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Steps to selling your house quickly

Did you know that the decision to buy is usually made within 42 seconds of seeing the property? First impressions are most lasting. So, if you want to make sure your house gives a great first impression to interested buyers, follow these tips.

1. If your garden is neat, flowers and shrubs are trimmed, lawns are cut and edged and all exterior rubbish is removed, people will be more likely to want to see inside the house.
   
   
2. Consider painting the outside. Remove any peeling paint. Fresh paint on your fences and outside will not cost you much but could add thousands of dollars to the value of the house.
   
   
3. If your garden looks untidy, consider using a landscaper, especially if the rest of the property looks attractive. If money is short, you can even do a deal. Get a few quotes to dress up your garden. Then offer the landscaper a minimum fee of say $500 on a $2,000 job to cover his materials against $2,500 after the house is sold. If you approach a few people someone may say yes. This works because the landscaper will actually get more than his original quote. He shares the risk with you! You can use this method with painters as well.
   
   
4. Give your home a good cleaning, including windows, carpets, blinds, etc. It will make it far more appealing. A clean house shows you looked after and cared for it.
   
   
5. Repair leaking taps and showers. Clean any discolouration off sinks. It is a sign of faulty plumbing. Repair sticking windows and doors. Fix warped drawers, loose doorknobs and other minor flaws, and repair your insect screens and broken window panes.
   
   
6. Display the storage capabilities of your house. Remove all unnecessary things from cupboards, spare rooms and garage. In fact, have a garage sale before you sell. You will have some cash for the repairs and advertising!
   
   
7. Make your rooms appear bigger by removing and storing excess furniture. Do it, especially if the rooms are small. A mini storage only costs a small amount.
   
   
8. Keep stairways and all walkways clear. It's dangerous for prospective purchasers and makes the house look cluttered.
   
   
9. Impress the purchaser with well decorated, bright, clean bathrooms and kitchens. Often the decision to buy is based on an attractive kitchen and bathroom. Hang new bright towels in the bathroom. Maybe use the old vanilla trick, with a few drops baked in the oven. It will fill the kitchen with a sweet, pleasant smell that will bring images of warmth and good home cooking.
   
   
10. Brightness and light shows off your house to its best advantage. Turn on the lights. Open the blinds. Let the light in. Your house will feel more alive. Light sells, darkness doesn't.
    
    
11. Prepare a written description of your house, and the area. Tell people why it's a good place to live in and buy. Always tell the truth. Truth sells, exaggeration doesn't! Imagine you are writing to your best friend, telling them everything about your house and where you live. This will make your description more human, warm and appealing. Have copies made to give to people who inspect your house to help them remember your house. They may be looking at 5 other houses the same day.
    
    

The better prepared you are and the better you plan, the better the chance of success. We wish you all the best in selling your property.

Home buyers checklist

The Location

• Does the area have the amenities you need?

• Is it zoned for residential use?

• Does the building meet Council requirements?

• What is the street like?

• Is there heavy traffic in the street or nearby?

• Is the area flood free?

• What about air traffic?

• Are water, electricity, gas, sewerage and telephone all connected?

The Outside

• Check paintwork, guttering, roof, chimney, brickwork, condition of weatherboards, windows, etc.

• Are the stumps in good condition?

• Check the slope of land and drainage.

• Have any extensions or outbuildings been added?

• Are all extensions Council approved?

• Are paths, gates and fences in good condition?

• Is there room to extend?

The Inside

• Do all doors and windows open and close properly?

• Are the walls in good condition?

• Are the floors level and in good condition?

• Is the house insulated?

• Check for signs of rising damp.

• Are there enough rooms and storage for your needs?

• Is there good natural and artificial lighting?

• Are there enough power points?

• Is there adequate ventilation for summer and winter?

• Are rooms big enough for your furniture?

The Kitchen

• Is there enough bench space?

• Do the taps work? Does the water drain away?

• Is there room for a dishwasher and a refrigerator?

• What is the condition of the stove? Does it work?

• Is there adequate ventilation?

The Laundry

• Is there enough room for washer and dryer?

• Do the taps and drain work properly?

The Bedrooms

• Are there built-in robes?

• Is there a lot of street noise?

• Are the bedrooms overlooked by neighbours?

Should I buy or build?

Should I buy or should I build? If you are asking yourself this common question the information below might help to make your decision a little easier.

Building a home

The process of building a home can be both satisfying and frustrating. Here are some of the pros and cons to be aware of if you're considering building a new home.

Tips for building a new home

• Insist on the builder using standard building contracts, approved, if appropriate, by building industry groups
• Do not sign a building contract without knowing the contract price and what is included in the price
• Ensure you are provided detailed plans and specifications, with any variations noted
• Check that a progress payment plan is outlined in the contract

Buying a home

Buying an existing home can seem like an easy and straightforward process. However, as with building a new home, there are pros and cons to consider.

Tips for buying an existing home

• Decide what you can afford and what you need
• Get independent valuation advice before buying a property
• Insist that the real estate agent uses industry contracts
• Do not sign a contract without knowing the contract price and what is included in that price
• Be aware of the five business day cooling-off period (not available on auction) and the cost if you change your mind

Signing the contract

• It is unwise to sign any legal contract without first obtaining qualified legal advice. Ask your solicitor to look at your contract before you sign it, especially if it is not a standard industry contract or clauses have been added or deleted.
• As you will probably not already have final loan approval, any contract should be conditional on the approval of your finance

Costs to plan for

Other than the actual price of the property you want to buy, there are a number of other costs you need to plan for. Here's a list of additional costs that you may need to consider in your budget.

Stamp Duty

There are two types of Stamp Duty you will need to budget for when purchasing your property.

The first, Transfer Duty, is a state government tax which is payable when a property is transferred. It is calculated on the purchase price of the property and is paid by the buyer. This Stamp Duty name and amount varies between states and territories.

The second, Mortgage Duty, is payable on your mortgage and is calculated on your loan amount.

Legal fees

You will also need to consider legal fees. When approaching a firm to do your conveyancing, it is important to understand how their fees are structured, and exactly what they cover.

Generally legal fees quoted will not include the searches that need to be done on a property before purchase. The basic searches can cost approximately $400-$500, and include:

• Contaminated Land Register Search
• Land Tax Search
• Title Search
• Council Rates Search
• Main Roads and Electricity Company Searches

Other searches may be required depending on the location of your property and the information you wish to know about the property. You should seek your own legal advice as to what searches are required and the costs of these searches.

Building and Pest Inspections

Many contracts on houses are signed subject to building and pest inspections. This gives you the opportunity to get the advice from a professional as to the condition of the property you're about to purchase. You should receive both a building and pest inspection report, outlining the current condition of the property, and any issues that you should be aware of. You should read this information carefully and question anything in the report you dont understand to ensure that you still feel comfortable purchasing the home.

Property Valuation

Property valuations give you an independent view on how much the property is actually worth. The bank may require a valuation to be performed on the property, before it can approve your home loan application, but any valuation conducted by the Bank is for Bank purposes only and often is not provided to you. If you're unsure whether the asking price for a property is valid, a property valuation may give you the additional piece of mind you need. Just remember that this may be another cost for you to budget for when purchasing a home.

Lenders Mortgage Insurance

If you borrow more than 80% of the purchase price, you will need to pay mortgage insurance. Mortgage insurance protects the Bank against default of the loan. It is based upon the amount you are going to borrow.

Not all of the above costs may apply to your situation however, they are costs that you should be aware may apply when purchasing a new property.