Not every home sale is the same. Although each time a property is sold there are common processes, every situation is unique.
We recognise that selling a property requires a specialist service and our experience in modern technology and innovative marketing means we offer a unique approach to selling your property.
By using eye-catching professional quality photography, the best online portals, social media and enticing sales literature, we can provide potential buyers and vendors with an exceptional bespoke sales service.
At Websters we tailor our service to meet the challenge of each individual property. As a company our main philosophy revolves around innovative thinking combined with traditional core values and good old fashioned personal service.
Not every agent offers the same service. We refuse to set sales targets for our staff. They are motivated instead by giving you the best help possible throughout the whole process of dealing with your property. We have built and retained an experienced team, able to respond to changing and sometimes difficult circumstances, in order to get the best possible result for you.
Websters marketing for your home will be professional and widespread – yet as important to us is that your experience of selling is smooth and leaves you feeling satisfied with the service provided. Your future recommendation is important to us.
Although the NR2 & NR4 postcodes are our core areas, we are happy to undertake the sale or rental of any property in Norfolk from a beach hut in Wells-Next-The-Sea to a contemporary Arts & Crafts house on the Norfolk Broads, you name it we have sold it!
BOOK IN YOUR FREE MARKET APPRAISAL TODAY ON 01603 670646
First you need to get your property valued. We do this completely free – simply call your local Websters office to make an appointment. The valuation will typically take between 30 minutes and an hour depending on the size of property, or however long you need, and is carried out by one of our experienced directors or senior valuers. As well as putting a price on your home, they will offerexpert advice about things you can do to increase its value or market appeal.
There is no pressure for you to sell your house after the valuation. We will confirm our valuation and advice in writing and then give you plenty of time to think about it. We will not chase you or send you unwanted communications. *Please don’t feel this is us being lazy as other companies may pester you immediately to make a decision. We just prefer our clients not to be pushed into making a quick decision and to take time in making the important choice of who to sell their home.
If you wish to proceed, you just let us know. We will then make two further appointments with you: one for the Energy Performance Certificate and floorplan and the other to prepare the property description and to take marketing photographs.
From October 2008 it became law that an Energy Performance Certificate (EPC) is required for every property that is built, sold or rented out. (except listed properties) The certificate provides ‘A’ to ‘G’ ratings for the building, with ‘A’ being the most energy-efficient and ‘G’ being the least, with the average up to now being ‘D’. In short, it is therefore illegal for us to sell your home without an EPC in place.
As standard, Websters will therefore arrange for an independent Domestic Energy Assessor (DEA) to attend your property to prepare and register the EPC where one is not already in place. The visit usually takes about 30 minutes.
In preparing the EPC the assessor will also take the measurements for the floor plans. It is therefore essential that the assessor visits you at the earliest opportunity because not only do we need the EPC but also research shows that large, detailed floor plans are one of the main things that now help sell a property.
There is a separate EPC administration fee to cover the cost of the production and registration by the third-party DEA. Our valuer will discuss payment terms which will also be outlined in full on our agency contract.
Another key element that will sell your property is a gallery of high-quality images, so the third appointment is for our valuer to take marketing photographs and prepare a property description. Combined with the floor plan and EPC, these form the full property details.
To prepare for your home to be photographed please consider:
• Tidying up/De-clutter
• Completing minor repairs
• Mowing any lawn
• Clearing the front of your property (of cars, bins, etc.)
We will send you a draft of the property details for your approval prior to publication. We may also ask you to complete a brief property questionnaire so that we have all the essential information on file. This will help to speed up the selling process once an offer has been accepted.
If you are planning to conduct viewings yourself (see 4), our valuer will offer you some advice and tips about showing people around.
The internet is now the undisputed tool of choice for purchasers looking to find properties, and increasingly this is via mobile devices, such as smartphones or tablets. Slow, incomplete or clunky websites can put purchasers off or simply be ignored. Websters have invested in one of the counties leading websites, appearing high in search engine results and attracting a large amount of visits every day.
