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

"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?


I would think about changing agents by now, or at least bollocking the
current one. I had about 10 or so viewings before I sold, so don't get
disheartened just yet.

Have a look at

http://www.moneysavingexpert.com/cgi...ortgages;actio
n=display;num=1082590973;start=0

it is a whole raft of suggestions for moving house, well worth a squizz!

On Wed, 02 Jun 2004 07:03:31 +0100, Mike Mitchell wrote:

What do you think?

Check the contract you have with the current agent to see how long
they have exclusive rights to market your property.

--
Cheers
Dave. pam is missing e-mail

"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).

Look at the TV programmes and have your house done the way they suggest. It
works, they are right. De-clutter, neutral colours,get the garden tidy, no
junk anywhere. Make it desirable to a buyer. Your personal paste does not
matter.

How many viewings does it take on average before a buyer is found

How many have viewed? Any feedback from the?

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

On Wed, 02 Jun 2004 08:12:58 +0100 (BST), "Dave Liquorice"
wrote:

On Wed, 02 Jun 2004 07:03:31 +0100, Mike Mitchell wrote:

What do you think?

Check the contract you have with the current agent to see how long
they have exclusive rights to market your property.

They didn't tie me to a fixed period. They explicitly made it a
condition only that I give them two weeks notice in writing at any
time should I decide to dispense with their services. Therefore, I can
walk away at any time, plus two weeks!

MM

On Wed, 2 Jun 2004 08:53:02 +0100, "IMM" 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).

Look at the TV programmes and have your house done the way they suggest. It
works, they are right. De-clutter, neutral colours,get the garden tidy, no
junk anywhere. Make it desirable to a buyer. Your personal paste does not
matter.

Oh, I've done all that. Everyone says the house is very nice - and it
is. My bro said it looked like brand-new, and he isn't one to say so
because he's my bro!

How many viewings does it take on average before a buyer is found

How many have viewed?

Six.

Any feedback from the?

Some. Responses range from too expensive (so why bother to view?), too
built up (it's an estate, what do you expect?), ex-LA (they knew that
before they came to view), not what they were looking for - fair
enough. I think most of the people so far were just time wasters,
though I'm beginning to suspect that the agent isn't targeting the
right market.

MM

"Mike Mitchell" wrote in message
...
On Wed, 2 Jun 2004 08:53:02 +0100, "IMM" 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).

Look at the TV programmes and have your house done the way they suggest.
It
works, they are right. De-clutter, neutral colours,get the garden tidy,
no
junk anywhere. Make it desirable to a buyer. Your personal paste does
not
matter.

Oh, I've done all that. Everyone says the house is very nice - and it
is. My bro said it looked like brand-new, and he isn't one to say so
because he's my bro!

How many viewings does it take on average before a buyer is found

How many have viewed?

Six.

Any feedback from the?

Some. Responses range from too expensive (so why bother to view?), too
built up (it's an estate, what do you expect?), ex-LA (they knew that
before they came to view), not what they were looking for - fair
enough. I think most of the people so far were just time wasters,
though I'm beginning to suspect that the agent isn't targeting the
right market.

Difficult one. The agent could be at fault. Nevertheless you have a few
negatives the ex LA, estate. Some agents want people through doors as
they may just go for your house. Worth a look they say. You want people
through the door who are not put off by the so-called negative points, then
they can view the house objectively.

The problem is that if the agent initially speaks in a negative way about a
house few will view it, so having someone who is only 40% likely to buy
before they view may be a good thing as the house inside may win them over.
Or it may just be simply overpriced.

Your personal paste does not matter.

I disagree. Any bodily fluids or excretions should be removed before
viewings.

Christian.

"Christian McArdle" wrote in message
. net...
Your personal paste does not matter.

I disagree. Any bodily fluids or excretions should be removed before
viewings.

Christian.




Yes its a must, I would never buy anywhere with dried man batter.

Joking aside, if you are not happy with your agent then get another. We only
had problems after we sold our house, they are an intermediary between you
and your buyers and its a PITA if they don`t do that job well.

On Wed, 2 Jun 2004 11:23:33 +0100, "John Woodhall"
wrote:

Joking aside, if you are not happy with your agent then get another. We only
had problems after we sold our house, they are an intermediary between you
and your buyers and its a PITA if they don`t do that job well.

