While it’s never wise to second-guess what house buyers want, there are certain attributes that most will find attractive. As a seller, you want your home to appeal to as many people as possible, so it’s good to bear in mind what some of these key attributes are.

Of course, some things will be outside of your control – your home might not have good on-street parking, a garage or a decent-sized garden, for example – but if you can offer at least some of the things that many buyers are looking for it makes sense that your chances of selling your home will go up.

Location, location, location

This is often the key selling point for buyers, with homes close to good public transport links such as Leatherhead, Ashtead and Fetcham, good schools, green spaces and local amenities likely to be most in-demand. Naturally, you can’t affect the location of your property, but if you have a home within the catchment area of a high-performing school, nearby to reliable transport links or within walking distance of green space, then this is likely to impress potential buyers.

People will be looking for different things – a family with young children will have different wants and needs to a young professional, for example – but a few things remain the same across the board. A home in a safe, friendly neighbourhood – with good shops, restaurants and leisure facilities nearby – will always have considerable appeal.

Cost

Yes, buyers will be eager to negotiate a reasonable deal and won’t want to pay over the odds, but at the same time most buyers will be willing to pay a little more if the home in question is really special, particularly in a dog-eat-dog marketplace where competition is fierce and those who rest on their laurels tend to miss out.

As things stand, sellers are in a pretty good negotiating position, with demand for homes continuing to outstrip supply. That being said, you still need to be sensible and realistic when it comes to asking prices. It’s a difficult balance to strike – set your asking price too low and you risk under-selling your home, but set it too high and it could serve to put prospective buyers off. This is where we can really aid you, using our experience, knowledge and awareness of market conditions to set a fair and reasonable asking price for your home.

The wildcard approach

Most buyers will have basic requirements for a home depending on their circumstances. So, for example, commuters will want to be near a train station, those with kids will want to be close by to good schools and young professionals might be after easy access to the town/city centre. In some cases, though, buyers might still be willing to make an offer on a home even if it doesn’t meet their basic requirements. It might be a little bit out of their budget, it might be a bit further out than they like, it might not have a garden or it might be a bit smaller than they’d hoped for. Still, they love the home enough to take a gamble on it. Even some essential odd jobs which need doing may be ignored by potential buyers keen on buying your home.

As a seller, you can take advantage of this. Everyone has an idea of their dream home, but it’s rare that this plays out exactly in real life – if a home is nearly perfect, but just short of a few little things, that is unlikely to put most house buyers off. When selling a home, you shouldn’t narrow your options; you should be open to a wide range of potential buyers and demographics. After all, a wider pool of would-be buyers means a higher chance of receiving an offer.

The non-deal breakers

These are the things that house buyers would like in an ideal world, but can do without. So, for example, two bathrooms instead of one if there are lots of people living in the same home. A utility room, on street-parking and a garage/shed are other examples of things that aren’t deemed essential but would be an added bonus all the same.

In other words, sellers who don’t possess the above shouldn’t panic. However, if you do have good on-street parking, a spacious garage and a handy utility room, don’t be afraid to use this as part of your sales pitch.

The added bonuses

These features are ones that buyers wouldn’t expect, but might be on their secret “luxury wish-list”. This includes things like a south-facing garden (which provides far more sun in the summer months), a feature fireplace and an electric door on the garage. None of these are essential, but they all help to add a nice little bit of gloss to a home. Even more out-there would be things such as swimming pools, home cinemas or a games room.

As we said, house buyers won’t be desperately hoping for these elements, but if you have any luxury, standout features it is once wise to show them off.

The following post should hopefully provide you with the best top tips on everything you need to know to rent your dream property. 

1. What kind of budget do you have? 
Think long and hard about how much you want to spend. It's easy to get carried away with that better and more attractive property, but don't forget you also have bills to pay when you move in! 
If you have a family and need four bedrooms, you will almost certainly have to pay a premium for a garden and extra living space. Whilst, if you’re searching for a one bedroom flat close to central London and your budget is £1,000 per month, then you may need to widen your geographical search!

As with life, searching for a rental property may include having to make compromises, but this doesn't mean you won't be able to find a property that you enjoy living in.

2. What are your requirements?
If you’re living alone, or you have a large family with kids and a dog, your needs will be different. Your choice of rental property needs to complement your lifestyle. Draw up a list of the most important aspects you are looking for and go from there.
Make sure you are clear about your priorities. A second bedroom might be useful, but would you actually prefer a garden?

3. Where do you want to live?
The old adage 'location, location' is equally true when renting a property. You may have your heart set on a specific area because you know it well or because you have friends or family nearby, but it’s always worth keeping an open mind and letting your budget drive your search.
If your monthly budget only allows you to rent a one bedroom flat in area of choice, you might want to consider a two bedroom apartment slightly out of area. Especially if it affords you more space and saves you money. This is often a popular compromise when renting. 

4. Register with Rightmove, Zoopla and local agents
Online portal such as Rightmove and Zoopla are a great way to start your property search.
However, be aware that some properties are rented out before they even get listed online, so it’s worth registering with a local estate agent who will help you find properties as soon as they become available.

