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First Step Estate Agents - Arlesey, Stotfold Bedfordshire
First Step Estate Agents - Arlesey, Stotfold Bedfordshire
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Open 9:00am to 6:00pm – 7 days a week
Please call 01462 659730 for your free valuation

Everyone’s safety is paramount – Updated strict Covid-19 procedures in place

MOVING GUIDE

Preparing your home for a sale

First Step’s helpful guide to selling your home and moving, with a handy check list at the end.

So, you have decided to sell your property and move on for whatever reason… this could be for more room, less room, schools, shops, the dreaded commute or maybe you have fallen in or out of love with your property.

What is true for everyone in your position is that they now have some big decisions to make, all of which can affect the move.

There is a long procession of links in the chain of events to get you to your end result – your new home!

We hope our guide will help you every step of the way.

It is rumoured that planning a holiday and moving home are THE two most stressful things that can happen in your life.

Both usually involve agents at some level, organisation, transport and often, kids, pets, cars, vans and taxi’s but mainly lots of your hard-earned cash.

Unfortunately moving home also involves solicitors and often removal men and a lot less Beaujolais than your average holiday.

We decided to offer some of our experience and expertise into to Moving Guide and hope it is of use to you.

 

  • The First Step Helpful Guide
  • Download and Keep our handy guide!
Selecting your Estate Agent

Unfortunately, not all estate agents are created equally, and it helps to have a strategy for finding the estate agent that will put you and your interests first. Here are a few things you can do to help find an estate agent you can trust.

1. Testimonials… It is always important to research what other people think of the service they have received when buying or selling their home… click here to see our testimonial page.

2. Check out an estate agent’s social media accounts – social media is a free form of advertising, so why aren’t all estate agents using it? Social media is a very public forum and those estate agents with poor reputations do not want to risk having it exposed. Estate agents who are honest about their services and want to show that they are approachable, knowledgeable and available have embraced social media. First Step have active Facebook, Twitter and Instagram accounts and often post relevant news and local event posts.

3. Get Surfing – Using the internet is a great way to comparison shop at arm’s length. Not only can you look at an agent’s social media, you can check out their Rightmove, Zoopla On The Market & Prime Location listings as well as their own website. You can get a feel for the quality of their photography and marketing which will demonstrate their commitment to wanting to sell your property.

4. Mind the GAP – Grammar and Photography at First Step. We are very proud of our photography and our property descriptions, we take time to deliver a carefully considered and informative write up that contains simple phrases and descriptive information regarding location, history and local points of interest, this coupled with good photography will always show a property in its best light.

5. Looking them in the eye. In the end, nothing beats meeting an agent face to face. That is why we offer free, no obligation valuations. We realise that sometimes your choice of estate agent comes down to who you feel comfortable with (we are not the usual bad fitting striped suit type of people). Plain and simple. The choice is yours. Come and meet us… or we can come and meet you at a time that suits.

We are aware that the high street estate agents with high rent offices have to charge high rates. We believe that due to the modern way of living, where time is of the essence and shopping of all sorts, including buying a new home, is now done over the internet. Within the next few years these shops will start to disappear too. Our success is testimony to this, operating from our modern high-tech offices located in a rural picturesque location, we continue to prove that we can very effectively sell property online and pass our cost savings onto you.

So, yes, we market and advertise houses via the internet but in the proven traditional way we carry out all viewings with one of our professional team and meet all purchasers at the property. We work Monday to Friday 8:00am to 8:00pm if that is convenient to you), because this is a very big part of what you are paying us for. This full service is where we are leaders in what we do and using our property skills and expertise in front of prospective purchasers can ensure we achieve what you want…the best price and the best buyer for your property!

Not as important to some people but it is for us. We like to give back to our local community as we are very fortunate that with the hard work we put into each sale, we get lots of testimonials thanking us. With word of mouth we have grown from strength to strength. To this end we heavily sponsor lots of our local groups such as the local youth clubs, sports centre, bowls clubs, kids football teams, pre-schools, Junior Schools and one of our biggest local education centres Etonbury Academy.