What kinds of problems? I'm a newbie! Shock me!

MM

John Woodhall wrote:


Yes its a must, I would never buy anywhere with dried man batter.

Well *that* put me off my lunch!


--
jc

Remove the -not from email

On Wed, 02 Jun 2004 12:38:08 +0100, Jeremy Collins
wrote:

John Woodhall wrote:


Yes its a must, I would never buy anywhere with dried man batter.

Well *that* put me off my lunch!

Deep-fried cod, was it?

MM

"Mike Mitchell" wrote
| 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?

Unless the agent is really lazy or incompetent, there isn't usually much to
choose between them. (I worked in an estate agency once.)

What you could do is get a relative/friend/colleage to masquerade as a
potential buyer and go in and see how the agent treats them and whether your
property is actively marketed, the agent might be trying to sell another
property harder because he knows he'll get a mortgage from the other
vendor's purchase, or because selling another property means that vendor can
buy another property which the agent is also trying to sell.

You should also find out from the agency how many schedules they've given
out and what the reasons were for not viewing. If people are saying "It
looks like a busy road" then get another photo taken without cars in front
of the house.

The other thing is your property may simply be out of character or location
for that agency. No point is using an agency the other side of town because
your brother's dating the typist, or because you thought their schedules
were particularly tastefully presented in parchment folders with tassels; if
the bulk of the agency's business is Lux Exec Det in Upper Scrummingham they
won't have many clients looking for Ex LA Ideal 1st Time Buy in Sewage Farm
Meadows. Consider all the other houses which have sold in your street
recently - which agencies' boards were outside and are you using an agency
that is popular with people looking for your type of property in your area.

Owain

On Wed, 02 Jun 2004 07:03:31 +0100, Mike Mitchell
wrote:

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

Have you talked to the agent about the issues you've raised? If you
think they're targetting the wrong sort of people then have you
mentioned this to them?

Do you have other similar houses nearby sold recently? Who were they
with? How much did they go for? Could you ask other estate agents for
a valuation with a view to moving agent?

If your house is suitable for first time buyers it might be that it is
too expensive for them - and if its too nicely done up for developers
then they won't want it either (And it'll also be too expensive for
buy-to-letters).

If your house looks brand new - then maybe you've over-doctored it?

Bear in mind its not numbers of viewers thats important - its the
right sort - ones who can afford it and are looking for a house with
the things yours has.

You could also trawl some of the local agents shops and look at
propertys - and how they treat you when you go in.

You could also try some online house selling sites.


--
Free stuff by post
http://www.freestuffbypost.co.uk

"Mike Hibbert" wrote in message ...
"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?


I would think about changing agents by now, or at least bollocking the
current one. I had about 10 or so viewings before I sold, so don't get
disheartened just yet.

Have a look at

http://www.moneysavingexpert.com/cgi...ortgages;actio
n=display;num=1082590973;start=0

it is a whole raft of suggestions for moving house, well worth a squizz!
10 should be good if the agent is on the ball in a selling market.
and the price is right.

A agent of my personal acquainance recons that if she carefully
discusses with the buyer what they want, she can tell a) if she has
houses suitable, and b) should be able to send them to 2 or 3, one of
which they will buy. Hence if the agent is screening the buyers well
you should only get a few viewings, no timewasters, and a sale. She
would also tell buyers if she had nothing on the books that would be
appropriate for them, rather than waste everyone's time by sending
them on pointless viewings. So the number of viewings isn't in itself
a good measure.

However, if you use an agent who, when a buyer walks in doesn't listen
to what the buyer is after, beware, this is a bad agent. However they
may send you people to view (who they already know won't buy), and
will be able to show you that they have sent details to lots of
people. If you ask your current agent how many people they have sent
details to you may be impressed. However if none of them make an
offer it is a waste of time. Also confirm that your house is indeed
being advertised sufficiently. Ask them why it isn't at the top of
the page in the newspaper, rather than at the bottom, etc.

If you can, sit in the Agency for a bit on a busy day. If the buyers
are being dealt with by a spotty youth, who then is giving them
details out, it may be that the buyers are not being screened
initially,... A good agency will be discussing with buyers what they
want.

