A Guide To Selling

a guide to selling

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Contents04 Welcome to Sarah Mains06 20 reasons to sell with Sarah Mains08 How will we sell your property09 What’s my property value?10 What do I need to do?12 It’s all in the presentation...13 Property @ your fingertips14 What else should I do?15 Sarah Mains Financial Services16 What are the costs involved in moving?17 What happens next?18 Negotiating on your sale | Sales progression19 The conveyancing process21 Exchanging your sale22 Peace of mind that you’re in good hands24 Multi award winning estate agents26 Home Sale Network28 The Guild of Professional Estate Agents30 Why choose Auction House?32 Property types for an auction sale34 Fine & Country38 Letting your property

Birtley & Surrounding Durham • West Pelton • Birtley • Pelton •Lamesley • Great Lumley • High Urpeth • Picktree • Chester Le Street• Rickleton • Ouston • Beamish • Kibblesworth Felling & SurroundingFelling • Heworth • Leam Lane • Pelaw • Wardley • Wrekenton • BillQuay • High Heworth • Springwell Estate Gateshead & SurroundingThe Staithes • Festival Park • Lobley Hill • Riverside Park • RosewoodPark • Teams • Gateshead Hebburn & Surrounding Hebburn •Jarrow • South Shields Low Fell & Surrounding Beacon Lough •Eighton Banks • Harlow Green • Sheriff Hill • Springwell Village • WindyNook • Low Fell Washington & Surrounding Penshaw • Washington• Sunderland • Houghton Le Spring

0191 487 8855

Blaydon & Surrounding Blaydon Burn • Blaydon Burnopfield & Surrounding Dipton • Flint Hill • Marley Hill • Burnopfield •Byermoor • Stanley Consett & Surrounding • Tanfield Lea • BlackhallMill • Consett • Lanchester • Medomsley • Tantobie Dunston &Surrounding Swalwell • Winlaton • Dunston • Stella Park High Spen& Surrounding High Spen • Highfield • Chopwell • Hamsterley Vale •Shotley Bridge Prudhoe & Surrounding Prudhoe • Crawcrook • Greenside • Ovingham • Ryton Rural Winlaton Mill • Axwell Park •Hamsterley • Hamsterley Mill • Lintzford • Ebchester • Low Westwood• Rowlands Gill • High Westwood Whickham & SurroundingStreetgate • Whickham • Sunniside • Whickham Highway

0191 488 9999

Coastal Cullercoats • Holywell • Earsdon • Monkseaton • SeatonDelaval • Shiremoor • Tynemouth • Whitley Bay Cramlington &Surrounding Killingworth • Cramlington • Dudley • Seghill •Burradon Denton Burn & Surrounding Benwell • Denton Burn • Slatyford • Blakelaw • Elswick Fenham & SurroundingFenham • Arthurs Hill • Grainger Park Forest Hall & SurroundingPalmersville • Forest Hall • West Moor • West Allotment • Benton • Backworth Gosforth & Surrounding Fawdon • Gosforth •Coxlodge • Kingston Park • South Gosforth • Hazelrigg • SouthGosforth & Surrounding • Wideopen • High West Jesmond • Kenton Bank Foot • Kenton • South Gosforth Heaton &Surrounding Shieldfield • North Heaton • Sandyford • Heaton HighHeaton & Surrounding High Heaton • Longbenton • St Gabriels • Victoria Glade • Cochrane Park • Haydon Grange Lemington &Surrounding West Denton • Newburn • South Denton • East Denton • Lemington • Throckley North Fenham & SurroundingCowgate • North Fenham • Newbiggin Hall North Walbottle &Surrounding Walbottle • Whorlton Grange • Heddon On The Wall •North Walbottle • Wylam Ponteland & Surrounding Darras Hall • Medburn • Belsay • Ponteland •Stamfordham • WoolsingtonWalker & Surrounding Walker • Walkerdene • Walkergate • BykerWallsend & Surrounding Percy Main • Walkerville • Wallsend •Willington • Willington Quay • East Howdon • Howdon • NorthShields Westerhope & Surrounding Chapel House • Chapel Park• Westerhope City Centre Jesmond & Surrounding Spital Tongues• West Jesmond • Jesmond Vale • Jesmond NorthumberlandAlnwick • Bamburgh • Berwick • Morpeth • Rothbury Quayside StPeters Basin • Gateshead Quays • Newcastle Quays Tyne ValleyCorbridge • Hexham • Riding Mill • Stocksfield

0191 285 8080

North of the Tyne

South of the Tyne

Get in touch todayWherever you live, Sarah Mains have got it covered.

North or South of the Tyne. From Low Fell to Durham, Whickham to Northumberland,from the City Centre to our coastal towns and even the North East countryside, we have the local expertise.

Why not call one of our dedicated team today and let us help you.

Sales Lettings Conveyancing

ell known for our proactive approach and constantinnovation, Sarah Mains has expanded beyond itsoriginal service of successfully selling homes to securing

good tenants for landlords properties, a property managementdepartment to look after those properties, Fine and Countrydepartment which specialises in the sale of individual andcountry properties and Auction House North East which offers a fast and secure sale for clients.

Sarah Mains TodaySarah Mains has evolved along with changes in the marketplace,offering different solutions for all clients under different circumstances.Every instruction starts with an individual relationship based onpeople, not property. Selling a house is never simply about bricksand mortar - it’s about your lifestyle, your hopes and your future.

We take time to find out precisely what you want from us, andhow we can best set about doing it. Never a company to standstill, we continue to introduce new ideas and practices.

We are privately owned and we cherish our independence as itmotivates us to care about everything that happens within ourcompany. It inspires us to improve our service and keep uswhere we want to be - at the top of our game.

One of the fundamental differences between Sarah Mains andits competitors is the maturity and professionalism of its salesteam coupled with the company’s attitude towards service.