 

Prepare for Marketing

Deep cleaning your house can really add to your home’s appeal, as well as enhance the buyer’s first impressions. Give your home a top to bottom clean.

Make sure windows are washed to let in light and carpets and flooring are deep cleaned.
Consider renting a steam cleaner for your carpets particularly if you have pets. It will help to make your home smell and look fresher, giving the impression of a very well-kept home. It’s always a good idea to give your front door a good clean or even a coat of paint, first impressions really do matter.

Declutter. Less is more when it comes to selling your home. Store personal items and pack up everything that isn’t essential. If you find you have things you don’t need anymore, consider recycling them.

Contact your local council, who may be able to collect large items for you. Not only will the lack of clutter help to sell your home faster, but it will also make moving day easier.

DIY. If there are any areas in your home that need attention it is best to get them fixed before we start showing your home to potential buyers. These could be the smallest of jobs, such as replacing a light bulb. We have a cost-effective Property Services Team than can fix, paint or sort your garden out just let us know.

To Paint or not to Paint. If your budget allows it, then do it. A fresh coat of paint can make a room look brand new. Try to stick to light neutral colours like whites, greys or creams and stay away from darker colours such as blacks and browns or very bright colours.

If the money is tight then maybe freshen up your showcase rooms, entrance hallway, kitchen or master bedroom. Again, our Property Service Team can always quote for you.

Nasty Niffs. Flowers and coffee smell nice, but your old trainers don’t, so keep them hidden…a bit of mood music “turned down” won’t hurt and a light spray of air freshener before the viewing will always help. Always ensure the toilet has been flushed.

Undertaking major renovations?? You might be considering a complete kitchen renovation or adding a bathroom to add value to your home before you put it on the market. However, it might be that you won’t see enough return on your investment to make major renovations worthwhile.

This is where our local knowledge is extremely helpful. At your valuation we can tell you what buyers in your area are actively looking for and what they are willing to pay, give or take a few pounds, sometimes ripping down walls and replacing bathroom suites might not add as much value to your home as you may think or maybe your buyer will have plans of their own that may be different to yours. Sometimes a vase of fresh flowers can be just as effective at a fraction of the cost.

The Paperwork

Here are a checklist of documents to collect to help your sale go smoothly:
Building Regulations Certificates – If alterations and extensions have been carried out on your property, it will help your sale to proceed more smoothly if you can show at the outset that these have been added legally and with approval.

Service Charges and Ground Rent Bills – (if you are selling an apartment and or have communal parking areas where you pay fee for the upkeep of the parking area, gates, outside lights etc)
(EPC) – An Energy Performance Certificate – An EPC gives a property an energy efficiency rating from A (most efficient) to G (least efficient) and it is valid for 10 years. If your property has been built or bought after August 2007 then it should already have an EPC, you can visit www.epcregister.com to search for your EPC free of charge.

If it doesn’t exist, then we can arrange to have an EPC produced for you for approximately £60 including VAT by a member of our staff. Contact First Step for more details.

Under the Money Laundering Regulations 2003 estate agents are obliged to obtain evidence of your identity and residence. You will need to provide original copies of one document from List A and one document from List B to your Estate Agent.

List A – Evidence of Identity – One of; 
Full Valid Passport
Full Driving Licence
A Valid Identity Card (HM Forces, Police warrant card, prison officer, Government/Local Authority issued)
 Birth Certificate/Marriage Certificate

List B – Evidence of Residence – One of;
Inland Revenue tax notification, self-assessment statement.
An original utility bill less than three months’ old
An original mortgage statement for the mortgage accounting year just ended
 An original statement for either your current bank or building society account or credit card account.

Also handy are copies of bills which are ideal so that potential buyers can estimate running costs.

They could include:
Council Tax Bill for Banding
 Utility bills, optional
 Buildings and Contents Insurance Bills, optional
 Service Charges and Ground Rent Bills – this is also optional, but our signed terms will require this exact information for marketing details.

Photography

We need to really make your home stand out, the internet is now your shop window, the high street Estate Agents are dying off as fees tumble and the internet replaces the shoe leather in property searches.

90% of people in the UK start their property search online. They say a picture speaks a thousand words and the fact is that if your property has not been photographed properly it will attract fewer buyers.

