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Published: 16 February 2025

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Mistakes to avoid when selling your house & Essential tips for a smooth sale

As exceptionally experienced agents we are able to highlight the most common mistakes to avoid when selling your house. 

We know that there’s a lot to consider when you’re selling your home. And there are some easily made mistakes that often crop up when trying to find that all-important buyer.

We’ve have put together some insights to help make that next-life-step run that little bit smoother. So, let’s take a look at some of the things that can be easily overlooked when selling — but are also just as simple to put right before the next potential owner comes to view your home.

First impressions matter

Think about the first thing viewers will see when they arrive, and whether there’s anything you can do to make sure the viewing starts on the most positive note possible. You don’t want to lose a buyer’s interest before they’re even inside.

Nigel Deekes Partner of Acres says: “I firmly believe many buyers make their minds up about whether the property is potentially the “one” within the first 20 to 30 seconds of the viewing. With this in mind, the front driveway, condition of the garden, and external paint work are more important than people realise –  you might have lost your prospective buyer before they are even inside the property.”

Don’t leave clutter on show

Clutter can be a major turn off. When it comes to selling appearance matters. A cluttered and untidy home can deter potential buyers, as it gives the impression of a poorly maintained property. 

Declutter and organise your belongings. While we’re not talking bare rooms and walls here, it’s a given that more of a pared-back, tidier space will help a buyer to envisage how their own possessions might fit within a space.

Chris Harvey, of Acres Four Oaks office comments “ Make sure everything is hidden away when the photos are taken – not only will viewers see your home as close to a blank canvas as possible, but it will also make the space look bigger! “

Asking too much

Chris Deekes, manager of Acres Great Barr, and associate partner has often found that “ Becoming fixated on a certain value that you think your home is worth can put a death sentence on any potential sale. “ According to rightmove.co.uk, 70 per cent of interest in a house comes in the first three weeks of putting it on the market. “ If the price is too high, your property will appear expensive and people will be instantly put off.  In contrast, if your property appears to be really good value, then you will attract lots of attention and viewings “.  The right price will drive competition and create a buzz about your place, which in turn will push up any offers to the max.

Accepting the highest offer not the right offer

In many scenarios when selling a home, especially in a competitive market where the property being sold is particularly sought after, or great value for money it might be that there is more than one offer put forward. 

In this instance it can be appealing for a vendor to simply accept the highest offer but a good estate agent will always advise that a seller considers all aspects of an offer. 

From the desired timeframe and whether this aligns with the sellers plans to whether or not a buyer is actually proceedable, and of course their financial position there are multiple elements to consider. 

When selling a house, it’s crucial to consider the various aspects of each offer instead of simply accepting the highest bid. In some cases, a lower offer might be the better option for a smooth and successful business transaction.

Not accepting early offers

Every offer should be considered on its individual merits. As Matthew Tubb, manager of Acres Walmley says “ Just because it’s the first one, placed days after marketing doesn’t mean it’s a bad one. Many buyers will call an estate agent within one hour of walking out of a viewing to ‘lock down’ any other offers. Or they might be first in with an offer because they have been waiting months for the right house to come on the market and are therefore highly motivated to move. “ It Is not uncommon to hear clients regretting the refusal of an early offer weeks later if interest falls away, sometimes in it is a case of the right buyer in the right place at the right time. 

Showing buyers round yourself

Surely the best person to show potential buyers round the house is the person that’s lived there? Right? Often not. As tempting as it is to wax lyrical about the joys of your home, sellers can often be too emotionally attached to pointing out all the finer details of their beloved home. Having your agent show prospective buyer allows us to take the stress out of your move, and allows the buyers to perhaps provide more honest feedback, people are generally inherently nice, and so often give the impression to sellers of loving a property that perhaps wasn’t quite so great.

Don’t ignore the season

Make sure everything fits with the time of year you’re selling in, including how you prepare your home for viewings. For instance, if the weather’s starting to warm up and you’re normally lounging on an outdoor sofa in summer, set it up for viewings so buyers can see how you use the

Don’t overly renovate right before coming to market, but do fix any issues

While you’ll want your home to look its best for viewings, it doesn’t make sense to make a high-cost renovation right before listing your home for sale. Sharron Smith, manager of Acres Sutton Coldfield says “ As well as it being unlikely that you’ll recoup the cost as part of your selling price, it could end up being something that’s removed by the new owner shortly after you’ve handed over the keys. “

That being said, any minor repairs should be fixed before viewings (and before you have pictures taken).

Don’t overlook your home’s best bits

Got a light-flooded kitchen, or a home office with a show-stopping view? “If there’s a ‘best room’ in the house, make sure this is shown early on, buyers usually make a decision quickly so make sure you set the right impression from the start.

