You may need a checklist for moving into a first house if you've found your dream home and want to know exactly what you might need.

We've asked cleaning and moving experts what they recommend grabbing. From cleaning products to fab furniture, there are many items you may not have thought about. 

If you're looking to remove house moving stress, getting all the essentials you need will certainly take some of your worries away.

Your checklist for moving into a first house

One of our top apartment moving tips is having a checklist of essentials. This will especially come in useful if you're moving into a new place.

“The first thing I tell first-time buyers all the time is not to rush out and buy a bunch of stuff to fill up their new space,” says Ryan Carrigan, CEO and co-founder of MoveBuddha.

He continues, “As long as you have the basics covered, take your time in decorating and figuring out what you might find is a whole new style and aesthetic for you.”

We have rounded up useful buys throughout, so you can get started on ticking off your list ASAP.

The prices below were correct at the time of publishing this article. 

Cleaning checklist for moving into a first house

Picking out the best cleaning products is an absolute must when creating a checklist for moving into a first house. 

“They ensure that you start with a fresh, clean slate, eliminating any traces of the previous occupants and making your space truly yours,” explains Vanessa Terra Bossart, cleaning expert and founder of Green Terra Cleaning.

She continues, “From scrubbing away dust and grime to sanitizing surfaces, these products lay the foundation for a hygienic living environment.”

Cleaning checklist

• Vacuum: the Bissell Featherweight Stick from Amazon is highly-rated.
• Disinfectant spray: look for one that can kill viruses, such as the Lysol Disinfectant Spray from Walmart.
• Mop: the Swiffer PowerMop from Amazon is a best seller and one of the best mops.
• Cleaning cloths: the Homexcel Microfiber Cloths from Amazon have over 17,000 five-star reviews.
• Sponges: the Scotbrite Sponges from Walmart are heavy-duty.
• Duster: we like that the Uppercut Microfiber Duster from Amazon comes with multiple different heads.
• Kitchen trash can: the Amazon Basics Trash Can has a 5-liter capacity.

Furniture checklist for moving into a first house

While having a couple of first days sitting on floor throw pillows can be fun, you’re going to want supportive furniture long term.

Vanessa explains, “Furniture is not just about filling up space — it's about creating a comfortable and functional living environment.”

She continues, “Your couch becomes the centerpiece of cozy movie nights, your bed offers a sanctuary for restful sleep, and your dining table becomes a gathering place for shared meals and memories.”

Planning your furniture will ensure that you have everything you need to make your house feel like home from day one. 

Be sure to carefully select pieces that reflect your style and personality, so you can create a comfortable and inviting living space.

Furniture checklist

• Couch: the Comhoma couch from Walmart is budget-friendly and ultra-comfy.
• Coffee table: look for lift-top coffee tables, such as the Millwood Pines Eoghan Coffee Table from Wayfair.
• Dining table and chairs: the Lofka Kitchen Tables and Chairs from Walmart are so chic.
• Bed: we like the Latitude Run Suhavi Contemporary Bed from Wayfair, as do over 16,000 shoppers.
• Bedding: while this isn't a furniture piece, you'll need the best sheets, the best pillows, and one of the best mattresses for your bed.
• Wardrobe: go for a neutral-colored one, like the Prepac Armoir from Amazon.
• Nightstand: some come with chargers pre-built in, like the Khljju Nightstand from Amazon.

Storage checklist for moving into a first house

Once all your clothes and items are out of boxes, you’re going to need somewhere more permanent to place them all.

Vanessa says, “Storage solutions are the unsung heroes of a well-organized home. They provide a place for everything, from books and knick-knacks to linens and kitchenware.”

She continues, “Planning for storage options allows you to maximize every square inch of your home, ensuring that there's a designated spot for all your belongings and keeping your living areas neat and orderly.”

Some of Vanessa’s top products include storage ottomans, wall shelves for your favorite items, and cabinets for hiding away clutter.

