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Do’s and Don’ts for moving house with pets.

Moving house with pets can be stressful – for both you and them. Cats and dogs in particular become very attached to their own territory and a house move can be very disruptive and disorientating. That’s why we have put together a list of do’s and don’ts to help your pets feel at home as quickly as you do.

DO try and get a friend or relative to look after your pet on moving day so that they are out of the way. This can be a benefit to both you and your pet; it gives you the space and time you need to move without worrying and your pet will be away from any loud noises and stressful situations.

DO keep your pet contained in one room of the house. If you would prefer to keep your pets with you during the move, set aside a quiet room in your old house and keep the doors shut to reduce the amount of noise. To keep your pet calm, make sure they have their usual bedding, toys, food and water.

DO leave packing your pet’s things until the very end. The presence of familiar toys and blankets will comfort your pet. Do not wash their bedding until a couple of weeks after the move so that there is something familiar-smelling in the new house.

DO make sure your pet’s ID tag or microchip details are up to date and include details of your new home address. In the instance your pet decides to take a walk around your new neighbourhood, it is important that they can be identified, should they get lost.

DO give them plenty of reassurance and attention, both during and immediately after the move.

DON’T feed them just before putting them into the car as they are more likely to get car sick. Like humans, pets can also suffer from travel sickness, so if you’re likely to be in a car for a long time,

DON’T let your pet loose in your new garden without checking it is secure first. Make sure to check all perimeter fencing and walls, looking out for gaps or broken panelling. When you do let your pets out to explore your new garden, go outside with them until they’re more confident in their new surroundings.

DON’T assume your pet will immediately adjust to your new home. Pets are creatures of comfort and sometimes they can take a little while to settle; allow them time to relax and become familiar with their new surroundings. Try not to leave your pet on their own for too long until they are fully settled as this can cause anxiety.

DON’T scold them if they chew things or aren’t house trained within the first few days. Change takes time to adjust to and dogs in particular can become very anxious and stressed from moving. Monitor your pet’s behaviour and make sure they are in an area with limited furniture to begin with.

DON’T avert from your usual walking and feeding routine if you can help it. Sticking to your pet’s daily routine before moving and then continuing it once you have moved will make the transition a lot more manageable and will make your pets feel more at ease.

For more advice on reducing stress, you can always speak with your vet and they should be able to advise on how best to keep your pet safe and calm.

New Presidential team announced ready to champion members’ needs

Following a rigorous process, NAEA Propertymark is pleased to appoint Liana Loporto as President Elect and Stephen McCarron as Vice President. Two passionate estate agents who have a wealth of experience to share with the organisation, will join Kirsty Finney, NAEA Propertymark President, to form the new Presidential team.

The Presidential team is vital, as they act as a conduit to NAEA Propertymark’s membership, reaching out to members and championing their views to the Propertymark Board, helping shape the organisation so that it effectively prioritises their needs and truly represents them when working with local, regional and national Governments.

Both Liana and Stephen echo Kirsty Finney’s passion for education and will be looking to promote the benefits of gaining an industry qualification in preparation for RoPA. They are also big advocates for raising the professional profile of estate agents so that it’s seen in the same light as accountants and solicitors, a big part of this is getting qualified and promoting the benefits of education to our membership.

Liana has over 22 years’ experience in the property industry working in both large corporate and boutique agencies. Having started her career at the largest real estate company in her native Malta, Liana then re-located to the UK, in what was supposed to be a sabbatical. Her experience in “the most vibrant property market in the world” with one of the leading corporate agencies in London meant she never left.

When I first moved to the UK it quickly became evident that being an estate agent was not as well regarded as other career paths in the UK. This realisation came as a huge surprise to me as it’s a different story in Malta, where it is seen as a highly regarded profession.

My journey of trying to raise that professional profile started with NAEA Propertymark, which then led to a growing hunger to become qualified. I am obsessed with changing the face of the industry to allow all the great agents I’ve met across the country shine, which is one of the reasons why I am a huge believer in RoPA. I am absolutely elated to be President Elect for NAEA Propertymark because I am now able to make a difference and contribute to this process.

Liana Loporto

NAEA Propertymark President Elect

Stephen has worked within the property market in Northern Ireland for thirty years, starting out with Nationwide Estate Agents and working his way up the ranks to eventually open his own agency Donnybrook Estate Agents in 1997. Stephen has been an active NAEA Propertymark member for nearly thirty years, which has led him to be a Regional Executive for Northern Ireland before becoming Vice President.

Throughout my career, I have continually updated my knowledgebase through education. I firmly believe that every day is a school day, and I am a keen advocate of continual education and the good it does for our industry. I will be looking to promote further education with our members to help them prepare for incoming regulation.