Taking the “I’m in a no rush” approach

While you might be happy to wait for that big offer to land on your mat, if you keep your property on the market for too long, it can start to give the impression it’s a tough sale and will put people off. The best time to sell is within the first three to four weeks, while the house will feel fresh and new. Leave it on for too long and it could become stale amidst newer listings

Article courtsey of Rightmove https://www.rightmove.co.uk/news/articles/property-news/seller-mistakes-to-avoid/

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Published: 01 February 2025

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Taking out a mortgage is likely to be the biggest financial commitment you’ll ever make, and so you'll want to find the best deal you can. The good news is there’s plenty you can do to improve your chances of getting your mortgage application accepted – follow our top 10 tips to help you get the mortgage you want

If you’re thinking about how to get a mortgage, you should be aware of the factors that affect your eligibility. These include: your credit score, length of time in current job, current debts, whether you’re self-employed and of course the size of your deposit.

Follow our top 10 tips below to find out how to get the mortgage you want.

1. Your credit score matters

Before applying for a mortgage, get a copy of your credit report which is held by credit reference agencies such as Experian or Equifax. This will allow you to see what lenders see when they review your application.

If your credit rating isn’t looking that great, there are lots of simple things you can do which can give your score a boost. For example, check you are on the electoral roll and close down credit card accounts which you no longer use.

2. The starting point is your own sums

Sit down and work out your budget before applying for a mortgage. You will need to be sure you can borrow enough to cover the purchase of the property and that you’ll have enough spare to cover all the associated costs and fees. 

Monthly mortgage repayments will depend on how much you want to borrow (and over how long) and the interest rate charged. 

3. You’ll be better off in the same job

Lisa Brown of Acres Financial Services said; “ Most lenders will want to see that you’ve been with your employer for some time before they’ll give you a mortgage, so if you’re thinking of switching jobs, it’s a good idea to hang on until you’ve got your mortgage in place. Many lenders like to see you have been in your existing job for at least three to six months.”

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4. Debts don’t help

If you’re submitting a mortgage application, the last thing any prospective lender is going to want to see is that you owe a load of cash on credit cards or you’ve got outstanding loans.

Claire Allen of Acres Financial Services said " Before you apply for a mortgage, try to reduce any debts you have – this will help demonstrate that you manage your money responsibly. It will also mean you will potentially be able to borrow more when it comes to a lender’s affordability calculations. "

5. You’ll need proof of income

Mortgage lenders will want to see proof of how much you earn, so you’ll probably need a P60 form which you get every year from your employer and shows a summary of your pay and how much tax has been deducted.

You’re also likely to be asked for three months’ worth of bank statements and payslips so the lender can look at both how much you have coming in as well as your outgoings.

6… or accounts if you’re self-employed

Getting a mortgage when you’re self-employed can be more tricky, especially if you’ve only recently decided to go it alone. Lenders want proof of income and so they’ll usually ask to see SA302 forms relating to the current / recent years from HMRC, or your full trading accounts. 

7. The bigger the deposit the better

The more you can save up to put down as a deposit, the bigger the choice of mortgages that will be available to you. Lenders reserve their best rates for those with hefty deposits, so you’ll also benefit from lower monthly payments because you’ll have qualified for a better deal.

8. Buying with someone else can be easier

If you are struggling to building up a decent deposit on your own, you might want to think about buying with someone else. This could boost your chances of securing a decent mortgage, particularly if they’ve got an excellent credit history and a higher income than you. But remember that this is a big commitment, so you’ll need to sit down and work out with the other person what would happen if one of you wanted to move in future.

9. You shouldn’t chop and change your application

Once you’ve started your mortgage application, don’t mess around with it and start changing figures as it could hold up your property purchase.

10. It can pay to get help

If you’re struggling to find the right mortgage deal, or you don’t know what you’d be eligible for or how much you can borrow, it is always a good move to have the help of a mortgage broker. They can research the market for you and help you through the application process so you don’t have to go it alone.

Here at Acres we offer a comprehensive mortgage service giving  independent financial advice, with access to the whole of market / high street lenders, often with exclusive deals. For further help please call any of our offices detailed below, or click to the link above.

Your home may be repossessed if you do not keep up repayments on your mortgage

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

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https://www.moneysupermarket.com/mortgages/first-time-buyers/top-ten-tips/

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Published: 31 January 2025

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We are thrilled to announce the expansion of our lettings division with the addition of Annabelle Reynolds joining us to spear head our expansion, marking an exciting chapter in Acres long-standing and highly successful history.

As a trusted name in the estate agency sector, we’ve helped countless clients find their dream homes, and now we’re expanding, and renewing our services to provide top-tier letting and property management solutions.

With our wealth of experience, a dedicated team of property experts, and given our customer-focused approach, we’re committed to delivering exceptional service to both landlords and tenants alike. Whether you’re a first-time landlord or an experienced investor, our lettings division is here to provide you with personalized, professional, and hassle-free solutions.

Here’s what you can expect:

Expert Advice: Tailored guidance on rental pricing, marketing strategies, and legal compliance.

Comprehensive Management: Full property management services to ensure your investment is well taken care of, or indeed a let only service as needed.