To this end, Managing Director Sarah Mains is still activelyinvolved in the day to day running of the agency. With 25 yearsexperience in the local marketplace, vendors can have faith inthe advice and guidance they receive from Sarah and her team.

Partner AccessWe pride ourselves on the availability of our senior managementteam who still conduct thousands of appointments each year. Eachpartner remains at the coal face to respond to the clients and teamsneeds alike. Choose an agent that is owned and run by propertyprofessionals who are interested in the specifics of your sale ratherthan by people who are simply employed to build an empire.

‘We are privately owned and we cherish ourindependence as itmotivates us to care abouteverything that happenswithin our company.’

Welcome to Sarah MainsA brief history Founded in2001, Sarah Mains Estate Agentsenjoys an enviable reputation as one of the most respectedcompanies in the region. In recent years Sarah Mains hasexpanded beyond its originallocation in Low Fell, to Whickhamand it’s Regional office in Gosforthoffering it’s services to all areas in the North East of England.

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Maximum Press ExposureWe put our advertising pounds into the publicationthat counts, The Journal Homemaker – the biggestproperty supplement in the North East.

Our brochures are displayed locallyYour property is being marketed from all of Sarah Mainsbranches, not just the office in your area. Interestedpurchasers can collect your property brochure from allof our branches. You can be assured that your propertyis getting maximum exposure throughout the County.

Our brochures are displayed nationallyYour details are also available to 750 officesthroughout the UK.

Partners always availableJust call the office and we’ll get a partner to call you, you may also meet one at your valuation and marketappraisal appointment.

Offices linked by computerYou can speak to any person, in any branch, about any property.

Accompanied ViewingsSmart, professional andknowledgeable sales consultantscan achieve a better price for your property.

Conveyancing ServicesWe can provide you with a free conveyancing quote via Sarah Mains Conveyancing Service with a no sale no fee promise.

Maximum web exposureAll our properties are uploaded to sarahmains.com and Rightmove, the UK's number one property website, offering homes for sale and for rent all over the UK, as well as overseas properties.

Regular UpdatesWe help you reduce the stress of moving by keeping you up to date with how things are proceeding.

Our Mortgage Advice ServiceHelps you maximise your finances with the latestdeals that are right for you.

A broad range of servicesResidential Sales, Lettings and Property Management,Financial Services, Conveyancing, Auction HouseNorth East, Fine and Country and The Home SaleNetwork all means that in one phone call, one or moreof our departments can help you with your needs.

All of ourproperties areuploaded to Right Move...

Friendly, helpful staffFully trained and easy to work with and have passed the required exam to become members of the Guild of Professional Estate Agents.

Well designed, eye catching brochuresWith full colour photos and floor plans, tailor made in house to ensure consistency for your property.

We’re Multi Award Winners 2006 - Best Marketing at Sunday Times Estate Agent of the year. 2007 - Best Marketing and Best CustomerService at Sunday Times Estate Agent of the year. 2011 - We won the triple! - Best Estate Agent and Best Letting Agent at The Sunday Times Estate Agent of the year. To top a great year Sarah was presented atWembley Stadium with the Business Owner of the yearaccolade at the National Women in Property Awards.

State of the art websiteTo be launched April 2012. Local area information, guides to schools and transport links, easy to navigate and find what you are looking for. Coming soon @ www.sarahmains.com

A Full electronic serviceYour property details emailed to prospective buyers in minutes.

High Profile BrandOur brand is widely recognised in the North East and you canbe assured that every person looking to buy a home in theareas that we cover will have spoken to us and registeredtheir contact details with us to find them their next home.

Passionate about professionalismWe are members of The National Association of EstateAgents, The Ombudsman, The Guild of ProfessionalEstate Agents and The Home Sale Network.

Our Pro-Active sales teamWill be talking to 'HOT' buyers as soon as your property is available.

Your own personal NegotiatorAt your service throughout the sale on a direct line.

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How will we sell your property?

Every instruction starts with an individual relationship basedon people, not property. Selling a house is never simplyabout bricks and mortar - it’s about your lifestyle, your

hopes and your future.

We take time to find out precisely what you want from us andhow we can best set about doing it.

When your house is for sale with Sarah Mains, we’ll bring ourreputation for reliability mixed with our skills for innovation. We’lladd a commitment to service that sees people recommend ustime and time again. A commitment that keeps you informedevery step of the way.

But unlike traditional estate agents we don’t stop there. We’realways working to ensure that we bring our clients the verylatest methods of marketing, publicity and property viewing. Webring a local knowledge that means we can identify the widestpossible selection of buyers for your property. Add that to ourproactive approach and it means we’re not just sitting back,waiting for the phone to ring. We already have a comprehensivedatabase of buyers keen to hear about your property.

We will take great care in preparing your property details and the photography to show your home to it best advantage. Yourappointed sales negotiator will introduce themselves to you and thenimmediately telephone the buyers waiting to hear about your property.

Regular ReviewsWe conduct regular face to face reviews and involve you in thesales process. We highlight the property’s exposure to the marketincluding press, internet, viewings, feedback, offers and potentialinterest. It is also at this stage that we will give you your own printedpersonal reports for your records. You will find the sellingexperience smooth when one of our Property MarketingAdvisors is guiding you through the process of finding a buyerand agreeing a sale.

Customer FeedbackWho better to report on how we are performing than the clientsthemselves? Every client is treated as an individual and our staffare ready to listen to any feedback you might have. Our CustomerServices department regularly telephones our clients and asks forfeedback from the service received, this open attitude helps usstay on top of our game and a step ahead of the competition.

Exceptional Service StandardsFrom the moment you list your property with us, the SMR teamtake ownership of the selling process, making your move asstress free as possible. We are very conscious of thestereotypes people hold of estate agents and are leading theway in proving that we are not all the same!


