sales agents – Rebecca Herbst

Advertising for your property or your agents profile?!

During the course of every day we speak to owners considering selling their properties. I am always surprised to hear some of the information I am told by potential sellers with relation to what other sales agents have told them they “must do” with regards to Vendor Paid advertising to list with that agency.

Now I know that in some cases agencies or brands have requirements put upon them to meet certain levels of advertising for agency branded magazines, newspapers etc, but do agents actual consider what is in the seller – and their potential client’s – best interests, or are they filling a “spot” to help build their brand profile…

I’m not trying to start a war, but it is no surprise that printed media is being used less and less as the age of technology is taking over in leaps and bounds! No longer do all potential buyers wait for the local paper or the Saturday morning real estate section to be delivered or picked up from the newsagency. Most open homes or inspections are slotted into a buyer’s calendar from the internet sites well before the weekend.

In our Ipswich market at least, newspaper advertising is largely unnecessary for most residential property.

So what does that mean for you potential sellers out there? Yes, in some areas printed media still has their place, but it is driving less and less enquiry to your door. Purely and simply the internet is a must and there are a few different options out there with the main sites like www.domain.com.au and www.realestate.com.au, but sellers need to do their research too!

Sellers, don’t be afraid to question the agents that you have come to appraise your property and discuss costs and fees. If they can explain and show you why they are recommending various marketing options, and what they are suggesting is proven to bring results, fantastic. If they can’t… are they the right agent for you?

And of course I’d love to help you, with a well-planned and relevant promotional campaign, if you are considering selling.

Please call me, Rebecca Herbst on 0417 644 840 or email rebecca.herbst@century21.com.au

How important is a pre-settlement Inspection?

When you purchase a property – whether it is for yourself to move into as your new home, or as an investment, you are entitled to a final inspection of the property before settlement occurs and you become the legal owner of the property.

Obviously if you are purchasing the property with vacant possession, the best time to do the inspection is as soon as the occupants have vacated, and as close to the time of settlement as possible – such as the afternoon on the day before settlement, or the morning of settlement day. If the you are purchasing a property with tenants in place that will be remaining once you take over ownership, it is also a good idea to do a pre-settlement inspection within 3 days of settlement, just to make sure the property is basically in the same condition it was when you first inspected it and there has not been any damage done that you have not been made aware of.

So what do you look for at a pre-settlement inspection?

1. Is the property in the same condition or has there been any damage – other than fair wear and tear to the property, since you signed the contract?

2. Is everything that was in working order when you signed the contract or at the time of the building & pest inspection report, still working?

3. Are any items that were listed as inclusions on the contract of sale still in the property?

What can you do if there is a problem?

If it is just a small issue like some rubbish that can easily removed by throwing it in the wheelie bin, just mention it to the sales agent so it can be brought up with the seller to see if the sellers are willing to attend to it. If the issue doesn’t end up being rectified by settlement, while it is not nice, it also is not a major drama that can delay or hold up settlement.

If there is an unreasonable issue that you are unwilling to accept, you have a couple of options.

1. Discuss the problem with your agent as they have a direct ear to the seller, but also notify your Solicitor that you would like to formally request to the Seller what the issues are and that you are requesting the matters to be remedied before settlement occurs.

2. Your solicitor will advise you on the course to take depending on the issue, but it could mean that settlement may be delayed until the issue is remedied, or that settlement continues as planned but some funds are withheld at settlement until the issue is rectified.

Have some more questions? Please call me, Rebecca Herbst on 0417 644 840 or email rebecca.herbst@century21.com.au

How to choose the right agent to represent you!

When you are looking at what is usually the largest asset you will ever own, don’t be tempted to try to sell it yourself. Why you ask? It’s not just because selling property is our business, it’s because it just makes good common sense! Savvy real estate agents also will use another real estate agent to sell their own property – because even if they are themselves a super salesperson, they know that it is important to have a third party handle the negotiations of a sale. When emotions get involved, achieving the highest price possible for your asset can be hindered.

But there are other reasons as well! A potential buyer will know that you are trying to sell privately and save money by not paying thousands in commission. So more often than not, they will just offer you less and negotiate harder with you to get a better deal. In the end, trying to sell your home yourself could means that you have to deal with the stress and hard work yourself, and then potentially end up with less money than what a skilled agent would have achieved for you! And higher solicitor fees for drafting and completing contracts…

So how do you find the right agent? It’s simple. Have at least three agents come and appraise your property. Interview them! Make a decision based on whether you feel they will represent your property in the market to its full potential, and you feel you can work well together. Employ an agent that understands your home, can acknowledges the positives and competently can manage the negatives. Do they know and focus on your area, and have a good track record of sales? Are they well presented, professional, yet friendly and enthusiastic? It is possible that agents of this calibre – because they are very good – are not the cheapest. There is a difference between what is cheap and getting value for money. An agent that is prepared to negotiate their commission down just to secure the listing from you, has just shown you that they are not a skilled negotiator! Do you want an agent that will build value into your property and negotiate for you the best possible sales price, or one that will do anything just to get the sale at any price?

Not sure who to choose? Please call Rebecca Herbst for a no obligation sales appraisal and selling strategy on 0417 644 840 or email rebecca.herbst@century21.com.au