Tenant Matching: A rigorous process to find the right tenants for your property, ensuring peace of mind for landlords.

We’re excited to offer this new service to our valued clients, old or new, and so look forward to continuing to serve you with the same commitment to excellence that has made us one of the most trusted names in estate agency.

For more information or to discuss how we can help with your property lettings, or of course sales needs, don’t hesitate to contact us today 312 4997.

Stay tuned for more updates as we continue to grow and enhance our service offerings.

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

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Published: 21 January 2025

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We all know how important first impressions can be in life, people, places, smells and the feel of somethings, it a “ gut “ reaction, and this is certainly true when it comes to putting your property on the market.

The initial impression of a property and its surrounding area can have a huge impact on potential buyers.

What is / What does “Kurb appeal” even mean ?

Well in essence its that drive by, first impression; how does the property look. and feel. Having a strong kerb appeal can make your home a much more attractive option for buyers.

Kerb appeal is important as it can be a decisive factor for potential buyers. According to the HomeOwners Alliance, 68% of all buyers say that they are swayed by their initial impression of a property, and that it has a lasting effect on their perception of it.

Even if you aren’t looking to sell your property immediately, giving the exterior of your house a tidy up, or redesign can make it feel more homely and add a more welcoming presence to any visitors, or passers-by. It will also save you a job for when you decide to put your property on the market, as kerb appeal can have a significant impact on potential buyers.

Ways to improve kerb appeal

Revamp the front door  The front door of your home is the main focal point as your potential buyer approaches the property, you need it to look appealing. A damaged front door, or one that is in a poor state of repair will likely be an instant red flag for buyers, and could stop a viewing, or at least give an impress, saying “ if it looks poor from outside, what the inside like…….well, not for me, I’m looking for a well kept home”

Giving your front door a fresh coat of paint can help to bring your property to life. With a nice-looking entrance point, perhaps a handing basket, or some pots, winter or summer, buyers are more likely to have a positive first impression and be more inclined to keep that perception throughout the rest of the viewing.

Give driveways and patios some attention

As driveways and patios will likely be part of the first area people see / pass through, it’s important that they are maintained and kept looking good. Paths, driveways and patios can get grubby over time, so they need to be cleaned every once in a while. For larger areas, it’s a good idea to use a pressure washer to clean off any dirt or grubbiness. Being over run with weeds, also not good, again a few minutes work can make a massive difference to the look.

Hide the rubbish bins

Of course, every household needs bins, but it can’t be denied that they aren’t exactly appealing. If you don’t have anywhere to store your bins, it could be worth purchasing a bin shed to store them in. As Acres will, make sure your agent gets them out of the way for the pictures, and the car off the drive, you’d be amazed how many Agents don’t, thus not really assisting the seller with that first impression.

Make pathways tidier

Similarly to driveways and patios, it’s important that pathways around the outside of your house are maintained and kept in a good condition. You easily can give pathways a clean down with a power washer or a scrubbing brush and hot water. You should also make sure that your pathways are free of potholes or bumps, so it’s accessible for people in wheelchairs as well as families with pushchairs.

Improve exterior paintwork

If the exterior of your house is looking worn or damaged, it is highly recommended that you give it a touch up, or new coat of paint. A freshly painted house can improve its aesthetic and therefore its kerb appeal ten-fold. Touching up the exteriors of window frames with a new coat of paint can also add a bit extra to your home and leave it looking pristine from the outside.

Fix broken gutters, gates and fences

Damaged gutters, unhinged gates and broken fences are all likely to give off a negative perception to any potential buyer, so it’s essential that these details are fixed. Taking time to fix these problems yourself can make your home look more presentable whilst also adding additional security for your property.

Clean windows

This is a simple job you can do which will make the exterior of your home look much cleaner. You can either give it a go yourself or hire window cleaner, either way, having fresh shining windows will add more kerb appeal to the exterior of your property.

Keep on top of vegetation and lawns

Overgrowing vegetation can leave your garden looking untidy so giving any bushes, vegetation and grass a cut can leave your outdoor space looking more presentable. Trimming any tall bushes or trees you may have will also allow more light into your garden which is more welcoming to any potential buyers you have that are coming to view the property.

Refresh gravelled areas

Gravelled areas can easily be diminished over time and can be left looking bare or unfinished. Adding in some new gravel to paths or driveways can add a more finished look to your outdoor area. Using a garden rake to even out the gravel and get rid of any bumps or holes can make easy work of the job.

If you have a visible garage door, consider upgrading it to a more aesthetically pleasing one. Alternatively, you can paint the existing door to freshen its look

So, in summary poor kerb appeal can dissuade a potential buyer before they have even stepped foot in the property. Remember, the exterior of the property is the very first thing the buyer will see. In a worst-case scenario, the buyer may not even choose to go inside the property. 

You are not going to attract the same pool of potential buyers if your home doesn’t have much appeal. Potential buyers could be immediately put off just when looking through the photos of your home on line if the kerb appeal is poor.  

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