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If you’re now or soon to be an empty nester, why waste money on space you don’t need? If it’s just you and your other half now, or perhaps just you, why not downsize to a smaller home or apartment to save not only on your mortgage but also on utilities, repairs, cleaning time, and more?



From helping hundreds of people to downsize, we know that moving into a smaller home is not a decision most people take lightly. Even though your home may be consuming more time, effort and money than you want to give it, it’s often an emotional wrench to leave behind a house that’s been a home for you and your family for many years. We understand that.



Our experience is that most of the best questions can be divided into three subjects: time, enthusiasm and finances.





Choosing the right timescale is important when you’re downsizing. Having your last Christmas in a family home can be a way of coming to terms with a move and giving yourself time to plan it effectively. Pick a date in the future that works for everyone, and work towards it, a step at a time.





It’s much easier to look forward to moving when you know where you’re moving to. Whilst it’s tempting to sell first before you view other houses, having your next home in your mind can help keep you motivated and positive about your move





Plan out the financial implications of your move in detail, including the consequences of achieving a sale at less than your expected asking price. Most downsize moves release equity, and knowing how what you plan to use surplus funds can help to give you a goal to reach for.  Maybe now is the time for that long-awaited round-the-world trip, or to buy a new car. Whatever it is, planning will help make it more of a reality of your home move.




Planning to downsize: your checklist before you sell


Having a checklist of what you need to do before you put your home on the market can help you feel in control of your downsize move.  So we’ve put together this short list to help you stay on track:




q  Plan your finances to see the price you need/want from your sale


q   Draw up a wish-list and a must-have list for your next home


q   Create a Rightmove alert according to your criteria


q   Decide on a date to put your home on the market


q   Choose three estate agents and arrange consultations with them


q   Choose the estate agent you want to work with


q   Go through your home and make a list of any outstanding jobs


q   Make a list of any accessories to buy to dress your home for photography


q   Approve the images for use in your marketing


q   Sign-off the brochure once you’re happy with it




Focus on your future



It’s sometimes an emotional decision to downsize, and usually not an easy one to make. But the benefits of moving on, in every way someone can move on, can often outweigh these difficulties. Finding a new sense of freedom, being closer to family and loved ones, meeting new friends, discovering new hobbies and interests, and the relief of a secure financial future, can all make moving home after a bereavement a new start, in every sense of the word.



It takes careful guidance and assistance from an estate agent to help someone through this process.  The sale of the house itself is only the tip of the iceberg; the real work comes in the separation process, and a really good agent will not only help make this as smooth a transition as possible, they will also help in the more practical aspects of the move too. They should have excellent supplier contacts to help source someone to help with the home organisation, de-cluttering, storage, packing and moving, and may also be able to help find a new home too. In this situation a really proactive, and genuinely caring professional will be worth their weight in gold, especially if the homeowner doesn’t have close family or friends who could help them.



Sometimes it feels that deciding to move means you’ll have mountain to climb if you do. Preparing your home for sale, meeting with relevant estate agents, trying to assess the best deal in terms of service, fee and valuation, then choosing images, signing off a brochure, having your EPC drawn up – and this is all before your property actually comes to market. No wonder it feels as if you’re about to embark upon a huge climb.



But as with any arduous journey, finding the right guide can make all the difference. And we’d love to be your guide, to help you reach your personal moving goal, whatever that may be.



We’d love to have a chat with you about your moving plans, even if you don’t yet feel ready to move. You can pop us an email at or call us on 01364 652652. We also have lots more information about selling your home and are here to help smooth your move.



When you have your home up for sale, time seems to stand still. You’re in limbo, caught between your old life, and your new one, with no way of knowing when you’ll be able to move on – both literally and emotionally.


As the weeks turn into months, and the viewings dry up, it’s easy to become despondent and dispirited. Especially when you see house after house in your area sell, even those that came to the market long after your house did. 


You can’t define why no one seems to want your house; you chose a professional estate agent; your asking price is about right; you have kept your house looking lovely for viewers, so what’s gone wrong?


Firstly, you’re not alone. Since 1846, Sawdye & Harris have worked with homeowners that have also been completely demoralised by their inability to move on. With some discreet research, we have often found that their marketing strategy was flawed, and their online presence sadly lacking in quality; none of which was their fault. 


Secondly, if you find yourself in this position, with a lack of viewings, having had your house on the market for months or even years, our ‘Re-launch Strategy’ will refresh your marketing – and hopefully your motivation too – and get your house sold for the price you want.


Time to start again


We suggest a return to basics. In essence, you are going to pretend you have never tried to sell, and instead plan a launch of your home to the market. This time though, every aspect of your marketing campaign will be perfect, right from the start. 


·         Take your house off the market


This probably feels counter-intuitive, but it can help to revitalise your home sale. A break from the market has several advantages: it gives you a break, it stops your house becoming stale and it gives you the chance to take stock and plan a launch properly.


·         Give your agent notice


If your agent demands a notice period, then give them formal notice in writing; you can always rescind this later if you change your mind. Ask that during the notice period your house be withdrawn from any online advertising. This will give you the space you need to start planning your re-launch.