A good agent will also know who is looking for what, and be able to
pull a few buyers out of the hat, so to speak. If the market is a
sellers market, a good agent should be able to do this. If you are
considering changing, you could describe the house to the new agent
and ask them if they have any buyers right now they know who would be
interested. Analyse the answer looking for evasion.

As to price, it may well be over priced. I have heard people say,
"Oh, that agent offered me 10.000 more, so I went with them", which
is of course nonsense, it is just an estimate, the agent isn't buying.
I assume you got several valuations, did you put the house on for the
highest number? It may be that the lowest valuation was correct, as a
fair assessment, and they actually knew several people awho were
interested at that price. Don't forget that the agent may personally
get paid by the number of take ons per month, so will tend to give
high valuations to get the business. In a rising market the house
will sell eventually, when the market has risen to catch up. As long
as the Agent can keep you on the books and quiet then you may not
detect that you are overpriced.

Key question therefore is - how quick do you want to sell?

I would raise your concern to the agent, and ask what they plan to do.
They will be reviewing their "stock" every week for the advertising,
placement etc. I assume you are happy with the details they have made
, although as I said above, the details should be secondary as a good
agent discovers and matches the buyer to the seller first, and then
gives out the details. So many give you a whole pile of details and
let the buyer sink or swim. If the buyer goes to several agencies,
all doing the same, it becomes a random rather than guided process.

If you are considering using a different agent, you could consider
visiting a few posing as a buyer for your sort of house. See how they
deal with you, do they try to understan what you are looking for - and
do they offer you properties equivalent to your own?

and, Yes, I married her.

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.

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

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.

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)?

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!

Regards

Patrick

On 2 Jun 2004 08:38:41 -0700, (Eric Dockum)
wrote:

"Mike Hibbert" wrote in message ...
"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?


I would think about changing agents by now, or at least bollocking the
current one. I had about 10 or so viewings before I sold, so don't get
disheartened just yet.

Have a look at

http://www.moneysavingexpert.com/cgi...ortgages;actio
n=display;num=1082590973;start=0

it is a whole raft of suggestions for moving house, well worth a squizz!
10 should be good if the agent is on the ball in a selling market.
and the price is right.

A agent of my personal acquainance recons that if she carefully
discusses with the buyer what they want, she can tell a) if she has
houses suitable, and b) should be able to send them to 2 or 3, one of
which they will buy. Hence if the agent is screening the buyers well
you should only get a few viewings, no timewasters, and a sale. She
would also tell buyers if she had nothing on the books that would be
appropriate for them, rather than waste everyone's time by sending
them on pointless viewings. So the number of viewings isn't in itself
a good measure.

However, if you use an agent who, when a buyer walks in doesn't listen
to what the buyer is after, beware, this is a bad agent. However they
may send you people to view (who they already know won't buy), and
will be able to show you that they have sent details to lots of
people. If you ask your current agent how many people they have sent
details to you may be impressed. However if none of them make an
offer it is a waste of time. Also confirm that your house is indeed
being advertised sufficiently. Ask them why it isn't at the top of
the page in the newspaper, rather than at the bottom, etc.

If you can, sit in the Agency for a bit on a busy day. If the buyers
are being dealt with by a spotty youth, who then is giving them
details out, it may be that the buyers are not being screened
initially,... A good agency will be discussing with buyers what they
want.

A good agent will also know who is looking for what, and be able to
pull a few buyers out of the hat, so to speak. If the market is a
sellers market, a good agent should be able to do this. If you are
considering changing, you could describe the house to the new agent
and ask them if they have any buyers right now they know who would be
interested. Analyse the answer looking for evasion.

As to price, it may well be over priced. I have heard people say,
"Oh, that agent offered me 10.000 more, so I went with them", which
is of course nonsense, it is just an estimate, the agent isn't buying.
I assume you got several valuations, did you put the house on for the
highest number? It may be that the lowest valuation was correct, as a
fair assessment, and they actually knew several people awho were
interested at that price. Don't forget that the agent may personally
get paid by the number of take ons per month, so will tend to give
high valuations to get the business. In a rising market the house
will sell eventually, when the market has risen to catch up. As long
as the Agent can keep you on the books and quiet then you may not
detect that you are overpriced.