When you have decided to put your home on the market with First Step, our trained photographic team will arrive at a prearranged time to help you to make sure every room of your home looks its best for photography. We will spend time at your property preparing your home for photographs but below are a few handy tips.

No one knows your home better than you do, so we would more than welcome your suggestions for the best angles and advice on features of your home that you feel might be the most appealing to buyers.

Remove any clutter and store it out of sight –for example remove toiletries from around the sink or bath, stow away cleaning products, put small appliances in cupboards, remove or hide anything stored under beds, store children’s toys or pet paraphernalia.

If you want to go the extra mile to make your home stand out from the crowd, try these tips:
Fresh flowers look attractive in a photograph and will add colour to the photography and can also hide plug sockets or unsightly marks when strategically positioned.

Freshly plumped cushions on the old sofa and on the bed can add colour and a sense of luxury – they don’t cost much so it might be worth investing in some new ones. An attractive new throw may enhance an old chair or bed.
Fluffy towels in the bathroom create a fresh and inviting atmosphere.

If the grouting in your bathroom has seen better days, give it a once over with a grout reviver product, available at DIY shops.

There are lots of simple things you can do to make your home look good in photographs. You want to make sure the photos of your home do it justice and help the buyer picture themselves living in the space.

Tuck electrical cords out of the way.
Make sure all curtains and blinds are open to let in the maximum light.

Ensure your garden is clutter free – stow away children’s toys, rubbish bins or washing line.
Ideally park your car out of the way while exterior shots are taken, if you can’t then make sure it is cleaned and presentable.

Move your large bins from outside your home where you can and have a word with your friendly neighbour’s about doing the same for a few minutes’ while we snap away.

If you are not sure what your home really needs to make the best impression on buyers, please ask the First Step professionals. We look at property’s day in and day out and we know what buyers are looking for and what makes a particularly good or bad impression.

First Impressions

These small details make a huge difference to a buyer’s viewing experience. It all helps.
It is so important to make a viewing memorable and eventful for the right reasons…
Where possible…
Give the front door and access area, driveway a good clean.
Make sure the locks on the front door are well oiled and working properly and First Step has only the CORRECT keys they need.
Tidy up, clear away dishes and sweep the floors or vacuum. Make sure the garden or outside areas are tidy. If you live near a road or wooded area, clean your railings and fences of cobwebs and dirt.
Make sure all doors to the outside or balconies, terraces are clear to access and have a key in them, near them or with us.
Do you have a secure parking space or garage? Buyers may want to see this, even if it is a large rectangular patch of tarmac with a number 28 on it…yes really! So, try and make sure access is readily available.
If you do have a parking space, maybe try to park your car somewhere else, allowing the viewer and agent to use yours. This will add to the buyer’s experience. Especially when parking is a problem locally.
Leave pets with your friendly neighbour or family member if possible.
Turn on heating during the colder months, especially if you have timers. In the winter potential purchasers want to feel how warm your house is likewise in the summer they like to look where the best place is in the garden for a BBQ.
Turn your house lights on beforehand particularly when using energy efficient bulbs as these take time to warm up in bathrooms or any rooms without windows.
Air out the house by opening the windows the day before if necessary.
Ensure that you have not smoked or cooked anything with a strong smell prior to a viewing.
Light a scented candle and put a fresh pot of coffee on or plug in an air freshener or even bake some bread, yes, the old tricks work best.

 