Prepare your home properly


Make sure your home is ready for photography and viewings. Perhaps this is a step that you rushed or even overlooked the first time you put your property on the market, but it’s vital you spend time and effort, and even money, on this very important preparation for marketing.


·         Consider marketing your home with a new estate agent


The estate agency you have used to market your home previously may not be the best to re-launch your house to market effectively. After all, they have tried and failed to sell your property.


Whatever the reason, their motivation and enthusiasm for selling your home after trying for some time without success, is bound to be low. Sometimes you just need an agent with a fresh attitude and new enthusiasm to add new life into a marketing campaign.


Don’t just choose the agent with the lowest fee and highest valuation. Take a considered view on their professionalism, their success locally, and whether you like them or not. After all, you’re going to be working quite closely with them for some time.


·         Review your photographs


Take a critical and if you can, objective view of the photography used by your last agent or agents to market your home. Is it really good enough? Look at the photographs of the best homes marketed online by Savills, Knight Frank and the other premium agents. Does it compare, or do your images look like the agent has just snapped them in a hurry on their small point-and-shoot?


·         The ‘write’ way to sell your house


Once you have your home presented beautifully and some gorgeous photographs, the next step is to turn your attention to your written description. The words used to describe your home in your brochure and online advert need to persuade a buyer it’s worth the time and effort to view your home.  


·         Name your price


The final decision to make before you are ready to re-launch your home to the market, is the asking price. Ask yourself:


Does your agent support it? If you set your asking price way above that which the agent recommends, their lack of support could well be evident in the way they talk about your property to their team and also to buyers


Is there precedent? If your home is unique, there may well be a lack of comparable properties, and therefore you have much more flexibility in the price you choose to market your home at. However, if you are in a row of similar properties, chances are that there will be plenty of historical evidence to guide you into choosing an asking price that fits in with those of your neighbouring properties.


Does it fit in with an online search?  Currently, 93% of property searches start online (source: Rightmove). You need to choose an asking price that will ensure your home is found by the maximum number of buyers searching the property portals. To maximise the number of buyers who will see your property, stay away from the 9s, such as £499,999, and instead choose a rounded figure that fits in with the price bandings the online portals use, such as £500,000.


Ready, Steady, Launch!


You’re ready to launch, this time, with success! 


Taking back control of your property sale can feel empowering and motivating. The steps might be simple, but not necessarily easy.  And that’s where we come in.


If you’re struggling to sell your home, maybe we can help you to move on. Let’s have a chat so we can understand your moving plans and guide you through the options. You can pop us an email at or call us on 01364 652652  We also have lots more information about selling your home so get in touch today.








It is the 1st June 2019 – a day of great change,  time for a change in how we all do things with regards to hashtaglettings, its a new era for the industry and one we must all embrace.

In an industry that is evolving, with increasing legislation, landlords need the best quality service,  and now more than ever need a letting agent who is professional knows what they are doing and being
hashtagARLA   Propertymark is  ahead of the game. Find out more in our video update ….


What does the new Tenant Fees Act mean for you?


The law around what tenants can be charged for when starting new tenancies is changing this Saturday (1st June).

But what does that mean for renters ?

The Tenant Fees Act will apply to new tenancies and renewals of tenancies, meaning that landlords and letting agents won’t be able to charge for a range of admin fees that they previously had, and has capped tenancy deposits to five weeks.

This new legislation means that some tenants could save hundreds of pounds.

For properties in England, the Tenant Fees Act 2019 means that in addition to rent, lettings agents can only charge tenants (or anyone acting on the tenant’s behalf) the following permitted payments:

  • Holding deposits (a maximum of 1 week’s rent)
  • Deposits (a maximum deposit of 5 weeks’ rent for annual rent below £50,000, or 6 weeks’ rent for annual rental of £50,000 and above)
  • Payments to change a tenancy agreement eg. change of sharer (capped at £50 or, if lower, any reasonable costs)
  • Payments associated with early termination of a tenancy (capped at the landlord’s loss or the agent’s reasonably incurred costs)
  • Utilities, communication services (eg. telephone, broadband), TV licence and council tax
  • Interest payments for the late payment of rent (up to 3% above Bank of England’s annual percentage rate)
  • Reasonable costs for replacement of lost keys or other security devices
  • Contractual damages in the event of the tenant’s default of a tenancy agreement and
  • Any other permitted payments under the Tenant Fees Act 2019

The Act also states that agents and landlords don’t have to pay back any fees they have charged a tenant before 1st June 2019. So, if an agent or landlord requires a tenant to pay a fee linked to a contract that started before the ban came into force, such as check-out or renewal fees, they can continue charging those fees until 31st May 2020.

This new Act should spell some good news for tenants and it may also meand that more people are able to move more often if they want to, thanks to the reduction in the cost of moving. 

Miles Shipside from Rightmove commented :

“It remains to be seen if the ban will be passed on in other ways such as increasing rents and tenants will still need to find a pretty hefty rental deposit in many areas. What we really need now is more fresh stock for the rental market so that rents don’t continue to rise at the current rate we’re seeing.”

For properties in Wales, changes to tenant fees will come in from September 2019.

For more information contact us on 01364 652652 or 01626 852666




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