Blog

Jul 10 2026

Your Complete Guide to Buying a Home with a Pool

10Jul

There's something quietly magical about stepping outside on a warm Devon afternoon and into your own pool. With Dartmoor on one side and the South Devon coast on the other, a home with a pool here promises a lifestyle that's part holiday, part everyday. It's no wonder these properties attract such strong interest the moment they hit the market.

If you're considering one, a little homework upfront turns a wonderful feature into a confident purchase. This guide walks you through the practical checks that help you understand what you're buying, what it'll cost to run, and how to enjoy it for years to come.

Start with a specialist pool inspection

A standard property survey is essential, but it won't usually tell you much about the pool itself. RICS surveys focus on the structure and condition of the house, so the pool, plant room and surrounding hardstanding tend to get a brief mention rather than a proper technical review. That's where a specialist pool inspection comes in.

A qualified pool engineer will check the shell for cracks or movement, test the heating and filtration system, examine the liner or tiling, and assess the age and condition of the pump, cover and any safety equipment. It's typically a few hundred pounds well spent. If you're new to surveys generally, Sawdye & Harris have a helpful explainer on how RICS Level 2 and Level 3 surveys differ, which is a good starting point for the wider property checks.

Ask the right questions of the seller

Sellers who've looked after their pool will usually be happy to share its history, so don't be shy about asking. Useful questions include how old the pool is, when the liner or tiling was last replaced, who services it, and whether there's a maintenance log you can see. Recent invoices for repairs or servicing tell you a lot about how well it's been cared for.

It's also worth checking the paperwork side. Most outdoor domestic pools fall under permitted development, but there are exceptions for listed buildings, conservation areas and properties in national parks like Dartmoor. The Planning Portal's guidance on outdoor swimming pools sets out the size and siting limits clearly, which is helpful background before you speak to your solicitor.

Understand the running costs and budget for the future

A well-maintained pool needn't be a financial worry, but it pays to go in with a clear picture. Annual running costs cover heating, water treatment, electricity for the pump, servicing and the occasional replacement part. Modern air source heat pumps and good-quality covers have brought heating bills down considerably over the last few years, which is worth bearing in mind if the property has older equipment that might soon be due an upgrade.

It also helps to understand what a brand-new pool would cost from scratch, so you can weigh a major repair against full replacement when you're negotiating. Compass Pools publish a current guide to swimming pool costs covering different pool types, build options and typical price ranges, which gives a useful benchmark when you're sizing up the pool you're inheriting.

Safety and insurance

Safety is the easy part to get right and the easy part to get wrong. If you've got young children, grandchildren or pets, think about pool covers, fencing or a lockable gate, and clear sightlines from the house. Many of these are simple additions that make day-to-day life around the pool more relaxed.

It's also worth letting your home insurer know that the property has a pool when you arrange cover. Insurers treat pools as a separate consideration and a quick conversation upfront avoids surprises at claim time. For broader guidance on standards, maintenance and what good looks like in pool ownership, the SPATA Knowledge Hub brings together factsheets and FAQs from the UK pool industry's trade body, which is a sensible bookmark for any new pool owner.

The reward of pool ownership

Done properly, a home with a pool gives you something genuinely special: long summer evenings in the water, early-morning swims before the day starts, and a garden that draws everyone in. The due diligence is there to make sure that's exactly what you get, with no surprises around the corner.

If you're starting to look at properties with pools in Devon, or you're considering selling a home that has one, we'd love to help. Whether you'd like a quick online valuation or a more detailed in-person appraisal, get in touch and we'll be delighted to help you take the next step.

WRITTEN BY Katie Griffin Read more

Jun 26 2026

Set The Stage: How To Wow Potential Buyers on Viewings

26Jun

Putting your home on the market is a significant step. For owners of distinctive and high-value homes, the moment of the first viewing often carries both excitement and anticipation.

The truth is that by the time someone walks through your front door, they have already formed an impression. They may have seen the professional photography, explored the virtual tours, or read the story behind the property within the exclusive property listings. The viewing is where interest turns into emotion.

As luxury estate agents working with high-end property sales, we often say that a viewing is not simply a visit. It is a carefully prepared experience.

