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ABODA FINE HOMES

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FINE HOMES

Welcome to my blog

 

Here you can read all my advice, tips and property market knowledge about buying and selling a high value home in the Wisbech Town & Village area

By Alex at Aboda, Oct 8 2020 03:38PM

Picture the scene...


You’ve accepted an offer from a suitably strong buyer. What next? It’s time to get the legal ball rolling.

Conveyancing involves legally transferring home ownership from you to the buyer. It begins when the offer on your property is accepted and ends when the buyer receives the keys on completion of payment and the legal side of things (referred to as conveyancing) are all in order.


Understanding the conveyancing process will help ensure there are no nasty surprises during the process.


1) You’ll need to instruct a solicitor, ideally one who specialises in conveyancing work. Beware as not all solicitors are as experienced in this field as others.


2) Get three different quotes and go with the one you feel is the best value for money.


3) Your appointed solicitor will then draw up a draft contract or terms of engagement with you, setting out their charges and deposits required.


4) Your solicitor will write to your buyer’s solicitor to confirm they are instructed and prepare a copy of the draft contract and any other details, such as the property’s title and the standard forms.


5) You’ll be asked for several items of paperwork including warranties, any relevant planning permissions etc. Prepare these once you know you’ve accepted an offer. It will speed up the process.


6) All being well it usually take 8-12 weeks to complete the legal side of a sale. Sometimes quicker, sometimes longer.


7) Once contracts have been exchanged and a completion date has been set it’s time to look at who you need to tell that you’re moving.


Please note this only covers the sale of your property and not your purchase if you were selling and buying at the same time.


We know from our experience that this is solid advice but of course it doesn’t represent legal advice – you’ll need an experienced solicitor for that.


Thanks for reading and if you have any property related questions please don’t hesitate to get in touch with us – we’d love to help you.


Alex Doggett – Owner - ABODA Fine Homes


By Alex at Aboda, May 14 2020 12:55AM

The Government has announced the property market has now been unlocked and given broad guidance on how viewings, valuations, marketing and home moves may be conducted safely.


I want everyone to feel as safe as possible when I do viewings, valuations and photo/video shoots on homes, or when moving home during the continuing outbreak of Covid 19.


So let me reassure you that if you do not wish to have a physical valuation appointment, photo/video shoot, view homes, have viewings on your home, or physically move home at any time, I will fully understand and respect that.


I will not be putting any pressure on buyers to view homes, on local home owners to list their homes or have valuations, or on my clients to allow viewings on their homes or be pressured to move home, unless they absolutely feel safe to do so.


Better to be safe than sorry and only do what you feel is safe for you personally.


So, please respect and understand if any of my seller clients do not wish to allow viewings on their homes, or move home, until they feel safe to do so.


We have always had the availability of online virtual viewings for potential buyers with our bespoke professional video tours and virtual tours of our clients homes, and virtual valuation guidance for potential home sellers over the phone or via online meeting.


So if you want a virtual viewing or valuation – let me know!


Where buyers are happy to view my clients homes, and my clients are happy to allow viewings, and potential clients are happy to have valuations and photo/video shoots, I kindly ask you to ensure adherence to the guidelines issued by the government here: https://www.gov.uk/guidance/government-advice-on-home-moving-during-the-coronavirus-covid-19-outbreak and also my additional safety procedures as well – all outlined below.


Home owners must ensure

They ventilate the home for 30mins prior to the appointment by opening windows and doors

Frequently touched surfaces are disinfected before the appointment and afterwards (door handles, light switches, hand rails on stairs, worktops, and taps)

All lights are turned on and internal doors open

At the nearest point of entry to the home (e.g. ground floor wc); provide hand soap, paper towels (not cloth hand towels) and plastic carrier bag to safely dispose the used paper towels

They vacate the home during appointments – as I will show buyers around the home – or at least wear home-made/non-surgical face masks/coverings and maintain social distancing for physical valuations and photo/video shoots etc.

They confirm no-one in the home has had any symptoms of Covid 19 in the last 14 days, and inform us if anyone does up to and including the day of the appointment


For buyers viewing, myself, and photographer/videographer appointments etc., the following safety procedures will be taken


Confirm no-one in their/our household has had any symptoms in the last 14 days and if symptoms present in their/our household then appointment delayed until their/our household has been symptom free for 14 days

Maximum of two people from the buyers household view at a time

Home-made/non-surgical face masks/coverings to be worn during the appointment (we don't wish to put a burden on medical/surgical-grade face mask supply to those that need it most)

Shoes off and hands washed upon entering the home and hands washed again when leaving

Not touch anything during the appointment


Measures specific to photographer/videographer appointments:


Home owners should ensure the home has been de-cluttered as per our standard guidance about preparing tour home for photo/video shoots, to remove the need for anything to be moved during the appointment by the photographer/videographer


In order to successfully introduce these further safety measures, and monitor their efficacy, I will initially phase in viewings only for buyers that can actually purchase right now or are close to being in that position (i.e. nothing to sell/sold stc/considering accepting an offer). This will be for the next four weeks, and will then be reviewed.


