If you're in the market to buy, make sure you're out this weekend as next weekend it's long weekend. ( Most owners will not have their property open ). Private inspections are always an options so if the house you like is not open, feel free to call the agent direct or email them an enquiry.
Happy house hunting and please feel free to contact me anytime if I can be of assitance on
0401 888 444 or through robin.ram@raywhite.com
Friday, 30 March 2012
Thursday, 29 March 2012
Client uses broker and saves thousands of dollars!
Recently sold a lovely 5x2 home in Canning Vale. With multiple properties, the buyer needed some advice as to how best proceed in buying this property. As equity was not sufficient to borrow against, the Bank used by the buyer wanted a massive amount of money in Mortgage Insurance. With some light re-structuring, Andy Iriks from Loanmarket managed to save them thousands of dollars in insurance. The right advice can save you thousands of dollars and plenty of stress. Awesome job Andy.
In Summary
The process of selling your home can be daunting, sometimes stressful but hopefully one that will you get a result that you are happy with. The agent you hire will be working in your best interest and can hopefully make the experience memorable and successful in moving on the next step of your life. I love this career as helping sellers and buyers with such an important and memorable decision is both rewarding and enjoyable.
I wish you all the best in the process.
You are more than welcome to contact me on 0401 888 444 or through
My house is not selling, what should I do?
Handle this area with care and don’t worry about bringing this question up early on with your agent. You need to be having a review of where you are and response every 2 weeks. This will enable you to get on top of any small problems or corrections you may need to address to maximise the window of opportunity.
There are always things you can do to take back control and generate more interest in your property.
Example : A home owner contacted me after having their home on the market for just over 3 months in Piara Waters. They were keen to get the property sold but had no offers from their agent and interest was starting to drop off. I sat down with the owner and explained how their property was being perceived by the buyers in the market place.
We worked out a strategy which made their property come across fresh and new online. We invested in some different marketing, discussed price and expectations and worked out a strategy to achieve this. 2 weeks later we had 2 offers from the market at good prices. The property sold 4 weeks later with the third offer
What happens with multiple offers?
As part of my volunteer work at REIWA Public Enquires line, I hear many calls from buyers who have submitted an offer on their home the same time or after another offer. There is large misconception of the rules of this so I would like to offer some clarification.
As agents we need to present offers to our owners as soon as practically possible. Sometimes the owner is away, unable to meet or instructs us not to present the offer till a later stage. When this occurs there is not much you can do as a buyer. Your options are to withdraw your offer or wait for the owner to respond.
Many people have the belief that if they put an offer in first, they get their presented before anyone else. This is only true if yours is the only offer. In a multiple offer situation, the owner will look at all the offers written at the same time and will pick one of the offers to accept or negotiate with.
If your offer is not favourable on price or conditions, you may get a phone call saying the owner has accepted something else. With this is mind, the price you need to give your agent is the best price you feel the home is worth. You may not get another chance with the property so put your best foot forward and offer the money you really feel the house is worth.
As a seller, you want the best offer for your property but you cannot counter offer all the offers and see who accepts first. They are all binding contracts and therefore you can only negotiate with one at a time. Pick the best offer and work with that but please remember that the buyer may have put their best offer in so be very careful in counter offering or you can potentially lose them.
Conjunctionals - When another agent has a buyer for your house
Throughout Canning Vale, Thornlie, Southern River, Piara Waters and Harrisdale, conjunctionals are common. This occurs when another agency in the area is working with a particular buyer who may be interested in your property you listed with another agency.
When this occurs, the agent will contact your agent and set up a viewing time. We pay the other agent with the buyer a percentage of our sale fee in order to help sell the property. As the other agent is being indirectly paid by you as the seller, they are legally obligated to work in your best interest.
Should the other agent be paid a fee by the buyer, they are working direct for this buyer and will negotiate and write conditions to the contract in favour of their client, the buyer. This is nothing to worry about though as your agent will be able to recommend any changes to make sure you are protected.
Now you have selected your agent - whats next?
What can you do with your property to maximise the price you receive from a buyer.
The premium price for your property comes from the emotional buyer. As agents, it’s our job to put the emotional buyer in situation/environment where they pay the best price and work with those emotions to keep them excited and happy about their purchase.
As an owner, the more the buyer falls in love with your property/home, the more they will pay.
So how do you do this?
Presentation !
Starts from street appeal right through to the back of the property. If you need ideas on how to best present your home, take a tour of a display home. The decorators do a great job of giving you feeling that you can just move right in. This is the feeling you want to create with the buyers walking into your home.
Some steps you can do
Spray your garden with liquid fertiliser. Its fast acting and cheap and can be purchased from any garden centre
Mow your lawn – neat and tidy for the home open
Get rid of weeds and place some new mulch if required on the garden beds
Clean entry of home and driveway. This needs to be clean and presentable for when buyers walk to your front door.
Declutter your property – This means dishes away, remove personal photos, take items off bench tops and tables. Remove as much of this as possible to create more space
Clean, clean, clean – A clean home gives the impression the home is well looked after and there is little to no work required. Polish sinks, fix leaks and repair cracks or damage to walls. Make sure the beds are made and the house has been aired and smells fresh. Maybe even buy a scented candle or buy a wall mounted air freshener. One of the first impressions buyers get when they walk into a property is odour.
If your carpets are dirty, it may pay to have them professionally cleaned prior to sale.
Open curtains and turn on lights- creates more space in your property
Decorate – If you have the time and money, some decorating items around the home does wonders in uplifting the overall appeal of the property. If you have too much furniture or it’s not in practical positions, consider removing this from the property prior to commencement of marketing. We want to create the impression of more space.
Enhancing emotional appeal by creating a comfortable atmosphere makes the property feel like a ‘home’ . To achieve this, some sellers play background music. Something calm and peaceful is always a preference. A fresh bunch of flowers in the home is always a nice touch if placed nicely. If it’s a hot day, make sure you have your air con on or on a cold day, the heater is going. If you have dogs make sure you take them with you. There are people who don’t feel comfortable with animals and won’t feel at ease with a dog in the back yard.
Lastly, don’t be present. A buyer will not be free to explore a property if they are feeling like they are being watched by the owner or tenant. They won’t be comfortable to have an open discussion with the agent or discuss objections in case they offend you.
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