold as soon as possible. click here to book your free valuation.
Tips to get a quick sale
Now that you’ve got an idea of the benefits of selling your property or home in January, how can you place yourself in the best possible position to gain a quick sale?
- Make your home welcoming for potential buyers, by lighting the fire (if you have one), turning up the heating, and presenting a cosy and homely environment.
- Take down your Christmas decorations (after all, it is January) to give potential buyers a sense of everyday life in the property.
- Don’t let your garden let you down. Cut the grass and make sure it is as aesthetically pleasing as possible – even without flower beds and lots of greenery.
- Open blinds and curtains to show off how much natural light the property gets.
- Conduct tours and viewings in the daytime as much as possible. While this can be difficult in January with daylight hours so limited, you will find that potential buyers want to see the exterior of your home and its surrounding area in daylight and will be more likely to show interest if they can book a daytime viewing.
- Consider the journey of potential buyers from car to front door. Will they have to walk through any mud or puddles? What can you do to make that journey the best it can be and enhance your property’s kerb appeal?
Are you considering moving home? If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams / offices :
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank for reading and your interest in Acres and our property for sale. Nigel & Jayne Deekes – Acres Partners