5. View, View and View!
Unless you are very confident that your first property viewing is 'the one', it's worth viewing several properties so that you get a feel for what's available. Be realistic in your search. When you have a clearer view about what you want and you find one that 'nearly perfect', don't umm and ah! Rental markets can often be competitive and chances are the property is already being eyed up by someone else!

6. Making that all important offer
When you’ve found a property you are happy with, put your offer into the agent straightaway. You might get away with an offer that’s lower than the asking price but be prepared to go higher, especially if you are up against other offers. To maximise your chances of getting the property, we'd recommend making an offer as close as possible to the asking price. You could offer the asking price with an extended term for example. This might be more attractive to the landlord than a slightly higher offer for the minimum term.  
Don't forget, when you're negotiating with the agent, now is the time to make any requests to the landlord about anything you would like to change.

7. Paperwork!
It's always preferable to get your paperwork together in advance of making an offer. It will be less stressful for you and will avoid any holdups in the process. Here's what you will typically need:
•    Some form of photographic ID. You will need to present this to the agent in person
•    Proof of address
•    Completing a Right to Rent check in branch
•    Bank statements from the past three months
•    Reference from your current landlord/character reference
•    Reference from your employer
•    Possibly a guarantor reference
The documentation will need to be approved by the landlord.

8. Sign the contract and pay your deposit 
Whilst the paperwork is being prepared you will need to pay your deposit and the first month’s rent. You will also need to sign the tenancy agreement, which is the contract in which you formally agree to rent the property. Your landlord will also sign the tenancy agreement and, at this time you should also raise any questions or concerns you may have. Future rent collections will probably be by standing order, so that may need setting up too.

9. Moving in…
When the paperwork is in place and your deposits have been paid, it’s finally time to move in! The keys for your new rental home will be available on the day your tenancy starts, so you'll need to plan removal companies / other modes of transport around when you’re able to collect the keys from your  lettings estate agent.
An inventory will also be prepared for your new property, possibly on the day you move in. It's a good idea to request a copy. In addition, we'd recommend that you take your own notes/photographs detailing the condition of the property on the first day. If there's anything that has the potential to cause a dispute in the future, take a photograph of it and ask the agent/landlord to put it right.

10. Relax & enjoy!
Once you've moved in, relax! Congratulations and enjoy your new home!.
 

In July the Government confirmed its plans to change the way that Capital Gains Tax (CGT) is calculated for properties that are part or fully let. Currently HMRC excludes the last 18 months of your ownership, even if the property is let in this time, when calculating Capital Gains Tax due. From April 2020 this period will reduce to nine months (the exemption excludes disabled property owners or those in care which remains at the present 36-month period).

In addition, currently you can claim letting relief as an extra deduction from any CGT payable as a result of letting your home. You can claim the lowest of the following three amounts:

• The same amount that you can claim as private residence relief.
• £40,000.
• The same amount as the chargeable gain you made from letting your home.

From April 2020, you will only be able to claim this letting relief if you are in shared occupancy with the tenant.

If you let part or all of your property and are considering selling it, you may be better doing so before April 2020 to minimise any CGT payable by benefiting from the 18 month exemption and the more flexible lettings relief.

To find out more about this article please contact us.

Historically, the Christmas and New Year holidays see record visits to sites such as Rightmove and Zoopla, with over 1.6m properties viewed online as people escape the Christmas turkey to think about their next move.

Understandably, many people are reluctant to sell or let their property until after the New Year. But, if you are thinking of moving, selling or letting a property in January, can you afford not to put your property in front of potential buyers at this important time of year?

Even if your property is listed with an agent, you don't have to conduct viewings, if you don't want to. The likelihood is that potential buyers or tenants would prefer to wait until the New Year anyway. Instead, get your property listed, so you're ready to take action as soon as the holiday season is over.

Here's what we recommend:

1. Book your market appraisal now. We can discuss with you a strategy to get your property in front of buyers or tenants by the 21st December, so that your listing is available for all those buyers researching over Christmas.
2. Get your home ready for selling. Use your preparations for Christmas as a time to de-clutter and to fix those DIY jobs.
3. Get your paperwork in order. Get your payslips, bank statements, tax returns and employment contracts together, so you are ready to apply for your next mortgage, demonstrate that you have the funds in place for your next property or be able to quickly complete the tenant application process.
4. Get a surveyor lined up to complete a survey on your property. Unless you are buying a new property, which will come with all or some of  a 10 year NHBC guarantee, chances are that you will need some form of survey completing on your next property. Use the run-up to Christmas to decide who you are going to use and what type of survey you are going to undertake.

If you are thinking of selling or letting before or just after Christmas, planning ahead will ensure you get a head start in the New Year, will ensure your property is in front of potential buyers over the Christmas break and still enables you to enjoy family time without disruption. Voila!

Get in touch today, if you'd like to arrange a free market appraisal of your property.