Being recognised by my peers to become Vice President is both an honour and a privilege. I have been an NAEA Propertymark member for nearly thirty years and over that time I have watched with great interest the must needed change in our industry shaped to a large degree by previous Boards and Regional Executives. I am now becoming part of that history and look forward to playing my role in further advancing the aims and objectives of our members and Propertymark as a whole.

Stephen McCarron

NAEA Propertymark Vice President

It’s fantastic to welcome Liana and Stephen to the NAEA Propertymark Presidential team. They are experienced property experts working in different markets across the UK, their input on behalf of members is crucial in directing Propertymark’s focus. I look forward to working with them to ensure that we understand members’ needs and address the issues they face.

Moving Home Shouldn’t be Stressful.

Moving house can be stressful and it can be easy to forget something essential. As soon as you get the date for your move and the time for the exchanging of keys you can start to get organised. Take some time to make a list of small tasks and tick them off as you go.

Get organised

Avoid leaving anything until the last minute, getting organised early will help your move go much more smoothly. Things you should consider doing before moving day are:

• Make a to-do list: This will help you prioritise tasks you need to do before you move.
• Create an inventory: Make a list of what you things you want to take with you, this will be a big help when it comes to packing for the move itself.
• Book time off work: Make sure you give yourself enough to complete the move.
• Prepare kids and pets for the move: If you have young children or pets ask if a family member, friend or neighbour can help you out and look after them whilst you are moving.

Get multiple quotes from removal companies

Once you are clear about your move-in date, it is worth beginning to research removal costs. Hiring a removal firm can certainly ease the burden, but don’t settle for the first one you come across. Many offer different levels of service including simple transportation of items right through to packing them for you, so it is worth shopping around. If you are downsizing to a smaller property, look at storage space rental costs too. Remember, it might work out cheaper sourcing this service independently from the company you choose to transport your items.

We would recommend using a removal firm that is a member of the British Association of Removers (BAR), the trade association that maintains professional standards within the industry. You can search for your nearest BAR registered firm by visiting bar.co.uk.

Don’t rule out moving yourself

Not all moves require hiring the services of a removal company.

Work out the distance to your new property and most importantly the size of vehicle you require to transport your possessions. If you are willing to put the work in yourself, it can save a lot of money. That said, special furniture might well require experienced removers to pack and protect it so as to avoid damage during transit so don’t be over-ambitious. Should you decide to do it yourself, research self-hire services in the same way, being careful to check you have the correct vehicle license for the type of vehicle you end up selecting.

Use our ‘change of address’ list

A handy checklist of all of the companies you should notify with your change of address—print it out and tick them off as you go.

If you don’t get around to changing them all, don’t worry, the Royal Mail’s redirection service will forward all the post sent to your old house to your new home. It’s really easy to sign up, and you have the option to redirect your mail for 3, 6 or 12 months.

Set up services ASAP

It is frustrating to move into a new property only to find the electricity and broadband isn’t working. It is worth checking with the agent for the previous providers so you can call them to change the name on the contract or set up new accounts. Make sure to contact service providers prior to moving in as these can often take a number of weeks to become active.

Check who holds the key

This might sound like an obvious step but it is surprising how many new homeowners forget to check the date for when the keys will be released for the property. Ensure you clarify whether your new keys will be released by your solicitor/conveyancer or your Propertymark agent, and when. Often it will be on moving day, not before.

Research access points on the day

Logistical considerations are often overlooked but making sure there is adequate access to the property for large vehicles will ensure no hidden surprises on the day of the move. It is always good to check that access will still be available to neighbours and other vehicles using the road outside the property whilst you are offloading.

Plan your packing in advance

Packing up your old house may appear a daunting task, but it needn’t be. Many people make the mistake of packing up rooms according to what will fit best into boxes but it makes much more sense to plan where you want to put items in the new property. Labelling goes without saying, but working on a floor plan for where you want everything to end up will help you to work out whether it will fit or not at the other end.

Dismantle heavy furniture first

It’s very tempting to focus on packing the smaller items that can be easily put into boxes first but tackling larger furniture like cabinets and wardrobes should be made a priority as this usually takes longer. It is worth transferring these items to the front of the house in the days leading up to the move so they can be loaded first.

Pack a ‘basics’ box

It is very easy to forget the essentials when moving house but ensuring that you have a spare change of clothes, a wash bag and a charger for your phone can be very helpful. You want to avoid a situation where you have to search through boxes on the day you move in to find the basics. Pack a bag of essentials for your first twenty-four hours so you don’t have to root through boxes for your toothbrush.