All that Glitters

All that preparation and no offers – perish the thought.
If you’ve been marketing your property for some time and have not yet had any offers, what can you do?
First Step will be keeping you up to-date with regular feedback from viewings and the numbers of people viewing your property. We monitor your listing on property portals such as Rightmove and Zoopla. We can advise on click through rates, CTR’s, details downloaded from major websites and give you hard facts based on this data. This should help you to build a picture of what potential viewers are thinking about your property.
Information is power to an agent but also to a vendor, so try not to cherry pick the facts to suit your purposes, are other properties selling locally in less time?
What is important is Marketing, Grammar and Photography, but most importantly with any sale or purchase the price is important. Are you aiming too high?
During your conversations with First Step:
Ask why they think it isn’t selling, get an opinion. What is the most common objection that the viewers are raising about your property? If the objection is something you could correct, then do it.
Could the marketing for your property be refreshed? Would a premium listing on one of the property portals help?
Do you need to reduce the price? Price is a very important factor in marketing, and it is so important to get it right. Using current and relevant financial pricing information we provide you with a marketing price for your property, however sometimes we have curve balls which can suddenly change a market place such as stamp duty changes on buy-to-let properties or Brexit which has given the property market an amount of uncertainty currently.
We never provide you with an unrealistic marketing price on your property just to gain your business, most properties bought in our area are by purchasers who require a mortgage so it is very important that the price can be passed by a mortgage surveyor. We work very closely with local RIC’s (Royal Institute of Chartered Surveyors) surveyors to make sure we understand the latest relevant criteria when valuing properties, this is how we can determine the most saleable price for your property and we strongly believe that surveyors must be challenged on property prices and no property should be undersold.
HOWEVER
There is a very old property adage that if something is not selling, taking viewings or having offers made on it, the issue is… the Price.

What happens when...

Hoorah! When you receive an offer, or even multiple offers, First Step will advise you and help by negotiating to make sure you get the best deal and the most reliable buyer for your property.
Selling your home is more than just going with the highest offer. You may want to consider the following:
Is the buyer paying cash? If so, you won’t have to wait for a mortgage approval and there is not the added risk of the property being down-valued. First Step always require proof of funds such as a bank statement or solicitors’ letter to qualify cash offers.
Is the buyer using a mortgage, the buyer should already have a mortgage agreed in principle? First Step will always verify this mortgage offer through the buyer’s mortgage broker or lender. We will also ask for proof of deposit like a bank statement.
Is the buyer in a “chain”? That is, do they have to sell their own property first in order to purchase yours? Chains can lengthen the sales process so first-time buyers, investors or those people who don’t need to sell their own property to buy will be a lower risk. However, if a chain is involved, we always validate all properties involved up and down the chain.
Can the buyer work to your timescales? Will the buyer move as quickly as you need? Part of First Step’s service is to “qualify” the buyer by verifying their financial position and financing as well as finding out about their chain situation and timescales. Armed with all this information you will be in the best position to make the right decision for you.

You’ve accepted an offer...

You will need to instruct a solicitor or licensed conveyancer to handle your sale for you.
Here’s how to go about it:
First Step work with a selection of recognised Solicitors and Conveyancers and are happy to pass their details to you under no obligation. First Step will recommend solicitors with whom they have good relationships and who they know will help the sale proceed to completion smoothly. We do not get paid referral fees from the conveyancers, so there is no financial gain to First Step by you instructing them.
1. Alternatively you can get quotes from several solicitors. You could ask family or friends whom they have used to get a balanced view.
2. Keep in mind that the cheapest quote is not always your best option. You want to make sure you find a solicitor who will work to your timelines, returns calls and has an excellent customer service record. For instance, some solicitors don’t like email and prefer a nice letter with a stamp and the two-day breather that letters allow, some don’t take calls, some don’t return calls. Make sure you research your chosen sword; your sale may well depend upon it.
3. Be clear with your solicitor when you want the sale to exchange and complete so that they work to your timelines. Not all people appreciate that one of the most crucial jobs an estate agent undertakes on your behalf is “sales progression” – First Step will keep in regular contact with your solicitor to ensure your sale is progressing and continue to give you feedback on the sale of your home through to completion.
This is a time consuming and often frustrating part of our work. It requires patience and most importantly experience. Knowledge of previous sales and their many twists and turns is invaluable during the process. You will need our support and expertise during this process and very often our experience and our interest in the successful completion of your sale are the crucial ingredients that holds the many parties together throughout the process as you will see by our testimonial pages.

