Most sellers assume the sale really starts once their home is live online. In reality, the most important part often happens before that, and the first two weeks after launch tend to decide how the rest of the process plays out. 

This isn’t about rushing. It’s about getting those first few steps right, because buyers form their view quickly and rarely come back to reconsider. 

Buyer Attention Peaks Early 

When your home first appears on the market, it is new. That moment matters. 

Buyers who are actively looking will see it straight away. Many will have already ruled out everything else in their price range and are waiting for something better to appear. 

That first wave of interest is usually the strongest you’ll get. These are the buyers most likely to act if the home feels right. 

If the price feels off, or the presentation doesn’t match expectations, those buyers don’t wait for changes. They move on. 

What Happens When That Early Window Is Missed 

If early interest doesn’t lead to viewings, or viewings don’t lead to offers, the property starts to feel different in the market. 

It is no longer new. It becomes something buyers have already considered and passed on. 

At that stage, reducing the price often becomes the next step. The issue is that a reduction rarely brings back the same level of attention. It tends to attract buyers who are more focused on value than fit. 

That shift can lead to longer timescales and more negotiation later on. 

Preparation Carries More Weight Than Speed 

There is often pressure to get live quickly, especially if there is a purchase involved. But going to market before everything lines up properly can cost more in the long run. 

Pricing needs to reflect how buyers are actually behaving, not where sellers would ideally like to be. 

Presentation needs to hold up in person, not just in photos. 

Timing needs to make sense in the context of what else is available. 

Even small details such as layout, lighting and how each room is used can influence how a buyer feels when they walk through the door. 

When those elements are right from the start, the property lands properly. 

Where Sellers Often Get It Wrong 

One of the most common problems is being encouraged to start too high or too quickly. 

That might be done with good intentions, but it can create a false start. Early interest fades, confidence drops, and adjustments come too late. 

Another issue is assuming interest will build over time. In most cases, it does not. It tapers. 

A steady stream of viewings later on rarely replaces the impact of strong early interest. 

What a Sensible Seller Should Do 

Before launching, it is worth looking at the property as a buyer would. 

Does the price sit comfortably against similar homes? 
Does the presentation match what buyers expect at that level? 
Would a serious buyer feel confident enough to make a move after seeing it? 

If any of those feel uncertain, it is better to deal with them before going live. 

Selling well is less about what happens over months and more about what happens at the very beginning. That early window is where most of the momentum is either built or lost. 

If you’re thinking about moving and want clear, honest advice on price, positioning and what it would take to get your home sold properly in the current market, we’d be happy to help.  

Devon’s older homes are some of the most beautiful in the entire country. Whether it’s a thatched cottage looking down on Totnes, a Georgian townhouse on the Exeter quayside, a disused barn in a quaint hamlet, or a farmhouse overlooking Dartmoor, the older stock carries an unequivocal charm that simply cannot be replicated.  

That said, buying a period property in Devon in 2026 often means that you’re investing in a bigger project, rather than a standalone purchase. Many older properties haven’t been upgraded in some time, and for the modern discerning buyer, some of those restorations require more than just a lick of paint. 

Set Expectations 

Understanding how to finance large-scale renovation works without compromising your financial security or putting you severely in the red is every bit as important as finding the right architect or builder. Before committing to any major house refurbishment project, it’s crucial to get a crystal-clear picture of what you could spend.  

With UK building and labour costs rising sharply, benchmarking has become essential. For Devon homebuyers and investors planning substantial works, understanding these figures early is a vital long-term investment. Getting a sense of the average build costs per square metre gives you a realistic estimation of what you are likely to spend at minimum. This can be useful in building a long-term plan, while simultaneously avoiding the common scenario of running out of funds halfway through a house renovation. 

Once you have a firm idea of your anticipated spend, the next step is to review your broader financial position. Getting your finances right isn’t just about establishing whether you can self-fund part of the project, and borrow some, it’s about understanding what could transpire that could hike up prices unexpectedly. Attempting one or more of the methods outlined below can unlock valuable capital to fund your property renovation project. 