Storage checklist

• Shelves: pick a versatile piece, such as the Trent Austin Design Chiasson Shelf from Wayfair.
• Wall shelves: try to find ones made from reclaimed wood, like the Gracie Oaks Joao Shelves from Wayfair.
• Cabinets: the Sauder Storage Cabinet from Walmart will work in the living area, kitchen, and bedroom.
• Storage boxes: go for spacious ones, like the Iris USA boxes from Target.
• Food containers: the Rubbermaid 42-piece set from Amazon has over 80,000 (yes, really!) five-star reviews.
• Under-bed boxes: for example, the Budding Joy Storage Containers from Amazon are great all-rounders.
• Storage ottoman: the Songmics storage ottoman from Walmart comes in eight different colors.

Keep your checklist for a first home in mind when scouting out items and you’re sure to end up with everything you actually need.

“Take your time and don’t make the mistake of rushing to buy things you don’t need straight away,” Ryan finishes by saying.

If it’s an smaller home you’re moving to, you may find this apartment move-in checklist useful instead.

Ready to make the leap to a brand-new living space? Aside from figuring out how you're gonna make that happen and crossing everything off your moving-out checklist, you might also be wondering about the cost. Shifting your things from apartment to apartment can vary depending on several factors, including the distance between the two apartments, the size of the apartment, the amount of furniture and belongings being moved, and the time of year. 

However, on average, it costs around $1,000 to move into a small apartment. This price can range from $500 to $2,000, depending on the factors mentioned above.

I contacted NYC’s #1 moving company Piece of Cake Moving & Storage to get some info on how to estimate moving costs, how to negotiate pricing, and get a grip on average moving costs. 

How do you estimate moving costs?

According to Najah Popovic, CMO at Piece of Cake Moving & Storage, there are two key approaches to pricing a move. When speaking to movers for quotes, avoid the mistake of simply asking for a quote flat-out. You should always ask if they charge by volume or the hour first. Moving companies utilizing a volume pricing formula will assist you with avoiding any hourly guessing estimates as well as hourly extra fee charges, which would be out of your control on moving day and are considered to be traffic and accumulated time required to move items.

Volume Pricing

Moving companies that are calculating fees with the volume of furniture in cubic feet to be moved rather than charging an hourly rate, will most likely offer you a flat rate that won’t be impacted by traffic, parking issues, or storage check-in delays.

Volume Pricing Formula:

Volume of goods + mileage + any special complexities  = estimate

In addition, the moving company of your choice will include a per cubic foot price on your quote. Popovic mentions that long-distance moves are priced on the cubic feet or weight and on the pricing model that your mover has in place. One thing to note is that long-distance moves could also include a storage fee if the delivery is delayed as well as extra stop charges. You should always ask your movers for all additional possible fees before you even think about booking them.

Hourly Pricing

Movers will also price your move based on the amount of time the moving truck will be needed. Travel fees between destinations might also apply, however, this is something you could negotiate with your moving company before booking them.

Hourly Pricing Formula:

Hourly cost + travel fees = estimate

Overall, Popovic advises you to familiarize yourself with the formula the moving company of your choice uses before you hire them. Piece of Cake Moving & Storage prefers quoting clients with a flat fee based on volume so time doesn't become an issue and so extra fees don't jump out and surprise customers.

Also, depending on the day of the week as well as the time of the year that you decide to move, could incur higher rates of up to 20% or more due to demand, poor weather, or holidays.

How to negotiate moving costs

When it comes to negotiating pricing with a moving company, Popovic suggests asking your moving company of choice what discounts are available. See if there are certain days of the week that are lower in demand and what the quietest time of the month is. As a rule of thumb, May to September are usually the busiest months of the year to move, in addition to the first and last days of the month, since those are the days when people’s leases tend to expire.