I think it was overpriced. But at least it's easier to reduce the
price. You cannot do anything about it if, like some I have known, you
sell your house so quickly you realise that it was undervalued. I have
reduced the price twice. It is now well inside the ball-park of other
properties in the area.

Key question therefore is - how quick do you want to sell?

Er, tomorrow? No, this evening? (It's not yet dark!) There are dozens
of fantastic properties for me to buy in Lincs, so finding a property
to buy is not going to be a problem. My RightMove shortlist is already
a very long list.

I would raise your concern to the agent, and ask what they plan to do.
They will be reviewing their "stock" every week for the advertising,
placement etc. I assume you are happy with the details they have made
, although as I said above, the details should be secondary as a good
agent discovers and matches the buyer to the seller first, and then
gives out the details. So many give you a whole pile of details and
let the buyer sink or swim. If the buyer goes to several agencies,
all doing the same, it becomes a random rather than guided process.

But they have assured me that they are doing everything
possible!Really the only way to tell now is to try another agent. If
he's just as good, I've lost nothing. If he's worse, then he can get
fired, too. But if he's better, I might just sell the property!

If you are considering using a different agent, you could consider
visiting a few posing as a buyer for your sort of house.

Sorry, that's not me, I'm afraid! I cannot "pose" to save my life.
They'd spot me a mile off. One reason why I'm not in films is I could
never have sex in front of the cameras. Oh, and I can't act either.

See how they
deal with you, do they try to understan what you are looking for - and
do they offer you properties equivalent to your own?

and, Yes, I married her.

Good luck! Sounds like a novel in the making...

MM

On Wed, 2 Jun 2004 14:25:35 +0100, "Owain"
wrote:

"Mike Mitchell" wrote
| 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?

Unless the agent is really lazy or incompetent, there isn't usually much to
choose between them. (I worked in an estate agency once.)

No, I disagree. I have had amazingly good approaches from an agent in
Lincs, who regularly calls to see how I'm progressing. Many other
agents up there also know of my desire to sell quickly and move to
Lincs, but none has bothered to call. I have to keep reminding most of
them to keep me on their databases. Not this one! They are right on
the ball. Sure, I know they want to sell me one of their properties,
but that's their job. I think their clients with something to sell
must be getting a pretty good deal. Anyway, being part of the
MoveWithUs chain they have now put me in touch with their agent
locally to me, so I shall be making a decision over the next few days.

What you could do is get a relative/friend/colleage to masquerade as a
potential buyer and go in and see how the agent treats them and whether your
property is actively marketed, the agent might be trying to sell another
property harder because he knows he'll get a mortgage from the other
vendor's purchase, or because selling another property means that vendor can
buy another property which the agent is also trying to sell.

You should also find out from the agency how many schedules they've given
out and what the reasons were for not viewing. If people are saying "It
looks like a busy road" then get another photo taken without cars in front
of the house.

It is most definitely NOT a busy road! That was just an excuse. Kids
play in the street all the time. It's as quiet as a churchyard here.

The other thing is your property may simply be out of character or location
for that agency.

Here you could be much closer to the mark, I think. Naturally I have
been observing which properties sell and which ones do not. The
prospective new agent has a different mix of properties. We will see.

No point is using an agency the other side of town because
your brother's dating the typist, or because you thought their schedules
were particularly tastefully presented in parchment folders with tassels; if
the bulk of the agency's business is Lux Exec Det in Upper Scrummingham they
won't have many clients looking for Ex LA Ideal 1st Time Buy in Sewage Farm
Meadows.

Yep, that's the kind of thing which led me to thinking you could be
much closer to the mark! Sewage Farm Meadows is a bit strong, though!

Consider all the other houses which have sold in your street
recently

There haven't been, at least, not recently. About 18 months ago, three
sold within a week or two of going on the market.

- which agencies' boards were outside and are you using an agency
that is popular with people looking for your type of property in your area.

I'll give it until next Monday so that the new lower price has been
advertised for two weeks, and if there is no pickup in interest, I
fire up the word processor!

MM

On Wed, 02 Jun 2004 15:36:44 +0100, mogga
wrote:

On Wed, 02 Jun 2004 07:03:31 +0100, Mike Mitchell
wrote:

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

Have you talked to the agent about the issues you've raised?

Some. But when said agent is a very decent cove and appears to be as
puzzled as I am, what can I say?

