Selling Process


1Valuation

Pitching the price of your property correctly is a skill. Too high and you won’t receive any interest. Too low and the property sells for much less than it is worth. An accurate valuation pulls together information from several resources, the cosmetic condition, general structural condition, future potential of the property and the prices achieved for similar properties in the area. This information is reviewed and an appropriate asking price is offered to you.

2Selecting an estate agent

Selecting the perfect estate agent to represent your interest is most important. Sound local knowledge, well trained highly motivated staff, clear, fair terms of business clear, fair terms of business, a competitive fee structure and a proven history of selling properties should be high on your list of priorities. The agent that gives you the highest valuation is not always the best for you. Our staff are trained to an exceptionally high standard having completed the “Guild Associate Training Scheme”, approved by Cambridgeshire Trading Standards.

3Obtain an EPC

An Energy Performance Certificate (EPC) rates the energy efficiency of a property and its carbon emissions. As of 6th April 2012, the EPC details should be displayed on all property particulars and it is now a legal requirement to provide an EPC for most properties in England and Wales.

If required we can organise this on your behalf.

4Instructing a solicitor

You will need to decide who will do your conveyancing. Conveyancing is the term used to describe the legal process you must go through when buying or selling a home. Conveyancing can be done by a solicitor or a licensed conveyancer. Find out what their fees are, what other legal costs are involved and when these are payable. We can recommend a solicitor if you do not have one.

5Presenting your property

Prospective buyers will come to view your property, by appointment through the estate agent. Ensure your home is tidy and clean. De-clutter and take down any personal photographs for viewings – it makes the property less personal to you and more of a blank canvas for those looking around.

6Marketing your property

To find the right buyer your property needs maximum exposure across a wide range of media. These are a few of the marketing tools we have available to highlight your home and ensure we achieve the best possible price for your property;

Erecting our House shaped For Sale board: This is one of the most effective ways to advertise and attract buyers to your property. They really do work and they advertise your property 24 hours every day.

Your property will be promoted via both our Addiscombe office and our Central Croydon office. It will also be promoted via our associated Park Lane office in Mayfair.

Social Media now plays an important role and we actively use all available media streams to include Facebook, Instagram, Twitter, TikTok, YouTube and Linked In.

Unlike a lot of agents we understand the need to advertise your home on the three major property portals, Rightmove, OnTheMarket and Zoopla. In addition to these we are the only Croydon Estate Agent able to advertise your home on the Guild of Professional Estate Agents website..

We have a large database of active applicants searching for a home or investment and these will be contacted within minutes of receiving your instructions.

To find out what other unique and interesting methods we have to market your home book your free property valuation now!

7Accompanied viewings

Cray & Norton believe that flexible opening times are essential to maximise viewing opportunities for your home. We know that our customers need to work around their usual daily commitments, resulting in a large number of our clients viewing after work or at weekends. Accompanied viewings allow us to share our expert knowledge on your property to achieve competitive offers. The safety of our clients is paramount therefore we never allow prospective buyers to visit un-accompanied.

8Receiving an offer

All offers will be reported both verbally and in writing and we will check all offers for their validity and ask for proof of funds. We will also conduct checks under the Proceeds of Crime Act 2002 and Money Laundering Regulations 2003 and ensure that any mortgage offer is verified. In the case of multiple offers, we will advise you on the best course of action.

We will always try to achieve the best possible price for your home and act in your best interests throughout the transaction.

9Offer agreed

Before an offer is agreed we will check the buyer’s ability to purchase a property. We can also contact the buyer’s personal mortgage adviser to confirm their financial commitment. This minimises the risk of a purchase falling through.

At the point of a sale being agreed, we will liaise with both your solicitor and the buyer’s solicitor and prepare the memorandum of sale and we will write to all parties confirming the agreed details of the sale.

Your solicitor will request the title deeds from the lender (if appropriate). The solicitor will prepare the draft contract, which details the terms of the sale, and send it to the buyers’ solicitor together with all relevant documents. The buyer’s solicitor will then start the preliminary checks. The Title Deeds and Lease (if applicable) will be checked and local searches carried out.

Remember that in England an offer is not legally binding, so until contracts have exchanged your buyer could change their minds without financial loss.

10Exchange contracts

At this stage both parties become legally committed to the sale, and if it falls through from this point onwards then the deposit is forfeited. Contracts are signed by both parties and the solicitor requests the buyer’s deposit. A completion date is set and agreed upon by both you and the purchaser. Unless agreed otherwise (e.g. a simultaneous exchange and completion) the completion date can be anything up to 28 days from the date of exchange.

11Organise your move

Normally, both parties will want a short period of time between exchange of contracts and completion to organise their move. If you haven’t done so already, you should have arranged all packing and removal duties, informed everyone of your change of address and booked any disconnections/re-connections of services for your new home. Remember on the date of completion the property is legally owned by the new buyers so allow plenty of time to move out.

Don’t forget the cat!

12Completion

Completion occurs when all outstanding legalities have been completed and the balance of funds are transferred to your solicitor. The solicitor will let you know when this has happened and will inform us so that we can release the keys.

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