 

The documents you will need

Provide original copies of the ID that you provided for your estate agent to fulfil money laundering requirements.
Complete a detailed questionnaire on the property, covering things like who owns the boundaries and whether you have had any disputes with neighbours. You must answer these questions truthfully.
Answer any further queries or provide any other requested supporting documents as quickly as possible. It is best to hand deliver these documents or alternatively send them by registered post.
Complete a fixtures and fittings form. There is no law that specifies what fittings should be left in your home and what should be removed. Legally you are not obliged to leave any fixtures and fittings in the house, but you must clarify what will be taken as it could relate to the value of the property; fittings can add up to thousands of pounds in value and will make a big difference to the worth of a property. When we initially list your property, we will ask you what you want to leave and will then ask you to read the marketing property description as we must be very careful not to misrepresent your property.
If you do not provide an inventory upfront, it is generally assumed that fixtures will be left, and fittings will be removed. Below is a list of items that we recommend for each category:
Fixtures:
• Light fitments
• Boilers and radiators
• Built-in wardrobes
• Bathroom suites
• Kitchen units
• Television aerials and satellite dishes
Fittings:
• Paintings and mirrors
• Carpets
• Curtains and curtain rails
• Free-standing ovens, fridges, dishwashers and washing machines
• Beds, sofas, other free-standing items
• Lampshades
Exchange of Contracts – Exchange of contracts is the point when signed copies of the contracts are exchanged between the buyer’s solicitor and the seller’s solicitor. After exchange of contracts the buyer (nor indeed the seller) can pull out of the sale without financial penalty. When you exchange you will also be asked to place a deposit with your solicitor to exchange which generally is 10% of your purchase price please discuss this with your solicitor so you don’t have any last-minute panic attacks.
Completion – The period between exchange of contracts and date for completion varies depending on all parties involved. On occasions this can be done simultaneously (i.e.: on the same day) however there is genuinely a week’s gap which gives the solicitors the required time to draw down funds from the lenders, as most lenders requires 5 working days to ensure monies are in place for completion.
On the day of completion, your solicitor will call First Step to tell them when the buyer’s money has been received and confirm that the keys can be released to the new owner. When you receive your solicitor’s final statement, check it carefully to ensure it is correct and in line with your original agreement. Our fees will be paid by your solicitor from the proceeds of your sale and should be detailed in your solicitor’s final statement.

Our Tips

Once your home is sold, it is time to pack up and get moving. The process can be stressful but here are some tips to make it go more smoothly.

Use a professional moving firm; do not try to move everything yourself in a rented van. Movers are trained professionals and will do all the work for you. Ask us for our recommendations or ask friends and family what companies they have used in the past.

Take meter readings (Gas, Electric & Water) on your property the day you move out.
Ensure that the Royal Mail redirects all your post.
It could be some time before you have internet in your new property; download anything you may need for the new home from the internet before you move or stick it in a cloud.

Leave a note of anything important for the new owners. This can include things like alarm codes, manuals for appliances being left behind, where the water and other meters are.

When you move out, it is best to ensure that you tell everyone about your new address. This will hopefully ensure nothing important goes to the wrong place, and that no one is forgotten.

The checklist, who to tell you are moving:

All Home Bills

Banks

Credit Card Companies

Council Tax Department, give them the date you moved out also

Water Company

Gas Company

Electricity Company

Telephone Provider

Mobile Phone Provider

Royal Mail, arrange redirect

Cable/Satellite and Internet Service Providers

TV/Video Rental Companies TV Licensing

DVLA
 Vehicle Registration

Garden Centre Loyalty Cards

Vehicle Insurance

Milkman

Newsagent

Home delivery / Parcels
Doctor

Dentist

Hygenist

Magazine, memberships/subscriptions

Insurance Companies

Your employers

Pension companies

Inland Revenue

National savings and premium bonds

Library

School and Colleges

Optician

Vet

 

Enjoy your new home

First Step Team

CLICK TO DOWNLOAD First Step Moving Guide 2019
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01462 659730
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Google Reviews