What’s my property value?The current marketThe market determines the value of any property and the market isgoverned by factors such as supply and demand which are, in turn,governed by factors such as income and finance availability. The roleof any estate agent is to report market conditions and comparableproperties. Our opinion is not necessarily the same as active buyers.

Buyers are the driving force behind any market as the final pricewill be dictated upon what they are prepared to pay. A goodagent knows what other property buyers are looking at andwhat their reaction has been.

Pricing should be a consultative process where both seller and agent look at the property’s position in the market placethrough the eyes of a buyer.

A falling marketIn a falling market, waiting until the right buyer comes alongsimply does not work and you risk going ‘stale’ on the market. In a falling market, buyers wil only buy what they regard as abargain, especially when there are many other propertiescompeting with yours. If you are downgrading in a falling marketit is critical that you sell quickly as the fall in value of your sale islikely to be greater than the fall in the value of your purchase andyou could experience a widening ‘cash gap’.

A rising marketIn a rising market you can be ambitious in your pricing, but youmust still remember that buyers will only ever buy the best valuein their price range, so you must remain competitive in relationto other properties on the market. Time on the market does notincrease a property’s value... buyer excitement does! If you areupgrading in a rising market it is critical that you sell quickly asthe gain in value of your sale is likely to be lower than the gain invalue and you could experience a widening ‘cash gap’.

As you can see, a house is viewed most during the first four to fiveweeks it is on the market. Activity is declining noticeably by the seventhweek. So, getting the price right - right from the start - enables you totake full advantage of this initial burst of market interest, and gives youyour best chance of getting the best price, in the shortest possible time.

What do I need to do?What’s home staging?Home staging is not essential but it might have some bearing on the speed of the sale and the final price achieved. We will be responsible for creating the marketing campaign andnegotiating the sale. The location and style are generally a given. The condition, presentation and lifestyle image theproperty portrays is down to you.

We will work with you to create a staging strategy that reflectsyour time and budget capacity.

De-clutterWhen arranging or grouping accessories and ornaments in thehome you need to ensure that there is a common theme that runsthrough the items; for example, they need to have a similar colouror be of a similar style. It is better to have a few large/oversizedpieces than lots of small pieces grouped together as they tend to clutter the house. The old adage is true - less is more.

First impressions insideIt is very important to make each room feel as spacious aspossible. One of the main motivations for people buying andmoving is the need for more space, so open the curtains orblinds and let in the natural light.

It may be necessary to store some furniture with a friend, selfstorage company or in the garage. The transition from home

owner to home seller can be relatively pain free if approached in the correct manner. At some point you will have to box up thosetreasured personal items so why not do it now in advance ofselling and take advantage of creating a more desirable home.

CleanWhen preparing you home for sale the best money that can bespent is on cleaning. If your home is well cleaned and has thatlovely clean smell it will immediately give the potential buyer the impression that the house is well looked after. This meansgetting into all the corners and scrubbing around the taps withan old toothbrush, don’t forget to make those windows sparkle!

Developing, maintenance and repairsWalls that need painting, unattractive colours or wallpaper, worn out floor coverings and dated cabinets, bench tops andappliances are all turn offs to potential buyers. However it isn’talways necessary to completely rip out and replace. Whenupdating a kitchen for example, if the cabinetry is in reasonableorder leave as is or simply paint or re-lacquer. Update thehandles to something more modern and then replace just thework top to give it a new lease of life.

An investment of a few hundred pounds could mean thedifference of thousands. But do be careful that the cost of the improvements does not exceed the amount of additionalmoney generated from the buyer.

We will advise you as to the impact of any improvements uponboth the price and saleability.

Kerb appealStand in the street outside your property and try to imagineseeing it for the first time. Most buyers will see the property fromthe same vantage point and make an instant decision whetheror not to inspect. Mowed lawns, trimmed shrubs and neatlypainted fence panels set the right impression to encouragesomeone to view. Sometimes an injection of colour with anattractive hanging basket close to the front door can also help.

Ask any buyer why they bought aparticular property and they will probablygive you a lot of very practical reasonssuch as position, style, size and price.

But never underestimate the power ofemotion, “it just felt right” or “we fell in

love with it as soon as walked in”. The rightatmosphere and ambience can be just as, if not more, essentialthan any of the practical reasons to buy a property. Here aresome tips that might help to encourage an offer:

• vases of fresh flowers

• classical background music

• a cosy open fire in the winter

• take pets out during inspections

• wash and store dishes

• clean work surfaces

• make up beds

• open curtains and blinds

• turn on lights in dark halls or passageways

• put children’s toys away

• neutralise cooking and pet odours and replace them with the aroma of coffee, freshly baked bread or vanilla

• weed and cultivate garden beds and borders

• remove rubbish bins or bags

• repair paint where necessary

• stage rooms as they intend to be used

Some home staging hints andtips to encourage

an offer!


It’s all in the presentation...Bespoke property brochuresWe believe that no two properties are the same and with that in mind our marketing packages are just as flexible. We look at the unique characteristics of your property and tailor make a brochure that encompasses the key features of your home. These carefully prepared brochures are created internally, ensuring that we guarantee their quality and consistency.

Professional photographsA picture tells a thousand words and we spend time selectingthe ones that paint the best possible picture of your property.

There is no limit to the amount of photographs that we canutilise within our marketing campaign. We can create an imageof a lifestyle that comes with the property and also use cuttingedge initiatives such as aerial photography.

Floor plansLike all good estate agents, we provide floor plans on ourparticulars, they are far more helpful and accurate than theflowery description some estate agents use and buyers find theminvaluable. Floor plans improve the quality of viewings becausethey weed out the clearly unsuitable purchasers and can motivatethose who might not otherwise have viewed your property.

Individually produced property details

Property @ your fingertips

Mobile Web for iPhone, iPad, Android, Blackberry Over 90% of UKbuyers now search the internet when looking for a home, so we decidedto make our website and services multi platform. Buyers can now searchfor your property 24 hours a day, 7 days a week on any device. Thisservice plays a pivotal role in the professional marketing of your property.


