On 2 Jun 2004 09:46:22 -0700, (Meoww) wrote:

Mike Mitchell wrote in message . ..
My house isn't selling, and I am just not getting enough viewers
through the door. Time to think about getting a different agent, I
reckon.

What do you think?

The house has been on the maket since the end of March and reduced
twice (I think the starting price was too high a valuation).

How many viewings does it take on average before a buyer is found and
how can I judge that I'm not jumping out of the frying pan into the
fire by moving to a different agent?

Is the market (South-East) as buoyant as many agents keep telling me?
Or are they all engaged in wishful thinking?

MM

People will only buy your house if they know it's for sale. Self
evident of course but therein lies the test of the skill and energy
(or otherwise) of your estate agent. Is your property being
advertised? If so , where?

Is it regulary seen in the local papers, is it well sited in the
showroom, is it on the Internet. If yes to all these, then are the
photographs doing the property justice and is the prose all that's
required or is it wanting? (I'm aware of the PMA but the agent is
still allowed to be enthusiastic)!

When people come to see the property, are they being made to feel
welcome (big smiles from the vendors) and are you trying to establish
a relationship, no matter how transient, or are they just being
allowed to breeze through and out again.

Ah, now this is where I should say that I was unhappy with the
accompanied viewings. So much so that I politely and firmly suggested
that I would henceforth show buyers around on my own. Initially, I had
"Lamplugh" nerves (could someone be bearing a grudge, and find a
viewing the ideal way of gaining access?) But the agent's reps have
since told me that I do "such a good job" at showing the prospects
around, so I might as well do it. After all, no one knows the property
like I do. Maybe I wibble on for too long in a few cases, but I'm as
nice as pie, honest! And so far all of the viewers have been, too. The
ones, that is, that didn't back out at the last minute, then not even
bother to ring the agent.

Your agent should be doing his best for you because if he doesn't sell
your house, he problably won't get paid.

Strike "probably". He won't.

If you think he (she) is
lacking in any of the above, talk to them. Not in a 'get your finger
out of your arse' kind of way but more as two adults who are trying to
achieve the same end.

Unfortunately, I do tend to get rather quickly to the "finger in arse"
stage, although I am far too polite to actually say such rude things
out loud. However, they can probably tell from my body language that I
am, shall we say, a tad unhappy with the situation. They probably
think to themselves, oh, he's already reached the "finger in arse"
moment, but he's just too polite to say so.

If this doesn't work or you feel your agent really can't cut the
mustard then look before you leap into another's arms. The next agent
could be just the same (good or bad) or maybe your house is just going
to take a bit longer to sell than most. But it will sell eventually -
don't worry.

Ah, but eventually may be too late. With the volatile oil situation,
uncertainty about the Iraq and Israel/Palestine situations (and now
Saudi Arabia), with the possible strike action by various groups on
the horizon, and much more that is happening on an almost daily basis,
these could combine to destabilise the market very suddenly. People
are saying that the buy-to-let market is now stagnant. (I'm not in
that market, but it could drive the snowball effect.)

By the way, I'll bet he valued it higher than anyone else when you had
them all round for the free valuation (didn't he)?

Yes. Way over! (You're some kind of psychologist, aren't you?!!) Okay,
punish me for wanting the most I can get for my property! I have now
found out the hard way not to be too greedy. And I'm normally the one
who admonishes everyone else that greed is bad. Okay, I'm a hypocrite.
Pass me the flagellation kit, would you?

This might sound trite but you don't find out how good your agent
really is until you've got your buyer. That's when he (she) could be
worth their weight in gold to you. The actual offer is often a matter
of luck, the negotiations and hand holding are a matter of skill! Form
a relationship with him (her) (not necessarily sexual) and talk to
them often!

Actually, their young ladies are all rather temptingly attractive. But
in this case, it's strictly business. The business of selling my
house! And nothing else.

(Can't proof read - gotta watch the farm boy proggie on BBC2!)

MM