|In Thredbo, Perisher, Lake Crackenback, along the Alpine way, and in Jindabyne as with any realestate the preparation you put into getting your property ready for sale can be the difference between getting a standard price and getting a great price. It's not hard, time consuming or expensive; it might be a bit of a pain, but well worth it when the sale is consummated. We have invested enormous amounts of time in making our business the most up to date agency in the Snowy Mountains.
|Whatever your motive for selling, the process can either be stress free and lucrative or tense and disappointing. The good news is that you can choose the first way by working with us at Forbes Stynes Real Estate, where we have properties in Thredbo, Jindabyne, along the Alpine Way, at Lake Crackenback and in Perisher and Smiggin Holes for sale.|
Buyers for good quality property can be found all year round. With the marketing process having become far more sophisticated than in previous times, the issue of timing is less critical today than in the past. However, there are some important points you may wish to consider.
In the mountains, winter is typically a busy period. At this time however access can be difficult, and we are increasingly finding that good sales are made all year round particularly when the property is empty and can be shown at any time at short notice. However research from Tourism Snowy Mountains shows that visitation to the mountains is steadily increasing at other times of the year.
The time required to sell property that is accurately priced will vary depending on the location and market conditions at the time of sale. Prior to placing your property on the market, allow time to prepare both the property and the marketing material.
Presentation of your property is a critical factor in achieving the highest possible price. The emotional appeal required to stir the spirit of the buyers is unlikely to be generated by a poorly presented property. And a neglected building sends out 'warning signals' to prospective buyers.
So it is important to do whatever is possible to have your property looking its absolute best on inspection day. Some of the turn offs for buyers include:
- Inadequate information about the property
- Poor maintenance
- No records pertaining to allowable usage in holiday properties
- Stained carpet
- Poor investment records for holiday properties
- Inadequate preparation in terms of National park requirements
To improve the presentation, seek an outside opinion, as many of these problems can be fixed for little expense.
Once you have the property looking its best, then you must choose an agent who is technically savvy. Make sure they have an e-mailing database that is up to date, if necessary ask them how many 'bounced' emails came back to them last time they sent information to the data-base. Does their web site display your property with good photos - ask them who takes the photographs. Are they using professionals who really know their stuff. Expect to pay for the best presentation - remember a picture is worth a thousand words. Forbes Stynes Real estate employs the latest Google technology in advertising to make sure your property is found by all prospective purchasers. We also employ experts to help us with all aspects of this very important part of the real estate sales process, and stay right up to date with internet and social media.
When it comes to selling your property, there are three popular methods to choose from:
- Private Treaty (Sale)
- Public Auction
- Public Tender
Each has its own advantages and it is advisable to speak to your agent about the benefits of each method.
We have successfully utilised all three methods, and it depends on the property offered, the needs of the vendor, and time available.
Auction, tender, and expressions of interest are effective in the event of there being difficulty in clearly determining the value of a property; the property is unique, or rare, or very special. Private Treaty works when an appraisal leads to a clear indicated value, whereby a value range may be more practical.
We will advise what we think will work best for you.
Sale Preparation Checklist : all properties
- Get the property detailed thoroughly
- A few hundred dollars spent sprucing up the property will increase its saleability and more than likely increase the sale price.
- Obtain a building and pest inspection report or NPWS report if the property is in the NP. - This allows you to have necessary repair work done prior to sale. A 100% clear report can be used as a selling feature for buyers.
- The Contract for Sale should be prepared by your solicitor or conveyancer with all the essential terms and conditions. In NSW the law requires that a contract be available for inspection prior to the property being offered for sale.
- A certificate of compliance should be obtained from the Local Council or National Park if you have recently undertaken major building works.
- It is advisable to have a survey of the land and buildings available if required when selling a property.
- If there is a current lease, check the expiry date and termination requirements and advise your solicitor.
- If there is a current tenancy lease, check the expiry date and termination requirements and advise your solicitor.
- If there is a management agreement in place have a copy available
- Make a note of all the inclusions. That is, everything that will be included in the purchase price and remaining at the property after completion. Standard items include light fittings, floor coverings, curtains and blinds. These can also be excluded if you prefer but it should be noted in the contract for sale.
Sale Preparation Checklist : Leasehold
- is the property Ok with NPWS?
- are you in the throes of new lease negotiation?
- engage a solicitor familiar with the requirements of National Parks
Sale Preparation Checklist : Freehold Torrens and Strata
Applies in areas outside the Kosciusko NationaL Park
- Get a strata report
- Make sure all your approvals are in place
- If you rent your property to holiday makers make sure you have a DA for holiday letting from the council
- Obtain a building and pest report if necessary
Obtain a survey report to help the purchaser move to exchange promptly