What else should I do?Organise the Energy Performance Certificate

What is an Energy Performance Certificate?The EPC will tell you how energy efficient your property is, ratedon a scale of A-G. The most energy efficient home will have anA rating. The EPC will also advise as to the impact the homehas on the environment. Better rated homes will have lowercarbon dioxide emissions.

According to the UK Government, the average property will bein bands D-E. Recommendations will also be included in theEPC about how to make the home more efficient.

Property EPCs are produced by domestic energy assessorsusing standard procedures and assumptions about ahousehold’s energy usage levels.

This enables one property’s efficiency to be easily comparedwith another of the same type. A house selling certificate of thiskind also provides recommendations on measures that couldhave been taken to improve energy rating.

What does an EPC include?An EPC is split into two sections, providing a rating for each;energy efficiency and environmental impact.

Energy Efficiency Rating: indicates how much it costs to run a property.

Environmental Impact Rating: indicates how much carbondioxide is released by the property.

An EPC also includes:• Energy usage report - supplying estimated costs for lighting,

heating and hot water• Summary of the property’s parts which impact on the overall

energy performance• Recommendations report - indicating ways and methods to

improve a property’s energy performance. This summarises potential financial savings that could be made from adopting these measures.

Who needs an EPC?The following are requited by law to have an energyPerformance Certificate:• Vendors need an EPC when selling a property• Landlords must have a valid EPC in place at all

times when letting a property.

Why get your EPC from Sarah Mains?We are best placed to obtain your EPC quickly and efficiently to a professional standard allowingyour home to be marketed as soon as possible.

Our services are designed to assist your sale...

Sarah Mains Financial Services work in partnershipwith Mortgage Advice Bureau to offer you unbiasedindependent mortgage advice.

Mortgage Advice Bureau is one of the UK’s leading independent mortgage brokers with over 400 offices nationwide. We have access to 1,000’s of mortgage schemes from over 80 lenders, including exclusive deals in conjunction with Legal & General.

Whether you are considering purchasing a new home, remortgaging or Buy-to-Let our aim is to save you time and find you the most suitable deal available.

We pride ourselves on our high standards of customer service and this is reflected in therecommendations that we receive.

Whether arranging your mortgage over the phone or face to face with our advisor, you will receive comprehensive advice and a recommendation from thousands ofmortgage schemes. For more information please contact Dawn Whiffing on 0191 497 8538 or [email protected]

Your home may be repossessed if you do not keep up repayments on your mortgage. A fee of up to 1% of the mortgage amount may be charged depending on individual circumstances. A typical fee is £95.

Talk to Sarah Mains Financial Services

For independent mortgage advice

14 | Sarah Mains: a guide to selling

Solicitors feesA solicitor’s bill is made up of fees plus VAT together with out of pocket expenses paid by the solicitor eg. Stamp Duty, Land Registry fees and Search fees. The fees are calculatedpartly taking into account the expense of the time devoted to a particular job and partly on the value of the property.

Stamp Duty*

up to £125,000 0%

Over £125,000 - £250,000 1%

Over £250,000 - £500,000 3%

Over £500,000 - £1,000,000 4%

£1,000,000 + 5%

£2,000,000 + 7%

*Correct at time of publication (February 2012)

Estate agency feesEstate agency fees can vary significantly depending on severalfactors. The level of service you will receive will be determinedby the investment in the agent and the sale. A good investmentcan make you money and a bad investment will lose you money.An agent who charges low fees is going to have very littlemoney left to spend on your marketing package.

“if you think it is expensive tohire a professional, wait untilyou hire an amateur”Red Adair

Mortgage costsThese can range from valuation and arrangement fees to earlyredemption penalties. It is not wise to estimate mortgage costsand we recommend speaking to an advisor as early as possible.This will help you budget effectively and ensure that your time isnot spent looking in the wrong price bracket if you are buying on.

What are the costs involved in moving? What happens next?Receiving an offerWhatever offer is put forward, it is the estate agents’ legalresponsibility to put forward any offers received on your property. Itwill always be your decision to accept, reject or counter negotiate.A good estate agent will guide you through the process,presenting several options at each stage. When selecting abuyer there are several factors to take into consideration:

• The amount of offer

• The position of the buyer (in rented, sale agreed or own property)

• The financial status of the buyer (cash or mortgage)

• The buyer’s desired time to complete

• Any fixtures or fittings the buyer would like to include

• Any conditions.

Multi offer situationsIf more than one purchaser is interested in submitting an offer, a multi-offer situation can arise.

We have a process in place that ensures all buyers have a fairchance to submit their best offer for you to consider. You canthen choose which (if any) purchaser you will continue yournegotiations with.


Negotiating on your saleFixtures and fittingsIt is important that the seller and buyer know exactly what isincluded in the sale price and what, if anything, is beingpurchased separately. It often causes great annoyance andtrouble if the seller removes items such as the bathroom cabinet or wall lights which the buyers expected to be left.

The seller will be asked to complete, at an early stage, aquestionnaire stating exactly what items are included within the sale,which ones are not, and which are being sold at an additionalprice. It is advisable for the estate agent to confirm all items thatare included within the sales notification that includes theconveyancers.

We go the extra mile to see the sale through Are you buying on?We can also help you secure your next home. We have a greatunderstanding of your position and if required we can act onyour behalf and negotiate your onwards purchase. Find yourdream home and let us hammer out a deal.

Sales progressionSarah Mains experienceOur experience at Sarah Mains has taught us that the moststressful time for clients is after the sale has been agreed. We go through the process of progressing your sale toexchange of contracts.

It is an emotional time for buyers and sellers. You have to bekept informed as to what point your property has reached in the transaction.

If there are any problems, you need to feel that your agent is doing everything that they can to iron them out. Salesprogression is a new phenomenon to many estate agents. Sarah Mains have always used it.