First Step - Estate Agents in Bedfordshire Hertfordshire
First Step - Estate Agents in Bedfordshire Hertfordshire
4.7
Based on 42 reviews
powered by Google
Alison Taylor
Alison Taylor
21:41 16 Dec 20
I have had the pleasure of liaising with First... Step initially on the lettings side and then more recently on the sales side. The whole team were professional, pleasant to speak with and provided regular updates throughout. In particular Gaye and Jemma were very helpful. I would highly recommend them to anyone considering buying/selling or wishing to rent a property in the Bedfordshire/Hertfordshire area.read more
Antonio Traetto
Antonio Traetto
17:59 01 Dec 20
Fantastic people who are always there to help,... weather you are buying or selling with First Step they will be there for you all the way. Whatever your situation they will work hard and stay with you through any challenges you may experience. I would have no hesitation in recommending First Step to anyone.read more
Graham Bell
Graham Bell
17:38 19 Nov 20
I was a buyer, and First Step were first class.... Very friendly and attentive, clearly very knowledgeable and knew how to close a deal. Post acceptance their Sales Progresser was excellent in keeping up progress and communications as well as swiftly dealing with queries. I could not fault First Step in any way, they were superb from the first phone call until the last.read more
Katy Jubb
Katy Jubb
20:31 26 Oct 20
We recently bought a property through Claudia at... First Step being a first time buyer I wasn’t exactly clued up with everything. I had many silly questions but every single one was answered.Claudia is a lovely person and she kept us updated throughout the whole process, she called and emailed even outside her stated hours. She was always honest and cheery even with things outside of her control. Without her I think I’d have been running around in circles, I think I contacted her more than our solicitor as she always seemed to have the answers or get things moving again. Literally couldn’t have asked for a nicer person and company to deal with.I’m that confident that I’m even writing this review before we’ve fully completed because I know that everything has been handled correctly. Thank you Claudia and the rest of the team at First Step for helping us purchase our first home 🥂💕read more
Sarah Baker
Sarah Baker
19:17 21 Oct 20
Gaye at First Step was an absolute star in... finding us a home. She was dedicated to her search for us and was a pleasure to deal with every step of the way. Kind, thoughtful, professional and supportive in our very stressful search during a crazy time for Tenants seeking homes. She found us the perfect place and we are so happy with our new place. She even recommended a moving company who were brilliant too!Cannot express just how good First Step are to deal with - everyone is courteous and friendly. Thank you First Step!read more
Lianne Peters
Lianne Peters
12:33 12 Oct 20
Had the pleasure of dealing with Gaye .Found us... a lovely property to let .A lovely genuine lady Who is one in a million and cannot thank her enough.Very professional and dedicated to her job and a real credit to 1st step - nothing was to much troubleAnd would highly recommend . If I could give more stars 🌟 I would really are one in a million .Thank you Gaye for everything you done for us .Lianne xread more
sam clifton
sam clifton
17:32 04 Sep 20
Terrible customer service, you pay alot of money... for not alot of service. people that view are not qualified, owner does the viewings as they cannot be bothered, photos are taken on a Nokia from the 80's! stay away!read more
Rebecca Bush
Rebecca Bush
16:28 31 Aug 20
Fantastic service, highly recommended!! I cannot... praise First Step enough and if I could I would give them 10 stars!We recently bought our beautiful house through First Step and couldn't have been happier with the service they provided. From booking a viewing to completion, every member of staff we spoke to was extremely helpful, polite, professional, responsive and genuine.The sale became a little complicated at times with Covid disruption and a few other obstacles along the way but First Step were amazing at keeping everything on track and very importantly, keeping us updated and in the loop.In particular I have to give a special mention to Jemma. She was, without a doubt, absolutely amazing and is a real credit to First Step. Once the sale was agreed, Jemma took over our case and she was a real star. Jemma was friendly, understanding hard working and went hugely above and beyond in every way to ensure we were able to buy our house. She was in regular contact with us and chased the chain relentlessly on our behalf. She kept our spirits high and positive through some of the difficulties we experienced. Nothing was too much trouble and I'm not sure what we would have done without her!!Jemma and Jules made us feel that we were more than just another client, that they honestly cared about us as individuals and not just as a sale. They understand all the stresses that can come with buying a house and went out of their way to try to minimise them. It felt more like family than an estate agent.If we ever decide to move, we wouldn't hesitate to sell and buy through First Step again, or to recommend them to others. Thank you to all the team!!read more
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