Moving Home Guide – tips to buying and selling your home

1) Putting a house on the market
Choice of estate agent is a personal thing; many people may be connected in some way with a particular one and will trust their judgement. Where free valuations are a policy of an estate agent it would be advisable to have a few of them call out to discuss the property and decide then which one you are happy to go with. It may also be worth doing some discreet research into how many properties a particular agent has sold in a particular area and for how much.

2) Tips for showing and viewing houses
When showing your house for sale it is worth spending some time on the following to make sure the potential buyer gets the best impression of the property: Have the lawn mowed, the house clean and aired out, and replace anything not working, e.g. taps and light bulbs; Make sure the décor is reflected in the best possible light by washing down walls, polishing ornaments, and displaying any nice features the house may have; Always allow the buyers ample time alone to get a proper feel for the property and answer all questions as best you can; Highlight good features of the house, e.g. high ceilings, and the benefits of living in the area, for example, good public transport and schools; Do not over-do it with heavily scented cleaning products and air fresheners. Make sure all rooms are as uncluttered as possible and are tidy; It is preferable that the seller and family are not in the house during the viewing.

When viewing a house, it is important to arrive with an agenda. Check all the obvious things such as the guttering, the water pressure, the central heating, whether the widows and doors all open and close properly, whether the house has been rewired recently and whether there are any cracked interior or exterior walls. Be aware of bad smells and patches of damp. Also check the alarm system. A professional survey will cover all of these points but observing the condition yourself before survey is essential so you can decide how much to offer if you want to put in a bid on the property. Find out as much as possible from the estate agent about the property and the area. Estate agents cannot voluntarily disclose negative features about a property. However if a specific question is asked regarding, for example, problems with the locals or structural with the house itself they must answer honestly if they are aware of anysuch problems. Quietly ask the estate agent about the position of the seller, as knowing this may make it easier to negotiate on price. Also, find out what fixtures and fittings are included in the sale, if any.

4) The initial offer
Often sellers believe their house is worth more than the market value, and they want to test the market before they are willing to negotiate at a realistic price level. Being patient, particularly if making an offer on a property that is guided above the market value, is advised. It is not a good idea to start negotiations with your best price. The seller will rarely accept the first bid. Leave room to move up in price.

Negotiation involves give and take on the part of the buyer and the seller. A compromise must be reached with which both parties feel comfortable. Remaining friendly throughout the process is essential; the deal should not fall apart over petty issues. Explore all possible options before closing the door on negotiations. Buyers can take different approaches in negotiations. A low offer can initially be made and increased over a period of time, or the initial offer may be close to the highest price the buyer is willing to pay. Preparation will dictate the success of negotiations no matter what approach is taken.

5) Talk to a Solicitor
Solicitors play a vital role in the process of buying and selling a home. They have the relevant knowledge and experience which will guide you through the process of minimising the risk of overlooking something and making a mistake. If things go wrong, the solicitor will be there to help rectify the situation.
When buying and / or selling a home, the solicitor can advise on things such as paying the deposit, drawing down the mortgage and getting a surveyor. They will keep the client informed of all progress and the relevant deadlines. The solicitor also puts together all the necessary paperwork and documentation relating to both the sale and purchase of a property. The transfer of ownership of a property can take time and patience is advised. It is important to communicate regularly with the solicitor to ensure that the process is completed as quickly and painlessly as possible.

6) Exchange Contracts
The solicitor will oversee the legal exchange of contracts on a property, which formally confirms the purchase. At this point there will be no going back on the offer and there will be an obligation on the part of the purchaser to pay a non-refundable deposit, normally 10% of the purchase price. The solicitor confirms acceptance of the offer in writing. The relevant legal documents will then be drawn up by the seller’s solicitor, and subject to the buyer’s solicitor examining the documents they are signed, thus confirming the purchase of the property.

7) Step by step moving home guide

Phase 1 – 4-6 weeks before moving date

1. Get quotes from the removal van companies and book the date required having confirmed the date you can move in.
2. Contact Bord Gāis, ESB and An Post to inform them of the new owner’s details and also your new address.
3. Notify your phone provider when you want your phone to be read and accounts closed, and if you want to keep the same phone number arrange this also.
4. If renting, arrange with your landlord when you will vacate the property
5. Start collecting boxes and packing cases;
6. Start to sort through the contents of the house and decide what is to be moved and what is not. Do not leave this task until the last minute.
7. Verify if home contents insurance covers you for the move.
8. Ensure everyone is notified in time for the move – e.g. the bank, life insurance and home insurance may need written notice.
9. Organise new schools for children
10. Book any time off work needed to complete the move
11. Plan the fixtures and fittings requirements for the new property
12. Make arrangements for children and pets during the move and the week before if necessary
13. Arrange for a safety deposit box during the move

Phase 2 – 2 weeks before moving date

1. Arrange for appliances to be disconnected and re-connected in the new house where applicable
2. Back up all computer files
3. Send change of address cards to friends and family
4. Settle paper and arrange for them to be discontinued
5. Continue to steadily pack; allocating areas to use specifically for packed items.

Phase 3 – 1 week before moving date
1. Finish packing everything but overnight essentials
2. Confirm dates and times with the removal company
3. Prepare fixtures and fittings, e.g. curtains and furniture for the move.
4. Lay plastic sheets to protect carpets in hall.
5. Put valuables and documents in a safe place
6. Arrange family and friend to help the day of the move if possible

Phase 4 – 1 day before moving date
1. Defrost the freezer if taking it with you
2. Perform a thorough final check of the house to make sure nothing is left behind.
3. Confirm the time the new house will be available and collect the keys
4. Disconnect all possible appliances

Phase 5 – the day of the move
1. Drop off the children and pets early
2. Have a decent meal in the morning
3. Strip the beds first thing in the morning.
4. Empty the bins and the fridge
5. Disconnect all appliances to remain, turn off the heating and pull out all plugs
6. Do not injure yourself lifting anything
7. Take your time and do not become stressed out; it will lead to damaging or forgetting something
8. When the removal van leaves in the evening, breathe a sigh of relief!