Each office of Sarah Mains has a dedicated member of staffwhose role it is to constantly update you as you reach thecrucial points of the selling process of your property.

It is this particular element of the service which has resulted in many of our clients using us again and again, in the safeknowledge that we go the extra mile to see the sale throughfrom offer to exchange and completion.

We keep youinformed throughevery step of the sale process


The conveyancing processWhat is conveyancing?The term ‘conveyancing’ refers to all legal and administrativework associated with the transferring of ownership of land orbuildings from one owner to another. The conveyancing processstarts after an offer has been made and accepted to buy aproperty and both parties details are forwarded to the solicitorsacting for the vendor and purchaser.

The conveyancing processWhen you buy, sell or remortgage a property, you are advised touse a conveyancer employed by a firm of solicitors or a licensedconveyancer, to look after your interests and deal with thecomplex paperwork.

Your conveyancer will take care that all the legal conditions andobligations are met and the new mortgage goes into placewithout any problems. He will also act on behalf of your lender,making sure your existing mortgage is repaid (if necessary).During the conveyance, you will be told what is happening, whatyou have to do next and be given a number of documents to signand return allowing the next stage to go ahead. It is important torespond to any requests promptly, so that you do not delay thewhole process. It is not unusual for a chain of home owners to beall lined up and ready to go, only to discover that one of them isguilty of not dealing with a request to act on something and thewhole process grinds to a halt. Don’t let it be you, a break in thechain is unpleasant and stressful for all concerned.

Before exchangeBefore contracts are exchanged, information about the house is provided by the seller’s solicitors. The search reveals amongother things, whether roads are adopted and whether the localauthority has any proposals which affect the property. At thisstage the buyer’s solicitor will also be making sure that the form of the contact is in good order, if all the papers areavailable and that the seller has a good title to sell the property.In the meantime we will be assisting you with the necessaryfinancial arrangements such as making sure your mortgageapplication (if required) is proceeding successfully. It is importantto agree with the seller what fixtures and fittings are includedwithin the sale price.

Exchanging contractsThe legal formalities of a domestic house sale and purchaseusually fall into two parts - those leading up to ‘exchange ofcontracts’ and those following exchange and up to ‘completion’of the transaction. Two identical contracts are drawn up, one to be signed by the seller and the other by the buyer. When both sides are ready to commit themselves to sell and buy, thetwo signed contracts are dated and swapped over betweensolicitors. At this point the contract becomes binding. At thesame time as exchange, the date for completion is agreed.Completion is the date on which the keys and deeds are usually handed over in return for the purchase monies and the buyer can move in.

Exchanging your saleAfter exchange of contractsFollowing successful exchange of contracts, the final transfer or conveyance and any mortgage documents are prepared for signature. Application is made for the monies to be madeavailable in good time for the completion day and final searchesare made to make sure than none of the parties are bankruptand that nothing such as undisclosed mortgage has beenregistered against the house.

The depositWhen contracts are exchanged a part of the purchase price is paid to the buyer and held with the seller’s solicitors. The standard contract provides that this is 10% of the total sale price, but in cases where the buyer is also selling another house or where the mortgage is for more than 90% it is often not possible for a buyer to raise 10% and a lesser sum is negotiated.

Completion and moving dayCompletion is the day that the solicitors move to close thetransaction. Monies will be confirmed to all of the links in the chain and upon receipt they will call the agent to confirm key release. Only at this point can the estate agent release the keys.

Please beware, quite often completion happens late in theafternoon. It is important that you find out and agree thearrangements for the keys. There is nothing worse than waitingoutside a new house with a removal van and not being able to get in.

Post completionImmediately after completion, the seller’s solicitors will accountto the seller with the proceeds of the sale less any sumsrequired to pay off any mortgage and estate agency fees etc.After completion, the buyer’s solicitors will lodge the transferdeed for stamping with the appropriate duty, if any. Then all the documents will be sent to the land registry for the names for the new owners to be recorded withdetails of any mortgages. When thedocuments are returned from Land Registry all the deeds and documents relating to the transaction are bundled together and are sent, if there is a mortgage, to the buyer’slender. If the property is free of a mortgage they will often be placed in the solicitor’s strong room.

When contracts areexchanged a part of the purchaseprice is paid to thebuyer and held withthe seller’s solicitors.


National Association of Estate Agents

All professions have their rogues and manybelieve that our industry has more than it’sfair share.

Sarah Mains is a member of the NationalAssociation of Estate Agents (NAEA). Werequire all our staff to take the exam and

adhere to the professional guidelines that the association haslaid down. This includes attending seminars and taking regulartraining to ensure familiarity with current and future legislation.

In 1988 independent Estate Agents were given the opportunityto join a scheme which would offer their clients an independentcomplaints procedure. Initially few local estate agents took upthis offer. At Sarah Mains we decided to join as we wanted our clients to have the reassurance of knowing that ourprofessionalism and integrity would stand up to examination.

The Ombudsmen for Estate Agents

Anyone in this country canbecome an estate agentwithout any qualifications orminimum service standards!

Agents who wish to demonstrate their commitment toconsumer protection will be members of the Ombudsmen forEstate Agents scheme, which has a rigorous code of practice.

The Ombudsmen is independent and impartial. They listen toany complaints and award binding financial compensationwithout the expense and hassle of having to go through courts.

The sale of your property is too important to entrust to justanyone, so we recommend you choose an agent who is amember of the Ombudsmen scheme.

Peace of mind that you’re in good hands...

“Moving house is a stressful time for most people, you need to know that the transaction is being dealt with properly”Sarah Mains, Managing Director

Sarah Mains is a member of theNational Association of EstateAgents (NAEA), The Ombudsmenfor Estate Agents and The Guildof Professional Estate Agents


Sarah Mains Gosforth Office

Business owner of the year

Peter Rollings of Marsh & Parsons said:

“I talked to a good number of the finalists and was mostimpressed with the calibre of the individuals – it was a verystrong field. In my mind Sarah stood out from the rest.

