# A Guide for First-Time Sellers

## Introduction
Selling your home for the first time can feel daunting. Whether you're upsizing, relocating, or simply moving on, understanding the process gives you confidence and control.

## Step 1: Get a Market Appraisal
- Invite 2–3 local estate agents to value your home
- Compare: valuation figure, marketing approach, fee structure, track record, and your rapport with them
- Don't automatically choose the highest valuation or the lowest fee — choose the agent you trust to deliver
- Ask about their marketing: professional photography, video, social media, portal coverage

## Step 2: Instruct Your Agent
- **Sole agency:** One agent, typically 1–2% + VAT. Lower fee, focused effort.
- **Multi-agency:** Multiple agents, typically 2.5–3.5% + VAT. Wider exposure, higher cost.
- Read the terms of business carefully — notice period, tie-in period, ready/willing/able clause
- Discuss pricing strategy: guide price, offers over, offers in excess of

## Step 3: Instruct a Solicitor Early
- Don't wait until you accept an offer — instruct a conveyancer now
- They can prepare the legal pack (title, property information forms, fittings form)
- Having this ready speeds up the process by 2–4 weeks once a buyer is found

## Step 4: Get Your EPC
- Legally required before marketing begins
- An assessor visits your property and rates it A–G
- Valid for 10 years — you may already have one
- Cost: £60–£120
- Quick wins to improve your rating: LED bulbs, loft insulation, draught-proofing, smart thermostat

## Step 5: Prepare Your Home
- **Declutter ruthlessly** — less is more. Buyers need to imagine their life here.
- **Deep clean** — including windows, ovens, bathrooms. Consider professional cleaners.
- **Minor repairs** — fix dripping taps, cracked tiles, squeaky doors. Small things create big impressions.
- **Kerb appeal** — front door, path, garden, bins, porch. First impressions are formed in seconds.
- **Neutral styling** — tone down bold colours, remove very personal items
- **Smells matter** — fresh flowers, coffee, baking. Avoid air fresheners (they signal cover-up).

## Step 6: Photography & Marketing
- Professional photography is non-negotiable for achieving the best price
- Property video and virtual tours are increasingly expected
- Your agent will write the property description — check it for accuracy
- Brochure: printed and digital versions for different audiences
- Social media campaign: see property-marketing skill for the full launch sequence

## Step 7: Viewings
- Let your agent conduct viewings where possible — they're trained negotiators
- If you conduct viewings: be warm but not overbearing, let buyers explore, highlight key features without overselling
- Prepare for every viewing: lights on, beds made, surfaces clear, garden tidy
- Pets: temporarily remove or contain them during viewings

## Step 8: Offers & Negotiation
- Your agent must present ALL offers to you — it's a legal requirement
- Consider: offer price, buyer's position (chain-free, mortgage approved, cash), timescale, conditions
- You can accept, reject, or counter-offer
- A slightly lower offer from a proceedable buyer may be worth more than a higher offer from someone who hasn't sold

## Step 9: Sale Agreed to Exchange
- Memorandum of sale issued to all parties
- Both solicitors begin the conveyancing process
- Buyer arranges survey and mortgage
- Your solicitor answers enquiries from the buyer's solicitor
- This phase typically takes 8–12 weeks — stay responsive to keep things moving
- Keep your agent informed of any changes in circumstances

## Step 10: Exchange & Completion
- Exchange: legally binding. Buyer pays deposit. Completion date confirmed.
- Between exchange and completion: arrange removals, notify utilities, redirect post
- Completion: funds transfer, you hand over keys. Done!

## Costs Summary
| Cost | Typical Range |
|------|---------------|
| Agent fees (sole agency) | 1–2% + VAT |
| Solicitor fees | £800–£2,000 + VAT |
| EPC | £60–£120 |
| Mortgage redemption | £50–£300 |
| Early repayment charge | Varies (check your lender) |
| Removals | £500–£2,000+ |