The average cost of moving by apartment size

Moving could indeed be a wildly high expense. According to Popovic, the cost of your move depends on certain factors, as well as the day, time, month, distance, number of items, special items, and handling challenges your move consists of. The price you are quoted depends on your own needs along with other factors, as the estimates should be viewed as a guide rather than guaranteed fixed prices. 

With this in mind, Popovic gave us the rundown on the average price for moving based on how many rooms you're trying to pack up.

Studio and 1-bedroom apartments

The majority of apartments in major cities such as New York are 700 square feet in size or even less. Most New Yorkers live in a studio apartment of about 300 to 600 square feet in size or a small one-bedroom apartment. Although the spaces are small, the perk is that you won’t accumulate much furniture, therefore, moving costs shouldn’t be on the higher end. For apartment sizes like the ones mentioned above, you’ll need at least two movers at an average cost of $400 to $750 — and that’s if your move is considered to be a local relocation. 

Let’s say you are moving oversized items down the stairs rather than using an elevator. For particular challenges like this, expect some additional costs. If it’s a one-bedroom apartment with more furniture, these moves could cost up to $600 to $1,200

2-bedroom apartments (or bigger)

Now, if you are more ambitious and are moving into a bigger space, then moving prices will spike up. These spaces in these apartments include multiple home office setups, as well as extra storage items such as pianos and more. According to Popovic, professional moving companies require sending three movers or more for these specific moves and could charge anywhere from $1,000 to more than $2,000. It all depends on the amount of furniture and items that require disassembling and reassembling from scratch.

If you are moving into a three to four-bedroom apartment, this move will require a four-person crew to get you moved within a day and could cost between $1,500 and $3,500, if it is a local move. Popovic always advises keeping in mind that there are factors that could impact your move’s price such as the day of the week, month, packing services, distance between locations, stairs, and handling needs.

Prices will vary based on where you live in the country, too, but this should give you a good idea of what to expect before a quote comes through. Knowledge is power, bb!

If you’re reading this, chances are that you’re moving into your first apartment, or are thinking about making that first move. Congrats! It’s so exciting having your own place. Having somewhere that’s your own is super special, so ofc you want to organize as much as poss and utilize all the moving hacks before settling into your new place.

There are lots of things to consider, but don’t stress. You’re reading this piece, which means you’re already a step ahead of the game for everything from a loft to a studio apartment. It’s def a good idea to have important info in the back of your mind, so you know exactly what to do before you bring in all the boxes.

I’ve put together some top tips for things to remember when moving into your first-ever pad. These cover a range of different areas, such as keeping your finances in check, getting your cleaning in order, and putting together plans for the future.

Ready to get started? Scroll on down for my top tips for moving into an apartment…

15 useful AF things to remember when moving into your first apartment

Get your head in the apartment game with these different tips and tricks…

1. Set a budget

Work out how much you can spend on rent, groceries, utilities, and other essentials, and make sure to stick to this every month. You can plot this out on a spreadsheet, or even just on the Notes app on your phone. By doing this, you won’t spend more than you have, meaning you won’t be caught bein’ broke. 

2. Measure your furniture

Whip out the tape measure, and make sure that any furniture that you have or that you’re thinking about buying actually fits in your space. You don’t want to have super stressful apartment move-in day, carrying up the couch Friends style, and then finding it won’t even fit through the door frame. 

3. Start with the basics

Yes, it can be so tempting to just blow all your budget on making your apartment cute AF. But trust me, decorating is so much easier when you already have the basic big furniture to work around. A bed, couch, table, chairs, refrigerator, and a stove are all the essentials that you need to have before you move in — everything else you can find afterward.

4. Change your address

Thinking it will be easy to trudge back to the ‘rents to grab your letters? No bestie — we’re adulting here! Update your address with the bank, post office, credit card companies, and anywhere else that may be sending you mail regularly. This way, you won’t miss any important letters or bills.