Starting at 18 years old she was the first female business ownerin the area and she built her eponymous business around herbusiness beliefs. Caring about her staff, knowing them all byname and going the extra mile for them in so many different ways.

She worked 7 days a week for the first year of operation and actually sold her family house to finance the business.

She built a large and profitable business employing over 100people and then the recession came. In my view, as anentrepreneur and business owner it is how you react to whenthings are tough which proves whether or not you are abusiness builder. Sarah made the tough decisions of makingpeople redundant which she hated, She closed loss makingoffices but rather than just retreat into her shell, she opened new offices in areas where she saw she could be successful.She is a good strategic thinker and not too proud to see herown failings and to act upon them.

My final words on her score card simply said SHE’S GREAT!”

Multi award winning estate agentsSunday Times awards

Everything about this agency is different and the judges wereimpressed by the level of innovation shown across all services.Sarah Mains marketing and branding is fantastic, and the fact thattheir promises are based on a real ability to deliver is the icing onthe cake. Innovative schemes and practices have delivered real,tangible benefits for the business and the loyal staff are clearlyengaged across the board, not least due in part to the thoroughtraining requirements and collaborative rewards programme. A high level of repeat business emphasises the success of thiscompany’s approach and outlook and they should be proud.

“A high level of repeatbusiness emphasises thesuccess of this company’sapproach and outlook andthey should be proud”

“Excellence in everything is atthe core of the Sarah MainsResidential proposition”

The winners collecting their awards


Home Sale NetworkThe connection is the differenceSarah Mains Residential has beenhand picked by Cartus, the premierprovider of global relocation.140,000+ customers are moved

worldwide every year by Cartus, to over 160 countries. Withover 30 years' experience of the UK property market, Cartusknows what makes a good estate agent.

Cartus uses Network members to help buy and sell homes forrelocating families. The Network is highly selective andmembership is based on certain criteria being met such asquality of service, local knowledge and professionalism resultingin membership being approved on an invitation basis only.

Selling Your Home What are the benefits of choosing a Home Sale Networkmember to sell your home?

Your property will be listed on the Network's website so it canbeen seen by buyers throughout the UK and overseas

Network members have access to buyers who are moving withCartus as part of a corporate relocation.

In addition to the above, the last two years have seen our member

estate agents refer over 17,000 buyers and sellers to each otherwhere the individuals were moving out of the area. All membersare computer linked streamlining passing of customer information.

If you have not already found a new home, the Network canhelp you find the property that is right for you in the area you aremoving to.

Buying a Home What are the benefits of choosing a Home Sale Network memberwhen you buy a home?

• You can search for properties on the Home Sale Network website.

• You can go to your local Sarah Mains branch who will pass onyour details to the Network member in your destination location.

• Your local Network member can supply concise area information guides about the location you are moving to.

• Full property details can also be supplied for homes in the area you are considering moving to.

So, whether you are moving five or 500 miles you have accessnot only to your local office but Home Sale Network offersextensive coverage of around 1,000 locations so why not followCartus’ lead and use Sarah Mains Residential as your HomeSale Network member too.


Informed and InterestedGuild Members are experts in their local area and work hard to ensure that theirclients are treated with the care andrespect they deserve during what can be a very stressful time. Guild Members

understand the importance of selling your property to the rightbuyers, for the right price, in the shortest period of time.

Raising StandardsThe Guild of Professional Estate Agents ensures that GuildMembers and their staff are regularly trained and fully qualified inEstate Agency practice and customer service, under The GuildAssociate Scheme.

Trust and ConfidenceGuild Members adhere to The Guild's strict Code of Conductand are covered by Professional Indemnity of up to £1M. TheGuild of Professional Estate Agents ensures that all Membersare either members of The Property Ombudsman or The RoyalInstitution of Chartered Surveyors (RICS).

You could achieve a far better resultbuying or selling your home through a Member of The Guild!

Why Use a Guild Member?

Independent ExpertiseAs Independent Estate Agents, we are experts in your local areaand are an integral part of the communities we serve. We are bestplaced to advise you about the local environment, provide youwith accurate valuations and notify you of specific market trendsaffecting local property prices and sales. Our businesses really dosucceed or fail by the quality of the service we provide, and beour ability to successfully deliver sales at the best possible price.

We understand that choosing the right Estate Agent, pricingyour home correctly and ensuring your home is presented in the best possible light can really help to sell your home quicklyand effectively.

London & International MarketNot all of your buyers will be from the local area! Many Londonand International buyers are interested in second homes orinvestment properties around the country and you may have justthe property they are looking for!

Guild Members are able to provide you with access to thelucrative National and International market through ourprestigious showrooms on London's Park Lane using state ofthe art technology to display your properties professionally.

High Quality MarketingGuild Members are committed to regular, widespread, high-quality marketing, that enhances the location and character ofyour home, whilst providing a wide selection of property for saleto the National market place. Giving you the best chance ofachieving the result you want in the shortest possible time.

Code of ConductMembers of the Guild are ethical, professional and adhering to aCode of Conduct - providing you with quality assurance of theirservice, a valuable reassurance.

Guild Members understand the importanceof selling your property to the right buyers, forthe right price, in the shortest period of time.

The Guild of Professional Estate Agents

About the Guild: A National Network The Guild of Professional Estate Agents is aNational Network of carefully selected Independent Estate Agents working together to ensure a 'best in class' service to the public. As active Agents of the Network, our Members pride themselves on building loyal, reputable and professional localbusinesses that depend greatly on the quality of service they provide to their clients.


The Property Auction Specialists

Why choose Auction House?

There are so many reasons why Auction House has become thepopular choice for selling and buying. Here are just a few thatwill show you why it makes so much sense, and why our salenumbers are growing so much faster than other auctioneers.