Pension Consolidation: A Debt-Free Funding Alternative 

Drawing out of a large pension pot can mean you don’t need to borrow capital from a lender, providing a debt-free way to fund property improvements or new investments. To reach this level of financial flexibility, many choose to consolidate multiple pension pots into a single, high-value fund. This not only simplifies the withdrawal process but ensures you have a clear, unified view of the capital available to you, allowing for more strategic decision-making without the need for external financing. This is an ideal scenario when navigating the unpredictable costs of a period restoration. 

Renovation Mortgages: Built for Projects Like Yours 

Alternatively, for buyers purchasing a unique property that needs a large amount of work but who prefer to keep their capital invested, a standard residential mortgage can invariably fall short. A renovation mortgage is a specialist type of loan designed specifically for properties in dire need of a refurbishment. Such properties may lack a functioning kitchen and bathroom, carry damp or structural issues, or are otherwise in need of a major overhaul. 

Unlike a traditional mortgage, which is based on the property's value at the point of purchase, a renovation mortgage factors in the projected value once works are complete. This higher lending ceiling can make a genuine difference when tackling a property that has been untouched for decades. 

Unlike regular mortgages, which usually release funds as a single lump sum, renovation mortgages typically release funds in phases as the build progresses. This helps align both cashflow and actual spend. Some mortgage lenders also offer advance-stage products, releasing funds at the start of each stage so that materials and labour can be paid for straight away, rather than paying in arrears. 

Remortgaging and Equity Release 

If you already own your home in Devon, and are renovating as opposed to buying a new property to refurbish, remortgaging can be a very accessible and straightforward route. 

Lenders will undoubtedly ask the reason for raising additional capital but should allow equity to be released (i.e., borrowing more on top of your mortgage) for the purpose of home improvements. Mortgage rates vary based on the percentage of the property that your mortgage represents (known as the Loan to Value or LTV).  

Most lenders will allow you to borrow up to 85% or 90% of your current property value, with the released equity directed towards your renovation budget. The lower your LTV ratio, the better the rates available to you, so it is worth timing any remortgage application to coincide with a point at which your property value, and your repayment history, are working in your favour. The higher the LTV, the higher the interest rate will be, but you can review once any deal has come to an end. 

Another option worth exploring is whether your lender will grant a further advance, if your current mortgage deal could incur early repayment charges. It avoids the cost of a full remortgage while still accessing equity you have built up. For those part-way through a fixed-rate mortgage, a second charge mortgage (also known as a secured homeowner loan) sits alongside the existing mortgage rather than replacing it. If you’re a homeowner with solid equity, these loans can be arranged relatively easily. 

Personal Loans, Credit and Savings 

For smaller elements of a renovation project, an unsecured personal loan can be a practical tool. It avoids securing additional debt against the property and can be arranged quickly. However, rates are invariably higher than mortgage products, and for six-figure renovation budgets, this route is rarely cost-effective on its own. Used tactically to cover a specific phase or shortfall, it has its place. 

Alternatively, drawing out funds from any savings or ISAs can also be a cost-effective way to fund parts of a large renovation project.  

Planning Your Contingency 

Whichever funding route you choose, it’s always prudent to establish a failsafe contingency plan. 

Period properties in Devon and beyond can present plenty of unwelcome surprises, ranging from an abundance of hidden damp behind render to lime mortar that is incompatible with modern building materials. Factoring in an additional 10% to 15% of your total project budget is highly recommended, and given the state of some older buildings, erring towards the higher end is probably more sensible. 

Remember that lenders will want to see a credible plan before committing more funds your way. That may often mean presenting structural plans or drawings, schedules of work, realistic project timelines, and evidence that you have sufficiently budgeted for such a project. The more prepared you are from the off, the smoother the lending process will be. 

Renovating an old home in Devon is challenging, no doubt, but it can be one of the most rewarding things you can do as a homeowner. With the right financial structure in place, you’ll be thankful you took the plunge, and before long you’ll have a beautiful home to live in and somewhere secure and stable for years to come. 