While these measures should minimise risk of infection during physical appointments, it will not completely remove the risk – so I will only proceed with appointments where buyers/sellers confirm they understand the risk involved, agree to adhere to the safety measures, and our respective households have been symptom-free for at least 14 days.


I will ask for this confirmation by email at the point of the appointment being initially arranged, they day before the appointment, and again on the day of the appointment


If you are wanting to view any of my clients homes, and are able to purchase right now, please let me know which homes you wish to view and I will endeavour to arrange as soon as possible where my clients are happy to allow viewings.


If you wish to discuss the marketing or valuation of your home, or commence full marketing of your home, please let me know - and we can arrange an initial chat on the phone.


But, most importantly....let's all stay safe and not rush this – again, better to be safe than sorry and only do what you feel is safe for you personally.


Much love – speak soon


Alex Doggett – Owner

ABODA Fine Homes

07904540958


By Alex at Aboda, May 12 2020 07:10PM

Property market set to reopen??? - We'll know more tomorrow according to Housing Minister


Amendments to current lock down of the property market being presented to parliament tomorrow at 9.30am by Matt Hancock, with powers granted to immediately being in the newly amended legislation without needing to be ratified by both houses of parliament


http://www.legislation.gov.uk/…/5…/pdfs/uksi_20200500_en.pdf


Allows travel/visits to homes to buy/rent and agent to conduct viewings and valuations from Wednesday 13th May


AS soon as this is confirmed by the housing minister, and guidelines for safe procedures for conducting valuations and viewings, we will update you further


By Alex at Aboda, May 10 2020 10:06PM

Prime Minister Boris Johnson's Announcement: “So, is everything back to normal now, or not?”


Hi


I'll try to keep this as short and sweet as possible and answer the big questions you might have after Prime Minister Boris Johnson's announcement tonight.


“So, is everything back to normal now, or not?”


The quick answer is simply:


Nope...not yet.


“So, what has changed then?”


Very little - other than your individual household having more freedom during the continued lock down to enjoy public open spaces for exercise and mental health well-being, but only while still maintaining the existing social distancing and personal hygiene measures already in place.


So, my personal advice is to still keep 2m away from other households, regularly wash your hands, avoid touching your face, cough/sneeze into a tissue or the corner of your elbow, and isolate your entire household if you have any symptoms until you are all symptom-free for at least 14 days.


So, enjoy your local open spaces outside, sensibly and safely, while the lock down remains in place.


“But, am I supposed to go back to work, or not?”


Based on the words in the PM's speech, if you work outside or can't do your work from home, you can work and are 'encouraged' to work – but not 'expected' to work.


So, my personal stance and advice on this is:


You should probably only work if you feel safe to do so and your employer has sufficient safety measures in place – or if you work for yourself, that you and your clients feel there's sufficient safety measures in place.


“OK, but what about selling my home?”


Well, until the government guidance changes about people from one household entering other peoples households, other than for essential care/repairs/maintenance/legal reasons; estate agents should still not be entering households that are lived in - even if the members of the household momentarily vacate the home while the estate agent visits your home, and even if the agent wears any amount of PPE.


So, while legally required gas safety inspections or EPC inspections may still be able to take place; estate agents physically going to households to conduct market appraisals, or take photos or videos etc., would still not be allowed under the current guidance.


“OK, but what if I'm currently selling a vacant home that's not lived in, or want to view a home that's not lived in?”


Totally get that point, but...the current government guidance for us all on allowed reasons for travel remain restricted to buy food, go to work, exercise or care for someone – not physically drive to view a home you might want to buy or rent.


So viewing a home, even if it's empty, would still not be allowed physically just yet, under the current government guidelines.


“OK, but what if I want to start marketing an empty home?”


Based on the current guidance, and the PM's speech: estate agents would be 'encouraged' but not 'expected' to visit an empty home that is not lived in; in order to appraise it's market value, take photos/videos/flooplans/EPC's etc.


So, you could start marketing an empty home to start attracting buyers and register their interest.


“What about if I want to make an offer on a home, or I'm currently sold STC/under offer?”