A beautifully presented home helps buyers imagine their life there. It allows them to feel the space rather than simply observe it. With thoughtful preparation and the right guidance, a viewing can transform curiosity into genuine intent.

Below are some of the practical moving home tips we share with our clients when preparing for viewings during the property selling process.

First Impressions Begin Before the Front Door

The moment a potential buyer arrives outside your property, the experience has already begun.

Kerb appeal plays an important role in premium property marketing. A tidy, welcoming exterior sets expectations and invites buyers to explore further.

Start by taking a fresh look at the entrance to your home. Trim hedges, clear pathways and remove anything that feels cluttered. Driveways and patios can benefit from a thorough clean, and the front door should feel welcoming.

Sometimes a simple refresh such as polishing hardware, adding potted plants or repainting the door can make a surprising difference.

Gardens also contribute strongly to the sense of lifestyle. Buyers considering high-end property sales often imagine how they will enjoy outdoor spaces. A neatly cut lawn, thoughtfully placed planting and clear seating areas help them visualise that future.

Make Arrival Easy

One detail that is often overlooked during the viewing process is parking.

Arriving at a property should feel effortless. Ensuring there is convenient parking available for visitors helps them settle quickly and approach the viewing with ease.

It may seem like a small point, but comfortable arrival contributes to a relaxed atmosphere. When buyers feel at ease from the beginning, they are far more receptive to what they are about to see.

Shape

Address Repairs Before Viewings Begin

Buyers are naturally curious when they explore a property.

Cupboards will be opened, doors will be tested and attention will be given to the small details. Addressing minor repairs before viewings can make a significant difference to how your home is perceived.

Loose handles, chipped paint, worn grout or burnt-out lightbulbs may seem insignificant during daily life. Yet during a viewing they can suggest a lack of attention.

Taking the time to resolve these small details ensures the property feels well maintained and cared for. This confidence supports stronger outcomes during both property valuation discussions and negotiation expertise later in the process.

Style The Space with Care

Presentation plays a central role in bespoke home selling.

Thoughtful styling allows a property to show its best features while still feeling authentic and comfortable. Home staging is often an important part of this process.

Mirrors can help reflect natural light and enhance the sense of space. Fresh towels in bathrooms, carefully arranged cushions and uncluttered surfaces create a calm and elegant environment.

Artwork and decorative pieces should highlight the character of the home without overwhelming the room.

When preparing homes for high-end property sales, we always aim for a sense of understated elegance. Buyers should feel inspired by the space rather than distracted by it.

Create A Warm and Welcoming Atmosphere

Cleanliness is essential, but warmth is equally important.

When buyers walk through a property, they should feel comfortable. The environment should encourage them to linger, explore and imagine their life there.

Soft lighting from lamps can create a welcoming glow. Opening windows allows fresh air to circulate. Fresh flowers can bring colour and vitality to a room.

Many clients ask whether personal photographs should remain visible. Our advice is usually to keep the home warm and inviting while allowing enough neutrality for buyers to picture themselves living there.

It is a delicate balance, but one that contributes greatly to successful premium property marketing.

Consider Pets During Viewings

Pets are often a beloved part of family life. However, not every visitor will feel comfortable around animals, and some may have allergies.

When preparing for viewings, it is usually best if pets are temporarily cared for elsewhere. This allows buyers to explore the property without distraction.

Rooms should be aired, and any pet bedding or accessories stored neatly away. A fresh environment helps maintain the elegant atmosphere expected in exclusive property listings.

Work Closely with Your Estate Agent

Successful property selling is rarely a solo effort.

Your estate agent plays an important role in understanding who the potential buyers are and what aspects of the home will resonate most strongly with them.

During a consultation market appraisal, we often discuss the property’s most distinctive features. Perhaps it is the garden, the kitchen, or the views from a particular room. These highlights become focal points during viewings.

Communication with your estate agent also ensures that important local insights are shared with buyers. Nearby restaurants, walking routes, schools and community highlights often shape the lifestyle appeal of a home.

As luxury estate agents, we believe that selling unique homes requires both preparation and storytelling.

Viewings As Part of a Wider Marketing Strategy

While viewings are important, they form only one part of a carefully planned approach to selling unique homes.