Whether you are assessing a potential barn conversion or unlocking equity in a period cottage, contact Sawdye & Harris today for a bespoke market appraisal and expert advice. 

Please note: this article is for informational purposes only and does not constitute financial advice. Always consult a qualified, independent financial adviser before making decisions about borrowing or restructuring your finances. 

The Renters’ Rights Bill isn’t a minor adjustment. It changes how possession works, how rent increases are handled, how complaints are resolved and how compliance is monitored. For some landlords, it will simply mean tightening systems. For others, especially those fitting it around work and family, it may start to feel heavier than it used to. 

The biggest shift is the removal of Section 21. The “no fault” route disappears. From May 2026, you will only regain possession if you can prove a valid ground under Section 8, or if your tenant chooses to give notice. That means your paperwork needs to be right. Your evidence needs to stack up. If rent arrears build, the mandatory threshold rises to three months and the notice period doubles. Persistent late payment can still be used as a ground, but that decision sits with a judge. 

All tenancies will move to periodic by default, so the comfort some landlords felt around fixed terms changes too. 

We’ve already had landlords ask us, “If a tenant stops paying in June, what does that actually look like now?” That question alone tells you everything. The margin for error is smaller. 

The Decent Homes Standard is also being extended properly into the private rented sector. Damp and mould are under scrutiny. Heating, safety and general condition will be assessed more closely. Councils will have stronger enforcement powers, and fines can start at £7,000. 

Most self-managing landlords we meet care about their properties. The issue is rarely intention. It’s interpretation. We’ve seen situations where a landlord thought a small patch of condensation was manageable, but the local authority viewed it very differently. That difference in interpretation is where problems begin. 

Rent increases will follow one clear route. From May 2026, you can increase rent once per year using a formal Section 13 notice, giving at least two months’ notice. The rent must reflect genuine market value. Tenants can challenge the increase at Tribunal, which will determine what the market rent should be. Rent review clauses won’t carry the same weight, and informal mid-term adjustments won’t be enough. 

You effectively get one opportunity each year to position the rent correctly. If it’s wrong, you cannot simply tweak it a few months later. 

There’s also a new Private Rented Sector Ombudsman scheme. Every landlord will need to join, even if you use an agent. Tenants will be able to raise complaints free of charge, and the decisions will be binding. Alongside that sits a national PRS database where landlords and properties must be registered. 

If you fail to register or join, penalties are significant. In some cases, you may even restrict your ability to regain possession. 

Then there are the rent handling changes. You must publish a clear asking rent. You cannot encourage or accept bids above it. Upfront rent demands are limited. Rent Repayment Orders are being strengthened, meaning certain compliance failures could result in repaying rent. 

Individually, each change feels manageable. Collectively, they may give you cause to rethink your decision to self-manage.  

Some landlords will continue exactly as they are, just more structured. Others will look at the additional documentation, the Tribunal processes, the Ombudsman oversight and think, “Do I want to be personally dealing with this at 8pm on a Tuesday?” 

We’ve had three separate landlords in the past month ask whether May 2026 is the point they step back from day-to-day management. Not because they’ve done anything wrong. Simply because the responsibility now carries more consequence. 

If you are self-managing and feeling slightly unsure, that’s a normal reaction. It does not mean you have to hand everything over tomorrow. It does mean this is a sensible time to review where you stand. 

Check your tenancy file. Make sure prescribed documents were served correctly. Look at your rent level and compare it properly to the market. Walk around the property and be honest about condition. Think through what you would do if rent stopped or a complaint escalated. 

If you’d like to talk it through, we’re here for you. 

That might mean a compliance review. It might mean sense-checking a rent increase before you serve notice. It might mean exploring what full management would look like so you can decide with clarity rather than pressure. 

Even if you choose to carry on self-managing, doing so with a clear understanding of the new framework puts you in a stronger position. 

The rules are changing. With the right preparation, you stay steady. And if you decide you would rather not carry the weight alone beyond May 2026, we’ll support you with that decision too. 

If you’d like to chat it through properly, get in touch.