How selling works
Seven stages,
explained properly.
Every home sale follows the same path. Here is what happens at each stage, what I do, and the questions worth asking along the way, so nothing comes as a surprise.
Book an appraisalAppraisal
What your home is likely to sell for, and the evidence behind that figure.
What happens
I visit your home, look at what makes it appealing and what might hold it back, and talk with you about your timing and plans. You then get a written appraisal with a price estimate based on current market conditions and recent sales of similar homes nearby.
What I do
- Walk through the home and note what buyers will see first
- Choose comparable sales that are genuinely comparable, and explain why each one was chosen
- Tell you where the evidence is thin, rather than guessing
Questions worth asking
- Which sales is this figure based on, and how close are they to my home?
- What would make the price higher or lower?
- How is the market moving right now?
Preparation
What is worth fixing, what isn't, and what buyers actually notice.
What happens
Small, inexpensive jobs often make more difference than big ones. We work out which improvements are likely to pay for themselves and which are money you won't get back.
What I do
- Give you a short, prioritised list, not a renovation plan
- Advise on decluttering, presentation and whether styling is worth it for your home
- Help you gather the paperwork buyers will ask for early, such as consents and building reports
Questions worth asking
- If I only do three things, which three?
- Is anything likely to come up in a buyer's building report?
Pricing and method
Auction, tender, deadline or asking price. Which suits your home, and why.
What happens
We choose how to take your home to market. Each method suits different homes and different markets, and I'll explain the trade-offs of each before you decide. This is also when we sign the agency agreement.
Before you sign the agency agreement
- You get the official agency agreement guide, a written estimate of commission, and a clear explanation of marketing costs
- I'll tell you about any rebates or discounts I receive
- I'll recommend you get legal advice, and give you time to do so
Your rights. You can cancel a sole agency agreement in writing by 5pm on the first working day after you receive your copy. If the agreement runs longer than 90 days, you can cancel it after 90 days.
More detail is on the independent settled.govt.nz website.
Marketing
Who your likely buyers are and how we reach them.
What happens
We agree who the most likely buyers are, then build the photos, description and advertising around them. You approve everything before it goes live.
What I do
- Brief the photographer on what matters about your home
- Write a description that is accurate and specific, not generic
- Tell you exactly what each part of the campaign costs and why it is included
Questions worth asking
- Who do you expect to buy this home, and where will they see it?
- Which costs are mine, and when are they paid?
Open homes and feedback
What buyers are saying, reported back to you plainly every week.
What happens
Buyers view the home at open homes and private viewings. Their reactions are the best evidence of how the campaign is going, so you hear them, good and bad.
What I do
- Send you a weekly report covering numbers through, online interest and what buyers said
- Follow up every serious buyer
- Recommend changes early if the feedback points to a problem
Questions worth asking
- What is the most common reason buyers are hesitating?
- Is anyone likely to make an offer, and what would help them?
Offers and negotiation
How to read an offer, conditions and all, before you sign anything.
What happens
An offer is more than a price. Conditions, deposit and settlement date all affect how strong it is. I take you through each part so you can compare offers properly and decide how to respond.
What I do
- Explain each condition, such as finance, a building report or a LIM, and what it means for you
- Negotiate for you, while giving every buyer fair and honest information
- Recommend your lawyer reviews the agreement before you sign
Questions worth asking
- How likely is this buyer to meet their conditions?
- What happens if they don't?
Unconditional to settlement
The weeks between the sale and handing over the keys.
What happens
Once the buyer's conditions are met, the sale is unconditional. The deposit is held in the agency's trust account, and your lawyer and the buyer's lawyer work through the settlement steps.
What I do
- Keep you, your lawyer and the buyer's side in touch so nothing stalls
- Arrange the buyer's pre-settlement inspection
- Make sure the keys are handed over on the day
Questions worth asking
- When will the deposit be released to me?
- What do I need to leave behind, and in what condition?
Start at stage one.
Book an appraisal and I'll walk you through the rest.