Prepare your old house for the people moving in

When leaving your old house, you should leave it how you are hoping your new house will have been left. So, things that you can think about doing are:

Cleaning your old house

No one wants to move into an unclean house, if you don’t have time to do it yourself, hire professional cleaners to clean the house for you, it will be one less thing for you to worry about.

Compile a fact file for the people who have bought your home 

Include things like the rubbish collection day, recycling arrangements and heating instructions. On the day of the move, defrost your fridge and freezer and make sure you leave any instruction booklets for appliances you agreed to leave.

Tips for selling a tenanted property.

Are you thinking of selling a property you currently rent out? As a landlord, you have two main options; either sell the house vacant or sell it as an investment with the tenants still in place.

As you can imagine, there is lots to consider. This guide covers the pros and cons of each option so you can decide which one is best suited for you.

Option 1 – Evict your tenants and sell the traditional way
The main benefit of selling the house vacant is that you will have a larger pool of potential buyers as apposed to just investment buyers. If you go down this route you will also have time to make any repairs and renovations to make the property more desirable before it goes on the market.

Before you sell the property, you will need to legally evict the current tenants. This can be done with a Section 21 after their fixed-term period has ended, or with a Section 8, provided you have the necessary grounds to evict them.

Evictions during Coronavirus
Across the UK, each nation has produced updated guidance on evictions during the coronavirus outbreak.

In all cases this includes an extension of the notice period for evictions.

ENGLAND

· The notice period has been increased to six months.
· Government has encouraged landlords to pause eviction proceedings where possible.

SCOTLAND AND WALES

· In most cases landlords must now give tenants six months’ notice.
· In Scotland, a new law has made all grounds for eviction discretionary – allowing any tribunals to consider the impact of coronavirus before issuing an eviction order or not.

NORTHERN IRELAND

· Landlords must now give 12 weeks advance notice in writing before the date tenants have to leave.
· Landlords or letting agents cannot force tenants to leave a rented home during the coronavirus outbreak.

Updated 4 September 2020

Remember that the property is your tenants’ home and the news that you are selling the property may come as a surprise. It is always best practice to talk to your tenant early and explain the situation so that you can keep things amicable. Our guide on the do’s and don’ts of evictions is a great place to start.

Once notice has been served, you will need to wait until the end of the notice period to get access to the property, prepare it for going on the market and finding an estate agent to help sell it. When combining this along with the conveyancing, it is likely the whole process will take over a year.

Our guide on how to sell your house has some handy tips for making the process easier.

Option 2 – Selling your property with sitting tenants
Given the time and disruption involved when evicting tenants, you may find it more appealing to sell your property with the tenants still in it. This can potentially save you time, money and give your tenants security as well.

What happens to the tenancy agreement when selling?

In most cases, nothing at all. If your tenants stay on, the tenancy agreement simply changes hands to the new landlord, who is bound by the tenancy in the same way that you were. Your tenants still retain their legal rights and any rights outlined in the tenancy agreement they had with you.

What are the benefits of selling a tenanted property?
Maintaining your rental income right up until completion
A simpler and quicker method of selling you property
Selling your property as is
No need to evict your tenants from their home
What are the downsides?
There are plenty of reasons to sell your property with the tenants still in place, but there are some drawbacks too. As mentioned earlier, you will be reducing your pool of potential buyers down to just buy-to-let investors, which may make it trickier to sell.

While the property is on the market you will have to continue to respect your tenants’ rights, this includes respecting their right to quiet enjoyment while arranging viewings.

Another consideration is the tax you will need to pay. Investment properties are normally subject to capital gains tax, which you may be liable for when you sell your property. There are allowances and exemptions that could offset this, make sure you do your research before deciding to sell so you are fully aware of what you will need to pay.

You will also need to ensure you have all of your paperwork and certificates organised as any potential purchaser will want to see these. This includes:

Evidence of the tenants’ Right to Rent
Signed tenancy agreement
Gas and Electrical safety certificates
Details of the tenancy deposit and the deposit scheme
Further information on any legal notices, complaints or outstanding repairs
Use a NAEA Propertymark Agent
An NAEA Propertymark estate agent who has a proven track record in selling tenanted property can help you decide if it is the right solution for you. They can also help you talk through the process with the tenants before getting the property on the market.

What to know about estate agent fess.

Estate agent costs can vary enormously, so when it comes to fees, it’s important to understand exactly what you’re paying for when you’re selling your house or property.

To help you find what works best for you, we’ve set out everything you need to know about estate agent fees, and factors to consider that may affect how much you will end up having to pay.

How much are estate agent fees?