Professional photography, home staging and virtual tours often introduce the property to buyers before they ever visit. Tailored marketing strategies may include off-market property sales for clients seeking privacy or discreet property sales for those who prefer limited exposure.

Exclusive property listings allow homes to be presented with care and precision to the right audience.

Client testimonials frequently highlight how this combination of presentation, strategy and personalised service supports successful outcomes in high-end property sales.

Thinking About Selling Your Home

If you are considering selling your property and would appreciate expert property advice, we would be delighted to help.

Whether you are curious about the value of your home, exploring discreet property sales or simply beginning to consider the process seller journey, a consultation market appraisal is a sensible place to start.

WRITTEN BY Katie Griffin Read more

Jun 19 2026

Home Selling Reform: What the Proposed Changes Could Mean for Sellers

19Jun

The way homes are bought and sold in England could be heading for one of the biggest changes in a generation.

The Government has now published a roadmap for reforming the home buying and selling process, following consultations on improving transactions and material information in property listings.

This is not something that has come out of the blue. Propertymark, our professional body, has been lobbying for improvements to the system for some time and has been involved in discussions with Government and industry working groups.

At Sawdye & Harris, we welcome the direction of travel. Anything that helps make the process clearer, better prepared and less stressful for buyers and sellers has to be a positive step.

Why is reform being proposed?

At the moment, much of the important information about a property is often gathered after a buyer has made an offer.

That can mean issues only come to light weeks into the transaction, once solicitors, surveyors, lenders and other professionals are already involved.

This can lead to delays, renegotiations, uncertainty and, in some cases, sales falling through altogether.

The aim of the reforms is to make sure buyers have better information from the start, and sellers are better prepared before they launch to the market.

What could change?

The Government roadmap includes several key areas.

More upfront information

Sellers and agents are likely to be expected to provide more information before a property is marketed.

This could include details such as title information, searches, tenure, leasehold information where relevant, EPC, flood risk, planning information, a property condition report and other material information that may affect a buyer’s decision.

For sellers, this means preparation before launch will become even more important.

Digital property packs and logbooks

The roadmap also includes digital property logbooks and packs, designed to hold trusted information about a property in one place.

The idea is that buyers, sellers, agents, conveyancers, surveyors and lenders can access better information more quickly, reducing duplication and delays.

Possible binding agreements

One of the longer-term proposals is the use of binding conditional contracts.

This does not mean buyers and sellers will be forced into immediate legal commitment before proper information is available. The Government has said these would only come after upfront sales packs have been tested and embedded.

There would also need to be flexibility for people to withdraw for legitimate reasons.

Higher standards across the sector

The roadmap also points towards a new Code of Practice and further consultation on mandatory qualifications for agents.

We welcome this. Good estate agency is not just about putting a property online. It is about advice, preparation, communication, compliance, negotiation and guiding clients through one of the most important transactions of their lives.

Higher standards across the sector should benefit everyone.

What does this mean if you are thinking of selling?

The key message is simple: preparation matters.

Before going to market, sellers should be thinking about:

whether title information is ready
whether the EPC is current
whether planning and building regulation paperwork is available
whether guarantees, warranties and certificates can be found
whether leasehold or management information is required
whether any material information needs to be disclosed
whether the property is correctly priced for the current market
whether the marketing strategy is strong enough to attract committed buyers

The better prepared a seller is at the start, the smoother the process is likely to be later.

Our view

At Sawdye & Harris, this is very much in line with how we already like to work.

We believe sellers should not simply be placed “on the market”. They need to be properly “in the market”.

That means having the right advice, the right preparation, the right pricing strategy and the right information available from the outset.

The proposed reforms reinforce what we already know from experience: a well-prepared seller gives buyers confidence, reduces delays and increases the chance of a successful move.

Thinking of selling?

If you are considering selling, now is the time to get prepared early.

We can talk you through what information may be needed, how your property sits in the current market and what can be done before launch to give your sale the best possible chance of success.

WRITTEN BY Katie Griffin Read more

Jun 18 2026

The Power of First Impressions: How to Make Your Property Stand Out at Viewings

18Jun

When it comes to selling your home, the first impression you make on a potential buyer can determine whether they make an offer or move on to the next property. It’s a simple truth: buyers form opinions about homes within seconds of walking through the door. That’s why making sure your home is well-presented for viewings is crucial. In this blog, we’ll explore why first impressions matter and offer practical tips on how to ensure your property stands out from the competition.

