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New home: Now is the ideal time to consider selling your property

Find a home in EXAMINERProperty - or to sell your house

ring Katy Whiting on01484 441002

44 John William Street, Huddersfieldwww.bairstoweves.co.uk huddersfield@bairstow eves.co.uk 01484 513777

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Part of the UK’s largest Estate Agency and Lettings group

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Buying or selling?We can adviseon all matters

For your FREE valuation contact your local branch, available until 8.30pm weekdays

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Trading since 1969 - Our Experience is your guaranteeLockwood Road, Huddersfield HD1 3TG • 01484 512741 • www.swiftblinds-curtains.co.ukTrading since 1969 - Our Experience is your guaranteeLockwood Road, Huddersfield HD1 3TG • 01484 512741 • www.swiftblinds-curtains.co.uk

Sell your House with Holroyd & CoEverything you need to sell your home

Call us NOW on 01484 645464and ask to Speak to Carol for Sales or

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Contemporary & traditional styles to suit all tastesVast range of appliances, worktops & handlesExcellent value for moneyDesign & plan serviceKnowledgeable staff available to assist 7 days a weekWeekdays 7am-5pm, Saturday 7am-4pm, Sunday 10am-4pm

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Whether you’re buying, selling, transferring,gifting or refinancing a property, or if you need a

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Get basics right for sale

YOU'LL be getting plenty of tipsand advice flying at you nowyou've decided to sell. Fromfriends and family offering con-flicting information on whether

to opt for the homely lived-in look or themodern contemporary option, it can all be abit confusing.

So we caught up with Paul Keighley, apartner with Huddersfield’s Bramleysestate agents, to get advice from someonewho makes a living out of selling homes.Paul is pictured above.

“I've seen a lot of surprises over theyears,’’ said Paul.

“Some people will just sit on the sofawatching TV and eating their tea, and tellme to just take a look around when I'mvaluing, which makes me think this is howthey will be with viewers - and that's not theway to sell your home!’’

He adds: “There's quite a few basic thingspeople can do. It's all obvious, but youwould be surprised at how many peopledon't even do those things.’’

Although Paul is an animal lover and dogowner, he says: “Firstly, keep pets out of theway. Over-friendly dogs can be off-puttingand distract the viewer from seeing thehouse properly. It can sometimes make youfeel on your guard, especially if the dogs arejumping all over you. You need your poten-tial buyer to feel relaxed - offer them a cupof tea, and it'll make your viewing go a littlesmoother if you haven't got pets to thinkabout too.’’

Paul continued: “It has been said manytimes, but de-clutter as much as you can. Iknow it's easier said than done, especially ifyou have 10 years worth of belongings thathave built up, but it's really worth trying tofind somewhere to store things.

“Maybe a friend with a garage, orsomeone with a spare room that you knowisn't used, can help. It can be hard tode-clutter if you've lived there a long time

and you're busy, but it's important and it'sthe easiest way to make a big difference toyour property.’’

Talking about home improvements,Paul said: "I would recommend limitingany big expense to your property, anddon't try to anticipate what the surveyorwill find - you might replace or repairsomething that they wouldn't mention,but then have to repair even more when thesurveyor does come round.

“I'd say stick to cosmetic things, andmake good any decor. If you have bits ofchipped paint, touch them up, or if youhave big bold colours I'd recommendtoning them down to a more neutralshade.

“If you have any faulty/broken taps,now's the time to repair them - all the littlethings soon add up. Plus make sure youhave working light bulbs in all the fittings,and have them all turned on when viewers visit - don't opt foratmospheric lighting, people want to see what they're buy-ing.’’

Another tip from Paul is to make sure your TV is turned off,or at least turned down when viewers care coming around -another distraction.

He added: “Make sure newspapers and letters are clearedaway in drawers, and clean the house, especially the kitchenand bathroom, as these are probably the two most importantareas in the home, especially to female buyers.

“Check seals around the bath and grouting. It doesn't costmuch to buy more sealant, and your home needs to look caredfor rather than neglected.

“Finally, tend to the gardens - you only have one chance ata good first impression. Make sure any bins are out of sight ifyou can, and make it a clean, tidy and cheerful entrance toyour property.

“Be realistic about your pricing and make sure your home ison the market at a competitive price to other similarproperties.’’

For help and advice when selling your home visit Bramleysin St George’s Square, Huddersfield or ring 01484 530361.Take a look at the website www.bramleys.com

www.bramleys.comthe people to speak to

because we carewhatever your needs

Huddersfield 01484 530361Halifax 01422 260000Elland 01422 374811

Mirfield 01924 495334Heckmondwike 01924 412644

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If you're looking for a quick way tosell your home, selling at auctioncould be the solution for you. Sowhat are the benefits of selling atauction? One of the key things for

most people is that selling at auction is amuch faster completion time.

Most of the conveyancing is com-pleted by the buyer's solicitor before theauction takes place, so payment for theproperty is usually received within 28days.

Auctions are held throughout the yearand staff have plenty of experience, soare able to provide you with all theinformation you need to sell your homeat auction.

One local auction expert said:“Another advantage is you could end upreceiving a much higher price for yourproperty than you expected, if there is alot of interest. A bidding war may beginwere the price is pushed beyond theasking price.

“This means you get more money foryour property than you would perhapshave got through selling your propertyon the open market.’’

To sell your home at auction, firstlyyou need to pick an auctioneer whooffers property similar to yours withinthe same price range. Choosing anunsuitable auction house greatly dimin-ishes your chances of getting a favour-able deal.

Your chosen auctioneer will then

value your property, before you decideon the reserve price in order to protectyourself against a highly unfavourablesale.

As with a normal sale of a propertythere are a number of costs involved, sobefore signing any agreement find outabout all the expenses you will have tocover, even if your house isn't sold.