In today’s market, price is a big factor for many property sellers, especially because of the other costs you have to pay out for moving home. So first, let us explain the difference between a commission based and fixed fee agent.

Commission fees

Some agents will charge a commission for their services, which is a percentage value of the final agreed sale price, and as it is wholly dependent on the price of property for sale, costs can really vary. This fee typically covers:

a realistic property valuation based on local market research, trends and past sales data;
accurate floorplans and measurements;
professional photographs;
the installation and removal of a ‘for sale’/’sold’ sign;
assisted viewings;
online marketing of your property; and
negotiation costs.

Fixed Fees

A fixed fee, however, does what it says on the tin – it is a set price for an estate agent’s specific service. But it’s important to remember that with this model, there could be a choice of packages available with varying levels of service, aimed at different price points. Prices usually start from around £800 but costs can escalate if you opt for added extras – like a floor plan or assisted viewings – so be sure to check what’s included in the bundle before you sign on the dotted line.

Some estate agents offering a fixed fee option will also give you the choice to pay upfront or defer the payment and pay at a later date. Now, whilst the latter may seem attractive, it’s not without conditions. If you choose to defer, a loan agreement will be created with a third-party financial advisor and you may incur additional costs (such as interest) so make sure you understand exactly what you are signing up to.

Whatever type of estate agent you choose to use, always make sure they are Propertymark Protected.

When do you pay estate agent fees?

Estate agent fees are normally due upon completion (when the property has been sold and contracts exchanged), however, some estate agents may require you to pay upfront. Be sure to check the estate agency agreement, as this will stipulate when fees will need to be paid.

Usually, your agent will send their invoice to your solicitor and upon completion of the sale, your solicitor will settle the agent’s bill directly out of your sale proceeds before transferring the balance to you.

Be aware of the terms of payment, and make sure your agency allows a few days for the money to be transferred before they start charging interest. Many estate agents will give you a five to 10-day grace period in which to make payment before charging you a daily interest rate, however, the number of days in which to pay will be stated in your contract.

So, what should you be asking your estate agent?

There are a lot of questions you should be asking your agent, particularly if you’re a first-time seller, but when it comes to costs, the below should cover the basics:

• What is included in your estate agency fee?
• Does your quote include VAT?
• Will you provide floor plans and professional photos of my house, and is this at an extra cost?
• Will you provide and install a ‘for sale’ board, and will I be charged extra for this?
• Do I have to pay an additional fee for marketing?
• Where will you advertise my property?
• How many websites will my property listing feature on?
• Do you charge extra for ‘enhanced’ listings or being a ‘featured property’ on Rightmove/Zoopla etc?
• Are there any other costs I might incur?
• Whilst it’s tempting to go with the cheapest option, you should pick an estate agent that is right for you. For peace of mind, you may want to get quotes from three or four trusted agents.

What does the Estate Agent’s contract cover?

Contract
Estate agents are required by law to tell you what is included as part of their fee, so make sure you know exactly what you’re paying for or could potentially be charged for.

Your contract is likely to include a tie-in period, which locks you into an estate agency agreement for a minimum amount of time – typically between four to 12 weeks. If you wish to terminate the contract during this time you may incur a fee, so don’t forget to check to see if your contract gives you the flexibility to end an agreement without being charged. If it doesn’t, speak to your agent as this may be negotiable.

Some estate agents may also charge a withdrawal fee if you choose to remove your house from the market within a certain timeframe. The terms of the fee will be written into your contract so make sure you have read and understood what you’re agreeing to before you sign on the dotted line.

It’s also important to be aware of contracts that include a “ready, willing and able purchaser” clause. This means that you will be required to pay part of all your estate agency fees, regardless of whether your property sells or not.

If you decide to use more than one estate agent to sell your home, firstly check the small print to ensure your contract allows it. If your agreement states your estate agent has ‘sole selling rights’, this means they are the only agent allowed to sell your home during the stipulated period, and even if you find your own buyer, you will still have to pay that estate agent. This is not to be confused with a ‘sole agency’ clause, however, which is similar, but if you find your own buyer, you won’t have to pay anything to the estate agent.

We would always recommend that you read your contract thoroughly before agreeing to any terms, and if you come across any words that you’re unsure of, take a look at our jargon-busting guide to help you beat the legal language.

Added extras

Some estate agents offer additional services (such as the use of in-house conveyancers or solicitors) which will be charged at an additional cost, on top of their standard agency fee. Prices for these services must be detailed upfront so be sure to have a copy of these in writing (inclusive of VAT) and when payment for them is expected.