5. Buy cleaning supplies

If this is your first-ever apartment, chances are you don’t have cleaning supplies already. In terms of cleaning products, I recommend investing in a quality all-purpose spray like Mrs. Meyer’s on Amazon, a kitchen cleaner, a bathroom cleaner, and an air freshener. In terms of tools, I recommend sponges, dusters, and microfiber cloths (Spontex’s are my faves, and Amazon has a cute pack of three ).

6. Create a cleaning schedule

As magical as it would be, there’s no cleaning fairy to tidy up your messes — you’ve got to do it yourself. IMO, the best way to keep on top of this is by creating and following an apartment cleaning checklist. Not only does this stop dirt gathering, but it also means that you won’t be cramming all your cleaning into one stressy sesh.

7. Set up utilities 

First, check that your utilities aren’t included in your apartment. If they aren’t? Get them set up, ASAP. Setting up electricity, gas, water, and cable before you move in will ensure you have everything in place on the first day. Just picture that first evening being nice and warm, watching TV with the lights down low. Vibes, right? Much better than just showing up and spending the night shivering.

8. Clean before moving in

Want a fresh start? That’s why you’re moving into your first-ever apartment, am I right? Make that even fresher by giving your apartment a clean before you move in (JSYK, here's our guide on how to do that). This will allow you to get rid of any germs and dust previous tenants have left, as well as get into areas that won’t be so accessible to clean when you’re fully moved in, such as cupboard shelves. 

9. Check for any damage

Let’s be real, deposits are not cheap. So, you def need to make sure you future-proof yours, so you don’t lose any unnecessary dollar when you eventually move out. Before moving in, check walls, surfaces, skirting boards, and flooring for any damage. If you find anything, make a log of this in writing, take pictures, and inform your landlord. Your future self will thank you later, trust. 

10. Learn your apartment rules

If you’re renting or living in an apartment block, you need to make sure that you’re following any house rules, as you don’t want to upset your landlord or neighbors. Useful things to check include quiet hours, pet policies, and parking regulations. By familiarizing yourself with these before you move in, you won’t be at risk of making boo-boos once you’re in there. 

11. Invest in storage solutions

When you’ve not got a lotta room to play with, making sure everything is organized is especially important. This will then keep your apartment clutter-free in the long-run. Storage solutions like over-the-door organizers (this SimpleHouseware one on Amazon has over 9,000 five-star reviews, BTW), storage ottomans, and under-bed storage organizers are all great options for utilizing as much apartment space as poss).

12. Purchase renter's insurance

I know, I know — another extra cost. But this is a worthwhile expense, as you just never know what could happen. Protect yourself in case of fires, thefts, or any other total disasters with renter’s insurance. I def recommend choosing one that covers all your home contents as well as spendy items like your cell phone and laptop.

13. Keep important documents organized

If this is your first place, you probs have VIPs (Very Important Papers) that you need to keep track of. It’s a good idea to have your lease agreement, renter’s insurance, and any other legal docs all in one place, so you can pull them out if you have any issues or need to look back for reference. I like to use magazine holders for this (FYI, these smart black ones are Amazon’s Choice), as they fit easily into small shelves and spaces.

14. Stock up on pantry essentials

Obvi, you’ll be doing a big ol’ grocery shop before you move in — but don’t just fill your cart with fresh fruit and veg. Be sure to pick up plenty of dry foods like rice, grains, and pasta, as well as canned foods, sauce jars, and spices. It’s handy to have these always stocked in your cupboard, so you won’t run out of food to eat. I like to put my dry food in clear jars, such as these ComSaf ones on Amazon, as it makes it easy to see when they’re running low. 

15. Make friends with your neighbors

Apartments are a great size for people living by themselves, but it can get a li’l lonely if it’s just you, or only one other person. When you move in, remember to knock on the doors of any close by neighbors, and introduce yourself. You could also see if there’s a Facebook group or WhatsApp group that you can join. By making bonds with neighbors, you’ll have a community support network, as well as nearby people to rely on in emergencies. Oh, and it’s always good to have new besties.