Why First Impressions Matter

First impressions are incredibly powerful. As soon as a buyer enters your home, they are subconsciously forming an opinion about it. They are not just looking at the structure and features of the property; they are also assessing the feeling and atmosphere it gives off. A well-presented home can evoke a sense of warmth, comfort, and cleanliness—qualities that make buyers feel confident about making an offer.

In contrast, a home that is cluttered, unkempt, or poorly presented can leave buyers with the impression that the property is not well-maintained. This can lead to hesitation and may cause them to question whether the home is worth the asking price.

How to Prepare for Viewings: Simple but Effective Tips

Declutter and Depersonalise

One of the easiest and most effective ways to make your home more appealing to buyers is to declutter. Buyers need to be able to picture themselves living in your home, and that’s hard to do if personal items, family photos, and clutter are taking up space. Clear countertops, tidy up any toys or unnecessary items, and give each room a sense of space and airiness.

It’s also important to depersonalise the space. You want potential buyers to be able to imagine their own style and possessions in your home, not feel like they’re stepping into someone else’s space. This might mean packing away some of your personal items, like photos, certificates, and knick-knacks.

Enhance Curb Appeal

The first thing a buyer sees when they arrive at your property is the exterior. If your curb appeal is lacklustre, the buyer might already form a negative opinion before they even step inside. Simple changes like mowing the lawn, trimming hedges, and planting flowers can make a significant difference in how buyers perceive the property.

Additionally, ensure that your front door is clean and in good condition. A fresh coat of paint or a new doormat can help make the entrance feel more welcoming. Small touches like outdoor lighting or decorative plants can also enhance the overall appeal.

Ensure Every Room is Clean and Neat

A clean home sends a powerful message to potential buyers: this is a property that has been well cared for. Cleanliness is one of the easiest ways to impress buyers. Pay extra attention to high-traffic areas, like the kitchen and bathroom, which should be spotless. Don’t forget about less obvious areas like windows, skirting boards, and light fixtures.

Consider hiring professional cleaners before viewings if necessary. It’s also a good idea to freshen up the home with a pleasant but subtle fragrance, like fresh flowers or lightly scented candles. Avoid overpowering smells, though, as this can turn buyers off.

Create a Neutral Atmosphere

You want your home to feel welcoming and neutral, allowing buyers to imagine how they would use the space. Neutral colours work best, as they don’t distract from the property’s features. If your walls are painted in bold or personal colours, consider repainting in light, neutral tones to make the space feel bigger and brighter.

The right lighting can also play a huge role in creating the right atmosphere. Make sure all lights are working and turn them on before viewings to give the home a warm, inviting feel. If your property has a lot of natural light, let it shine by opening the curtains or blinds.

Where Sellers Often Go Wrong

Many sellers think that the basics—like cleaning and decluttering—are not important or that buyers will overlook minor flaws. However, buyers often see things differently. What you may view as a minor issue could become a deal-breaker for someone else.

Another mistake is not preparing for viewings properly, assuming that the right buyer will see past a messy or poorly maintained home. Unfortunately, most buyers won’t. They’re looking for a home that feels comfortable and well-maintained, and if they can’t picture themselves in the property, they’re likely to move on to the next listing.

How a Good Agent Adds Value

A professional estate agent can be invaluable in helping you prepare for viewings. Not only can we give you practical tips on how to stage your home, but we can also advise you on the areas that need the most attention. We can also suggest ways to highlight your home’s best features and downplay any weaknesses.

An experienced agent can see your property through the eyes of a potential buyer and give you specific, actionable advice to ensure that your home looks its best.

The Bottom Line

A first impression can make all the difference in how quickly you sell your home and for what price. By taking the time to declutter, clean, and create a welcoming atmosphere, you can significantly increase the likelihood of attracting serious buyers.

And when in doubt, don’t hesitate to get professional advice. We know what buyers are looking for, and we can help ensure your home stands out for all the right reasons.