Surveyors for mortgage companies or individual buyers are still able to conduct physical surveys under the current guidelines on empty homes, and removal companies can still move individual households into an empty home.


Some mortgage companies are allowing virtual/desktop valuation surveys on homes depending on their individual buyers loan to value ratio, without the need for a physical survey.


Most solicitors, mortgage brokers, local authorities and search companies are still able to continue provision of service for the legal process of buying/selling a home.


So, you can still make an offer on a home, and continue the legal process of buying and selling a home.


“OK, but can I, or should I, exchange and complete my sale/purchase/move?”


Still a tricky and nuanced one that depends entirely on the sentiment of every buyer/seller/agent/solicitor in the chain and the availability of removals etc.


While the government guidelines still currently state to hold off an exchange/completion/move where possible, many home moves across the country have successfully concluded safely and legally within the guidelines with all parties in the chain cooperating.


So, if you want to buy/sell/move, you are still able to if you wish.


“So, when can we start doing physical viewings and home valuation appraisals again?”


Only when we know the physical process will be as safe as possible for the people in the household, the buyers viewing, and myself to do so when the government guidelines change at the website link below:


https://www.gov.uk/guidance/government-advice-on-home-moving-during-the-coronavirus-covid-19-outbreak


In the meantime, our full virtual viewing marketing of our clients homes remain available for all interested buyers online to view, express interest and make offers on our clients lovely homes.


“OK, but what's going to happen to the local property market after the lock down is lifted?”


Happy to chat about that if you want, but that's more likely a more fluid and longer conversation than possible here, so...


If you want to discuss further, drop me a message/email/text and we can arrange a convenient time to talk!


Hope the above Q&A was helpful and useful.


Stay safe


Much love


Alex Doggett – Owner

ABODA Fine Homes


By Alex at Aboda, May 3 2020 05:19PM

Pleased to see the safety measures we planned to introduce to safely sell homes once lock down is lifted are closely aligned with the measures the Government are potentially introducing in a few weeks time.


A blueprint to revive house sales under strict social distancing rules is being formulated by Ministers and property industry officials in talks this week - https://www.thisismoney.co.uk/money/news/article-8280845/Blueprint-revive-house-sales-Sellers-wait-gardens.html


The social distancing plans being discussed will be sent to Public Health England for approval and are said to be expected to be finalised 'within two weeks'.


So, it's possible viewings may be able to commence again, safely, in a couple of weeks time.


Proposals under consideration include asking sellers to stay in their gardens during viewings and requiring potential buyers to wear masks and gloves. In addition, viewings of each property could be limited each day.


The preliminary discussions held last week focused on a set of standards for 'socially distanced' viewings and legal transactions. Sources said home-sellers will be expected to open all their internal doors and turn on their lights so that potential buyers will not have to touch any surfaces.


Vendors will be asked to temporarily vacate their property during each viewing – perhaps staying in their garden or going to the supermarket or for a walk – in order to avoid physical contact with visitors.


Property viewers look certain to be required to wear gloves and masks and will be expected to avoid touching anything within the property boundaries.


The number of viewers allowed at each visit is likely to be limited. There is also expected to be a ban on the booking of back-to-back viewings.


Estate agents will have to check that no one at the property has Covid-19 symptoms. If any occupant appears to be showing signs of infection all viewings will be called off.


Sellers will be expected to clean their homes before and after every viewing.


In addition to these measures being considered by the government, we planned on also requiring our clients 'air' their homes for 30 mins before the viewing by opening windows and doors so fresh air can pass through the home.


We would also conduct weekly 'tracking and tracing' buyers and sellers for 14 days after a viewing to check if they remain symptom free.


And only allowing viewings if everyone in the buyers or sellers household has had no symptoms for at least 14 days.


We believe our measures should ensure viewings are as safe as possible for buyers and sellers.


We would also undertake similar safety measures for visiting clients to discuss the marketing of their homes, photo/video shoots of their homes, and also ensure other necessary visits to the home remain similary safe (EPC's, floor plans, mortgage surveys etc).

Additionally, from our monitoring of leading indicators on market sentiment (online daily views of homes, new buyer enquiries, etc) there is evidence of there being a release of pent-up demand for moving home as the average online daily views over the last week have been higher than the same week last year, and we've had many new buyers register that were potentially planning a move to the area in a couple of years time bring forward those plans.


So, we are looking forward to being able to re-start the housing market and helping people with their dreams of moving home.


Hope to see you again soon!


Stay safe


Much love


Alex Doggett – Owner

ABODA Fine Homes

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