Often your agent will ask if you want them to carry out an EPC assessment for you, which needs to be undertaken on a property every 10 years. Now, whilst anyone can arrange an EPC, it’s often more convenient to get your estate agent to do this for you, especially if those in your household all work full-time. Consider how much extra it will be for your agent to arrange this for you compared to you arranging it yourself and assess whether it’s worthwhile to you.

Optional extras, such as featured or premium listings and enhanced marketing packages come at a premium and can range anywhere from £100 upwards. Check what you can afford and think about how much value it will add to your listing before agreeing to any add-ons.

Use an NAEA Propertymark Protected Agent

By using an agent that is Propertymark Protected, you can be confident that they will be professional and transparent with their terms and what they charge. All Propertymark agents undertake regular training and are experts in helping you sell your property.

Tips for selling your home.

Selling a property can be stressful, but I’ve put together a list of handy tips to make the process easier for you. Read them all to help increase your chances of selling your house.

1. First impressions count

Most house buyers form their first impressions within seconds of walking through the front door. If you have a front garden, spend a little time sprucing it up. A few plant pots and a clear pathway can make the front of your house more appealing.

Quick Tip: Don’t forget to clean your front door, it can make a huge difference.

2. Clear worktops and declutter

A tidy room should never be underestimated, especially as dirty or cluttered rooms can be an immediate turn off for some property buyers.

So take some time to clean each room from top to bottom paying special attention to high impact rooms such as the kitchen and bathroom. You should also think about having a spring clean; if there’s too much furniture and things like children’s toys and unused gym equipment lying around, it can make the property feel smaller.

After a deep clean your home will smell fresh and be much more appealing to potential buyers.

3. Add a lick of paint

Neutral colours are appealing to house buyers; a fresh coat of paint will brighten up your home and will allow would-be buyers to envisage themselves living in the space.

4. Do some DIY

Straightforward DIY jobs such as filling holes in walls and checking for clogs in the guttering are easy to do and is one less thing your buyer needs to think about doing once they’ve moved in. Getting any problems fixed before putting the house on the market is a smart idea. You don’t want anything negative to turn up on the property survey either.

5. Think about your pets

Whilst you might think your pet is adorable, others may not. Potential buyers may be allergic so make sure any pets are confined to one room (such as a utility room or the garden) or removed from the home during viewings. Animals can also detract attention away from your property, leaving them with a neighbour or family member will ensure home buyers are kept focussed on your home.

6. Brag about your broadband

Broadband speeds are serious business in this day and age and just advertising the presence of fibre optic cables in your area could be enough to encourage buyers. Make sure to take a look at other features of your property that are appealing to buyers.

7. Think smart

Smart home technologies are increasingly important to buyers. Smart technology such as Hive, which gives mobile control over heating systems, is a feature worth considering. If it moves your EPC (Energy Performance Certificate) up a band, it could add thousands to the sale price.

8. Consider an open house

An open house can be a major benefit for property sellers, and setting aside one or two days to open your house up to the public will save you time in the long run. Spare yourself the effort of cleaning your house from top to bottom every other day and answering the same questions over and over by getting most of your house viewings out of the way in one go.

9. Pick the right agent

Choosing the right estate agent is very important and will have a big impact on how quickly you sell your house, and at what price. Using a Propertymark Protected estate agent will give you the assurance that your estate agent follows best practice, meets all requirements of the profession and works to industry standards.

For more information see our how to pick the perfect estate agent guide

3 COMMON MISTAKES THAT YOU SHOULD AVOID

We have asked NAEA Propertymark estate agents to reveal the mistakes that property sellers make when selling their property. Their top answers were:

1. Overpricing

The first thing your buyer sees is the price, so when it comes to valuing your home, it’s got to be done right.

An overpriced property could deter anyone from arranging a viewing and making an offer. You should seek the help of a professional estate agent who will use their expertise about the local market to give you a fair price.

It’s worth doing your own research too though – how much are other properties in your area being marketed for? What does your home offer that other ones in the area don’t? Be realistic and don’t let pride cloud your judgement and lead to overpricing.

2. Bad Photos

When it comes to selling a property, a picture really is worth a thousand words; with more home buyers searching online than ever before, great photos are an absolute must. Avoid photos with bad lighting or any that are blurry and poor quality.

Your estate agent should take professional standard photos to help market your home, so make sure the property is tidy, the curtains are open, and all the light bulbs are working before they come over.

3. Too Much Personality

It’s important that your home doesn’t feel over-personalised. Remember, not everyone shares your taste and future buyers need to be able to see themselves living there with all their possessions. Family portraits, keepsakes and loud colour schemes can distract buyers from seeing your property’s full potential.

If you follow our tips and avoid these pitfalls hopefully you will have a successful sale in no time!