If you
think they're targetting the wrong sort of people then have you
mentioned this to them?

No, but I will. However, if they habitually attract unsuitable buyers
for this type of property, then they will have to agree that they are
probably not the right mix for me.

Do you have other similar houses nearby sold recently?

As I said in response to Owain, none nearby. However, a vaguely
similar property was sold some weeks ago several streets away. It
first fell through after having been sold in a matter of days. Then it
took another couple of weeks to sell it again. Apparently the survey
had uncovered something the first time. However, we are not really
comparing like with like here, as the location is different, the
parking is different, the noise is far greater (there) and there are
other differences.

Who were they
with? How much did they go for? Could you ask other estate agents for
a valuation with a view to moving agent?

That's what I'm about to do. I have another agent coming on Friday.

If your house is suitable for first time buyers it might be that it is
too expensive for them - and if its too nicely done up for developers
then they won't want it either (And it'll also be too expensive for
buy-to-letters).

If your house looks brand new - then maybe you've over-doctored it?

My bro said it looked brand-new, but that's just because he's used to
seeing it like a tip! However, it does now look very tidy, clean,
uncluttered and light. It would make a perfect home for many a young
couple to move into, say, from their starter flat. By the way, I had
cards in newsagents windows around here as well for about four weeks
and got precisely two (count 'em!) calls! These cards were not just
scribbled out, but I bought some postcard stock from Staples (the sort
with the microperfs) and did a proper job with my LaserJet. I have
since renewed the cards after they ran out of time, but the revised
ones (with the new price) have been in for a week and not a sausage.
Several people have told me that they think the market is about to
crash and that is why no one is buying. (It's not just my house that
isn't moving; I know of at least six in the village with different
agents that have been on sale for months.)

Bear in mind its not numbers of viewers thats important - its the
right sort - ones who can afford it and are looking for a house with
the things yours has.

Yep. That elusive buyer is tucking right now into his Kentucky Fried
Chicken megabucket and three gallons of Coke. Alternatively, it may be
a young, upwardly mobile couple who are unwrapping their Waitrose
sushi and sipping rice wine from John Lewis flutes. Me, I've just had
Asda spare rib steaks with Tesco fried rice... in front of the telly!
I believe there is a bottle of genuine German lager in the fridge.

You could also trawl some of the local agents shops and look at
propertys - and how they treat you when you go in.

You could also try some online house selling sites.

Do you know of any? I did do a trawl on Google, but the trouble with
Google is that you can sometimes be overwhelmed with hits.

By the way, thanks to all these responses from everyone! Most
appreciated. When I've moved I'll throw a surprise party. Well, the
new owners will be surprised anyway! Nah, only kidding. You've got to
find some humour in the whole sorry saga somehow otherwise you can go
mad with waiting.

MM

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

On Wed, 02 Jun 2004 21:00:45 +0100, Mike Mitchell
wrote:



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.

People are very fickle, I am afraid, and easily say yes to something
and then back out and are too embarassed to tell you.



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.

Given the timescale, I think it is probably time to look elsewhere.

One sanity check that you could do when interviewing a new agent is to
ask how many similar properties he has sold in the last six months and
ask for copies of ads or details to check honesty.


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.)


Unfortunately, it is precisely this thought train that drives markets
down - a self fulfilling prophecy of doom.

The Israel/Palestine situation has existed for thousands of years.
The Middle East in general and oil producing nations have been a house
of cards ever since oil was commercially exploited. Nothing
significant has really changed in the overall scheme of things - only
perceptions.



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?

No!


If you take a medium to long term view of the property market, a few
£k difference on the price now will be insignificant in a few years
anyway.

Having the price on the high side may well have deterred buyers a bit,
but you now have several weeks of selling experience, so should be
good at it by now.

Anyway, greed is good. (Gordon Gecko said so).







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

..andy

To email, substitute .nospam with .gl

Mike Mitchell typed:

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?

I think that estate agents don't sell houses, they only advertise them for
you.
The selling part is up to you. If its not attracting viewers or has had
views but no offer's, its simply overpriced for the condition and/or
location.
ANY house will sell at the right price.
Could an estate agent sell you a house ? or would you trust your own
judgement as to its market price, condition and desirability.

--
Mark