The auctioneer will charge you for theadvertisement in brochures and cata-logues, a cost that you will have to coverregardless of whether your property issold or not. You will also have to pay acommission of around 2.5% of the salesprice.

Instruct your solicitor to prepare acontract which contains the terms andconditions of the sale. This will beincluded in the auctioneer's brochure.

Remember potential buyers will stillwant to have a look at your house, andsome will even want their surveyor toinspect it.

At auction, when the hammer falls thesale is official and legally binding. Thebuyer will have to pay you 10% of theagreed sale price straight away and theoutstanding balance within 28 days.

Remember though, by selling at auc-tion you can never know how much yourproperty will sell for. An auction is ahighly volatile marketplace – if there isno demand for the property on the dayof the auction, you might end up sellingit below its market value.

72 New North Road, Huddersfield, West Yorkshire HD1 5NW. Tel: 01484 538121

Armitage Sykes ConveyancingTop Tip

Delve deep intoyour home’s long

history

MANY properties in the Hud-dersfield area hld loads ofhistory so now’s the time tobrush up on your lessons andfind out about your house.

You may not think it seems important butmany people will ask about the property,when it was built, whether any of the originalfeatures have been changed, how manypeople have owned it, and so on.

Viewers may ask a whole range of ques-tions about the history of the house, and if

you don’t even know a bit about the property,some people may lose interest.

Whether you own a traditional style ter-race or a large Victorian family home, it isworth finding out a bit about its past.

Of course this is not something everyonewill be interested in, but if someone is seriousabout buying, maybe show them old photo-graphs of the house if you have them.

It can often be a great talking point andyour chance to increase their interest in yourproperty.

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Make room for the car!

Devil’s in the detail

Use your move to cash inon the best mortgage deals

If you've got a period style propertyor a contemporary scheme, thenthe finishing touches in your homecan play a big part in the overallfeel of the house.

Everything from light switches todoor handles, letter boxes, lamp shadesand plug sockets – it's these little thingsthat often get by-passed; but be sure tochoose appropriate finishes!

If your home is oozing period charmand style, you don't want harsh tin doorhandles – you need something in-keep-ing with the character of the property.

So think carefully – could your finish-ing touches be letting you down?

The same goes for chic, modernhomes.

This style of property relies on bring-ing sleek contemporary designs,together to create a stunning property,

but if those little extras scream granny'sflat rather than bachelor pad apartment,you may be in trouble.

Have a look around and even ask yourfriends, if you're prepared for somehonesty and ask them if there are anylittle odds and ends that they think couldbe altered.

If you've got any chipped paint workon door frames or skirting boards andyou haven't got time to repaint it, touchit up, and check for any scuff marks,too.

Wash away any hand prints or marksthat may be on the walls or doors aroundthe house, especially if you have childrenor pets.

They're not big changes, but all thelittle ones will add up to show a propertythat's kept in good condition.

Garages serve a multitude of pur-poses, providing a safe place to storeeverything from our cars to ourChristmas decorations; so why is itthat most resemble a junk yard from

the land that time forgot?Between the boxes of stuff we still haven't

unpacked from the last time we moved, tools wedon't use and that stained coffee table with thewonky leg we just can't bear to part with yet;most of our garages are filled with things thathave slowly but surely moved from the house tothe limbo land of the garage.

Over the years junk tends to migrate from thehouse to the garage, where it sits gathering dustuntil 20 years later we finally throw it out.

So if you're looking to sell your property it'stime you rolled up your sleeves and cleared outthe clutter to ensure buyers see it as a valuableasset rather than a junk yard.

Start by throwing out all the obvious rubbish,such as broken furniture, Christmas decorationsfrom 1976 and anything you haven't used in thelast two years.

Next, move onto things you no longer use butwhich are in a good enough conditions to sellsecond-hand. Anything left that you need tohand until you have moved should now beorganised and arranged neatly in the garage tomaximise the sense of space.

Fitting a light to your garage, even just abattery-powered one that can be stuck to thewall, can also help transform it from a dark anddingy place to usable storage space.

With your garage now clutter-free, make sureyou don't park your car there during viewings, asbuyers may want to have a proper look aroundto see how much storage space is available andthey may want to take measurements to see iftheir own car will fit.

When selling andmoving to a newhome it may seemless hassle to stickw i t h t h e s a m e

lender, but you could be losinghundreds of pounds over the lengthof your mortgage if you don't lookaround for the best deal.

It could be that your currentlender will offer you a good rate toensure you stay with them, butdon't just do it for convenience.

You don't even have to trawl the

high streets, visiting dozens of bankand building society branches topick up leaflets these days – youmerely need to log on to the inter-net.

Websites such as www.moneysu-permarket.com will use all yourdetails and compare a wide selec-tion of lenders to try and find youthe best deals.

The beauty of price comparisonwebsites is that you only have toinput your details and require-ments once – but don't forget not

every lender will be included, sotake note of other websites, too.

As far as choice of mortgagegoes, a repayment mortgage isalways recommended over aninterest-only mortgage.

The offer you're given willdepend on your personal circum-stances, how much you need tolend, whether you have money topay for an arrangement fee – whichwill usually give you a better rate –and how much you can afford toborrow.

HUDDERSFIELD: 01484 480180 ELLAND: 01422 376688 HONLEY: 01484 663283

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Colne Valley Garden Centre, Scar Lane, Milnsbridge, Huddersfield • 01484 656164 Opening Times: Mon-Sat 9-5.30pm Sun 10.30-4.30pmCafe: Mon-Sat 9-4pm • Sun 10.30-3.30pm

Tidy Gardens can add 10% to your property valueTidy Gardens can add 10% to your property value

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