Strong regional and national presence.Auction House is geared up to sell local property to local,regional and national buyers. We operate more than 25 regionalauction rooms including one in Central London.

‘Local property should always be sold in regions by experts whounderstand auctions and know the area. They will always do abetter job and get a higher price. I think that is why AuctionHouse is so successful’

Market Leaders in many areas.Auction House operates more auction rooms, has moreauctioneers and holds more auctions than anyone else in theUK. We are already the most successful, and market leaders inmany parts of the country.

‘National data shows that Auction House sells more lots and ismarket leader in several English and Welsh counties includingCumbria, Yorkshire, Lancashire, Lincolnshire, Norfolk andPembrokeshire.’

Selling locally achieves higher prices.Everyone selling a property wants to achieve the best possible price for it. Evidence shows the prices achieved throughprofessionally run regional auctions is higher than at centralisedauctions. Auction House are the acknowledged experts in the field and a logical first choice.

‘Property sells for more money closer to home, which is whyeveryone appoints local estate agents. The same applies toselling by auction – choosing a regional auctioneer makessense and you will be glad that you did’

Our regional auctioneers know your area and visit your property to providean onsite appraisal.Sellers need to be very wary ofauctioneers who don't attend andinspect their property before givingadvice on Guide Prices and Reserves.Auction House have auctioneers andvaluers in your area who can meet you at the property, inspect it thoroughly and give you proper guidance.

northeast

‘I don’t see how anyone can know the value of a propertywithout visiting it, seeing its condition and its surroundings. Notonly that but how can they sell it effectively without knowing theopportunities that it offers’

The country’s fastest growing auctioneer.Auction House is a high performing national brand. Now the largest andmost successful auctioneer outside London. With year on year growthof 90% in 2011 (January to August) and a sale rate of 82% - This is farahead of other regional or national auctioneers. ‘Auction House is theonly national auctioneer with a network of regional auction roomsand the only company running professional auctions in widespreadlocations across the country. If you want to sell your propertythrough a local auction room they are the natural first choice’

We are local, well known, trusted and respected in the area.Our auction rooms are run by experienced and successful localcompanies. These businesses are already well known andrespected in the area. Our auction teams live locally, know thearea, have a wealth of knowledge and numerous contacts. Youcan feel reassured and confident your property is in safe hands.

‘Not only do they know the area and the local property market,but Auction House also has an extensive register of activebuyers. These are drawn from both their auction activities andtheir estate agency registers. Auction House sells more auction

properties to end users, and local people who improve them fortheir own occupation, or as a rental investment.’

We are consistently more successful than other regionaland national auctioneers.Auction House outperforms other auctioneers, our 2011success rate of 82% (January – August) is a massive 10%ahead of the national auctions average.

‘Anyone thinking of selling by auction needs to look at successrates. The fact Auction House is amongst the most successfulin the country makes them the natural first choice in your area’

Heavyweight well targeted marketing and open houseviewing are part of a proven success formula.Auction House delivers success using a powerful package of local,regional and national marketing and promotion. We combine ourspecialist local knowledge with regional promotion and extensivenational brand publicity to generate more interest and competitivebidding in our auction rooms. We encourage telephone and proxybids, and wherever possible website viewing of our auctions.

‘We like their marketing approach, we have been impressed by their newsletters and the easy access they provide to legalpacks and planning information. I think they are veryprofessional and helpful to buyers’

“I sold my property at anAuction House auctionand all I can say isWONDERFUL service!Thanks so much again formaking it so easy andstress-free for me.” Kate James


Property types for auction sale

There are many different types ofproperty that sell well at Auction, and if you have one that falls into any of these categories you certainly shouldconsider the Auction route. Checkthrough the list below, and if you find amatch, then give Auction House a call.

Properties for ImprovementProperties in need of updating make ideal Auction Lots. They are in great demand from refurbishment specialists and privatebuyers, keen to undertake a project for their own occupation orfor resale. They also appeal to buy-to-let investors who carry outthe improvements then retain them as part of a property portfolio.

Tenanted PropertiesResidential houses and flats with tenants in residence sellwell at Auction. If the best buyer for your property is anotherlandlord, and it usually will be, Auction is the right route. Weshould be able to get investor landlords bidding competitively.You won't need to serve notice on your tenants, and rentalincome continues to be received right up to completion.

Residential InvestmentsHouses in multiple occupation and blocks of flats are sold atAuction as valuable investments. Here it is the rent level thatdetermines the sale price, just as much as the building itself.Sellers will benefit from the high marketing profile andcompetitive bidding arena offered by Auction House, plus the certainty of a sale when the hammer comes down.

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“I was delighted that you assisted with the sale of my property,above the reserve priceand within 4 weeks of it going in to the auction system.”Kelvin Norris

Development PropositionsDerelict or disused farm buildings, empty commercialpremises, buildings with potential for conversion or change ofuse, can all sell well at Auction. In some locations a changeto residential can significantly add to the value of a property,in other situations there may be space for additionaldwellings or to substantially enlarge the property. Auction isregularly chosen as the effective channel for such disposals.

Building LandThere is no better way of ensuring a seller achieves best price fora building plot or parcel of development land than to offer it forsale by Auction. Builders will be able to consult with architects,planners etc., and be ready to bid in the Auction room. Thetrade can be surprised by the high prices achieved for landsales in the Auction room, which is great news for the sellers.

Mixed Use PropertiesProperties that have twin uses or a variety of potential future usesare ideal for sale by Auction. Retail shops with accommodationabove appeal to investors as well as owner-occupiers.Further conversion work can often be undertaken and theproperty tailored to suit the purchaser’s special requirements.