WRITTEN BY Katie Griffin Read more

Jun 10 2026

How to Set the Right Price: Avoiding Common Mistakes That Could Cost You

10Jun

Setting the right price for your home is arguably the most important decision you’ll make when selling. A well-priced home is more likely to attract the right buyers and lead to a successful sale. Price it too high, and you risk scaring off potential buyers; price it too low, and you might not get the return you deserve. As experienced estate agents, we know exactly how to price homes accurately based on market conditions, property features, and buyer behaviour. In this blog, we’ll cover the common pricing mistakes sellers make and how you can avoid them.

Why Price Matters More Than You Think

The price you set for your home doesn’t just impact how much you’ll make from the sale; it also plays a crucial role in how quickly your property sells. If your home is priced correctly, you’re likely to receive more interest from buyers and, crucially, offers that reflect its true market value. If it’s priced too high, it can sit on the market for months without a single offer, causing frustration and leading to price reductions. On the other hand, if it’s priced too low, you could lose out on potential value that your property is worth.

Price also affects your property’s visibility. Buyers have a set budget, and many filter their property searches based on price. If your home is priced too high, it won’t show up in the search results for buyers within your area and price range. On the flip side, pricing too low could attract the wrong audience—those who might not appreciate the value of your home.

Common Pricing Mistakes and How to Avoid Them

Ignoring Local Market Trends

A common mistake sellers make is pricing their home based on outdated information. While you might have seen houses in your area selling for a certain amount a year ago, the property market is constantly evolving. Ignoring local market trends can lead to a price that doesn’t align with what buyers are willing to pay today.

Buyers today are savvy, and they’re looking at comparable properties to determine value. Overpricing based on past sales can result in your property sitting on the market longer than necessary, which makes it harder to secure offers. A good estate agent will always base your home’s price on current market conditions and comparables in your area, ensuring your home is priced competitively to attract interest and offers.

Overpricing in Hopes of Negotiating Down

Many sellers think they can price their home higher than they intend to accept, with the hope of negotiating down once they receive offers. This strategy can backfire. Buyers are quick to spot overpriced homes, and they may not even consider making an offer if the price feels too high. In a competitive market, the best way to attract buyers is by pricing your home realistically from the outset.

If a home is overpriced, even a small adjustment may not be enough to generate interest. Buyers will often look at comparable properties that are priced more sensibly, and those homes will get the viewings and offers.

Focusing Too Much on Sentimental Value

Your home holds sentimental value that can cloud your judgment when setting the price. Perhaps you spent a lot of time and money on renovations, or the home has personal memories tied to it. However, while these factors may be important to you, buyers typically won’t place value on them. They are looking at things like the property’s location, condition, and comparable sales to determine the price they’re willing to pay.

It’s important to detach emotionally from the price-setting process and focus on the market value of your home. An experienced estate agent can help you look at your home objectively, giving you an accurate picture of its market value.

Underpricing to Attract Attention

Some sellers try to price their property lower than market value, hoping to attract multiple offers and spark a bidding war. While this strategy can sometimes work in a hot market, it carries significant risks. If the price is too low, you could end up selling for less than your home is worth, and buyers may assume that there’s something wrong with the property.

Underpricing can also backfire if the property doesn’t attract the number of offers you were hoping for. The result could be a quick sale at a lower price, but without the potential for a higher offer.

How We Help You Get the Price Right

Pricing a property accurately requires both knowledge of the local market and a deep understanding of buyer psychology. As experienced estate agents, we are well-versed in current market conditions, buyer preferences, and what makes a home more or less desirable. When we value your home, we take a comprehensive approach that includes:

Reviewing recent sales of similar properties in the area (comparables)

Analyzing the current market conditions and trends

Considering the features of your home, such as its size, condition, and location

Providing recommendations for minor improvements that could boost the value

We’ll also advise you on whether pricing your home higher or lower than similar properties is likely to bring the right results. This insight helps ensure that your home stands out from the competition and attracts the right buyers.

What’s the Next Step?

It’s tempting to set the price based on personal assumptions or past sales, but doing so can result in lost time, money, and missed opportunities. If you’re unsure about the best price for your home, it’s always a good idea to get expert advice from an experienced agent who understands the local market.

WRITTEN BY Katie Griffin Read more