Our website has an innovative map-driven search engine, large photographs, separate large-format floor plans, and full-colour property detail downloads. It sends email and text message alerts to prospective purchasers about new properties to get them ahead of the market, and provides excellent feedback to our team about the appeal of a particular property. There is also a mobile version of the website, designed specifically for smartphones, ipads and tablets.
We promote our website in our traditional advertising as well as sending your details to all of the leading online property portals including Rightmove, Primelocation, Zoopla, FindaProperty and over 100 more smaller sites. We also post every new property on all our social media channels.
As for traditional advertising, we take periodic adverts in prime local publications including The Eastern Daily Press, front page of The Golden Guide & The Norfolk Magazine. We also promote and sponsor some local sports teams, schools & charities including North Walsham Rugby Club, Norwich High School for Girls & Break Charity.
We strongly recommend the erection of a For Sale board outside the property as we know from experience that they are second only to the internet in generating enquiries from interested parties. However, it is entirely your decision and you will be given the opportunity to express your preference on our agency contract.
We keep copies of our high quality, full-colour property details in our office and mail them out to interested prospective purchasers, as well as uploading electronic versions to our website. We also display window cards prominently in our high street office.
Once our marketing raises the interest of prospective buyers, we will arrange for them to view your property. Viewings can be accompanied by one of our representatives or, if you wish to conduct the viewings personally, be arranged for times convenient for you. Our valuers can give you advice if you wish to show buyers around yourself.
With viewings, do not judge a book by its cover! We have found that it is often not the viewers we expect who go on to purchase a property. Following all viewings we contact the prospective purchasers and report back to you with any feedback received.
We are duty-bound to report every offer that we receive on your property and will do so with a recommendation about whether to accept or not based on the offer, the buyers position and the state of the market. Our role is not only to achieve the best price for your property but also to assess the strength of the purchaser’s offer. We look for genuine interest, ability to afford and ability to proceed. We want to maximise the chances of the sale completing.
Once you have accepted an offer you will need to instruct a solicitor to take care of the conveyancing – basically the legal aspects involved in a sale, such as local searches, land registry, the sale contracts and dealing with monies.
Poorly handled conveyancing is one of the main causes of failed property sales. Your choice of solicitor can prove crucial to the success and speed of the sale, therefore it is vital that your solicitor is of a certain calibre and we strongly advise to keep away from the cheaper online firms. If you do not already have your own solicitor we will happily recommend one from a select group of proven, independent conveyancing specialists that we deal with on a daily basis.
Receiving an offer is only the beginning of the sales process. You need to know exactly what is going on and what will happen next as the sale progresses.
Websters operate a unique sales monitoring system so that you, and all other parties involved, can speak to a named, fully briefed, office-based member of our staff at any time. This highly trained expert is assigned to your sale, dealing with any issues that arise from the first moment of marketing right through to completion. Sellers, buyers, solicitors, surveyors and lenders can all get instant help – speeding up the whole process and helping to ensure that the sale does not fail.
Once the conveyancing has been done, a mortgage offer (if applicable) has been received and all other enquiries have been resolved, then you will be ready to exchange contracts.
Exchange is the point at which you and the purchaser legally commit to the transaction by signing contracts, and usually involves the purchaser paying a deposit and the setting of a completion date.
It is not until you have exchanged contracts that your completion date is fixed. Please do not make any firm arrangements, such as booking removal vans, before exchange has taken place and a completion date has been set.
Completion itself is the champagne moment – when you get a call from your solicitor, the sales transaction is completed and ownership of the property passes from you to the purchaser.
We don’t stop working for you until we get that call!
Websters operate on a ‘no sale, no fee’ basis. At the outset we will agree one competitive, inclusive fee which covers all aspects of our service, with complete transparency and no hidden costs. The fee only applies if your house is sold.
Many other agents, especially corporate agents, seek to tie their clients into long exclusive contracts, which can be for up to 26 weeks. We will not impose a lengthy sole agency instruction upon you, relying instead on our ability to offer an impressive, helpful and successful service, that you remain happy to use.