Commercial InvestmentsRetail shops, offices, industrial units, garage blocks and parkingareas - an ever increasing number of commercial investmentsare being sold by Auction House. It doesn't matter whetherthey are vacant or tenanted, with lease renewal soon needed or with a long way to run. We have a large number of investorclients who will consider all types of commercial investment.

Unique PropertiesThere are always some rare entries, sought after property and prime locations that need to be sold in a competitive bidding environment. Unexpectedly high prices have been achieved by this route.


Fine & Country is a global network of licensed real estate offices specialising in

the marketing and sale of luxury residential property. Fine & Country combines

the widespread exposure of the international marketplace with the local expertise

and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive and more expensive

properties require a more compelling, sophisticated and intelligent

presentation - leading to a common, yet uniquely exercised and

successful strategy enhancing the lifestyle of the property. This

unique approach to luxury homes marketing delivers high quality,

intelligent and creative concepts for property promotion combined

with the latest technology and marketing techniques.

The marketing and sale of Fine & Country properties within the

Regional offices of Sarah Mains Residential, is further enhanced

through showrooms in Park Lane, Mayfair and across the UK. As

dedicated property professionals, we are uniquely able to combine

our local knowledge and experience to handle your transaction just

as you would wish, providing the highest standards of estate agency

services to our clients.


“A major strength of Fine & Country

is the powerful ability to market

property properly on a local, regional,

national and international level.”

ExposureThe more prestigious or exclusive a property, the larger the

catchment area the target audience is distributed over. The more

exclusive a property, the smaller the number of potential purchasers

and, as such, we understand the need to search further afield.

Generally, consumers of exclusive properties are not constrained

by such influences as proximity to publish transportation or local

amenities and, with this in mind, we are able to target the suitable

geo-demographic profile of potential purchasers.

The widespread exposure of your property is crucial in today’s

market, not only is the mobility of buyers greater than ever, but

they could come from, quite literally, anywhere – through local

and regional marketing, national newspapers and magazines or,

increasingly, internationally using interactive technologies such as

the internet, touchscreens and mobile phones.

Marketing

People buy as much into the lifestyle of the property and its

location as they do the bricks, mortar and dimension of its

construction. We utilise sophisticated, intelligent and creative

marketing that provides the type of information buyers would

never normally see.

Your property is presented properly - Fine & Country create

intelligent marketing material that really does sell property.

Prospective purchases require more than room measurements,

they want to understand what it is like to live in the property and

its environment - from schooling to shopping and from transport

to terrain. It is a case of presenting and promoting property as if

it were our own.

“We don’t just sell homes – we sell

a lifestyle our clients aspire to.”

Park Lane OfficeOur showrooms in London are amongst the very best placed in Europe, attracting clients

from all over the world.

Our International Property Centre not only serves the lucrative London and market and

provides marketing services for all Fine & Country property throughout the UK, but also

provides a vital hub for our international market, referring clients all over the world. Using state

of the art technology, property is made available 24 hours a day throughout our touchscreens.

We invite you to visit our impressive showrooms and International Property Centre.

“Probably the best address in the world: 119-121 Park

Lane, London W1 – we reach the markets other

agents cannot reach and provide our clients the best

of all worlds – local, national and international clients.”

Award winning presentation and property marketing coupled with the widest possible market

coverage means that Fine & Country has the power to find the best buyer for you wherever

they are currently located around the world.


2am the phone rings...

it’s your tenant and they’ve got a burst pipe.Landlords, let us manage your properties. You know it makes sense.


Letting your property

We are an accredited member of ARLA, The Association of Residential Letting AgentsARLA, the only professional body solely concernedwith the self-regulation of letting agents has atwenty-five year record of actively promoting the

highest standards across every aspect of residential letting andmanagement in the Private Rented Sector.

ARLA provides specialist training for our staff to ensure that wemeet their stringent criteria and uphold their codes of practice.

For more information visit www.arla.co.uk

Are you a professional landlord with a property portfolio? Orinvesting in property to let for the first time? Either way, you willfind our straightforward advice and dedicated service a hugehelp. Place your property with Sarah Mains Residential and youwill have all the reassurance that your property is being marketedand managed by real experts in the field.

Our staff are ARLA trained and have extensive experience of therental market. The service you receive will be professional anddedicated. They will be able to steer you around the pitfalls and,in short, they’ll make your life a lot easier.

Our prime location offices offer you a chance to market yourproperty on both sides of the Tyne.

Why choose us?Landlords have different requirements and we can cater to all of themWe will find a suitable tenant for your property, carry out fullreference checks, compile all of the relevant paperwork includingan Assured Shorthold Tenancy agreement and set up a standingorder mandate for all future rent payments.

Most of our customers, however, choose us to manage theletting process for them in its entirety. If you choose this optionwe will carry out all of the above along with a full and detailedinventory, including photographs, which will be updated everytime there is a tenant change.

We employ experienced property inspectors who will ensure that everything in the property is checked at the beginning of a tenancy, obtain the tenant’s signature and then continue tomake visits on a quarterly basis to ensure that standards havebeen maintained. We will collect the rent on a monthly basis and deliver it to your allocated account swiftly and efficiently. You and your tenant will be designated a personal propertymanager who will supply you with regular reports, solve anyproblems and organize any necessary maintenance and repairs with reputable contractors. Rest assured, you will be in safe hands.

Legislation changes all the time. Don’t worry, we stay ahead of it.Practices and procedures are, quite correctly, rigorous: they are there to protect you and your property, as well as yourtenant. However, failure to comply can incur large fines and, at worst, custodial sentences.

We make it an absolute priority to stay abreast of thesedevelopments and to keep you well informed about them.

We will also help you through the often complicated changes in regulations and law, with best practice advice and guidance.It can sometimes be unclear how regulations affect you, so we will be there, at hand, to explain.

for all your propertyneeds sarahmainshave it covered

Sales • Lettings • Property ManagementAuction House • Fine & CountryFinancial Services • Conveyancing

Documents

A Guide To Selling