Up next: How to organize a small apartment, according to a professional

Whether you have found the home of your dreams or not, you will want to know how much it costs to move house, before working out if you can afford the property in mind. House moving is not always as stressful and undertaking as it's portrayed, but it does come with expenses that can quickly mount up. From something as simple as bubble wrap (trust us, you'll need a lot more bubble wrap than you think) to hiring movers, moving house can add a sizeable cost to an already expensive purchase.

Using a house moving checklist can help you plan for you move – but how much will you need to budget for? And what are the ways you can save on moving house? We've asked property experts to comment. 

How much does it cost to move house in the UK?

The big question is whether you're moving between rented flats or between owned houses. Moving between flats doesn't have to cost much, especially if you're not moving very far. A local moving van can be hired for £150–£300 for a day, which is plenty for most one- to three-bed flats. Typically, they'll help you load the furniture on and off the van, too, making the process easier. You'll also need to factor in the cost of a deposit on the new place (up to five weeks' rent) and the cost of hiring a professional cleaner (£150–£400 a day depending on the size of your property), unless you want to spend the last day of your tenancy furiously cleaning.  

Overall, expect to pay £1,000–£3,000 if you're moving between rental flats. 

Moving house where purchase of the property is involved, on the other hand, can quickly go up into the thousands. Colby Short, co-founder and CEO of GetAgent, explains: 'Moving home can be an expensive process, with it costing an estimated average of £7,000 for moving home essentials, such as conveyancing, mortgage valuations, removals and stamp duty costs, as well as optional costs including financial advisors, mortgage brokers, property surveys and building insurance. 

'The cost of the new home itself, plus estate agent fees are not included in this estimate, with average estate agent fees usually ranging between 0.75% to 3% (+ VAT). The final fee depends on the location, type and value of the property.'

'Other considerations that may cost you during the moving process include mail redirections, storage, packing materials, professional cleaning costs and care for your children or pets while moving. With all of these factors in mind, it’s clear to see how the cost of moving homes can really add up.'

How can I save money on moving house?

Although moving house inevitably will cost you money, there are things you can do to make your overall moving spend a bit less. Brean Horne, a personal finance expert at NerdWallet, offers up some guidance on how to save money when moving house:

1. Declutter

'Moving to a new place is a great opportunity to declutter your home. Take some time to look through belongings and decide how much you really need to take with you to the new property, and what you can either donate to charity or pass on to friends or family members who might be able to get better use of items you no longer use.'

Want to offset the cost of moving with some of this stuff you no longer need? 'You might even be able to make some extra money by selling stuff online through sites like Depop, eBay, Facebook Marketplace or Vinted. This could help you raise funds to cover other moving expenses, such as removals or arranging home insurance for your new home.'

2. Sort out your bills

'Before moving home, inform utility companies and other organisations such as energy and water providers, to let them know you’re changing address with plenty of warning. This will help to settle any outstanding balances on your bills, and avoid being charged for utilities that you haven’t used. 

'Be sure to take metre readings for gas, electricity and water on the day you move out and also from your new property as soon as you move in and keep them for future reference in case there are any issues with bills. Both your previous and new companies will use these readings to calculate your final bill as accurately as possible, without having to spend any extra money on usage.'

3. Don't forget to transfer other accounts

Don't forget about other accounts and services you may need to transfer to you new address. These can include: 

• Your bank and credit card companies
• Your employer
• Insurance companies
• DVLA
• TV licensing
• Electoral roll
• Local council (for your council tax payments)

It's not just about not paying twice for your TV license. Not updating your details can negatively affect your borrowing ability in the future.

'Ensuring your address is updated across your accounts can help manage your credit score. Out-of-date details can negatively affect your credit score because they make it harder for lenders to confirm your identity. This can increase the chance of your application for new credit being rejected.'

Cost to move house UK: a case study

You may still be wondering, 'but how much does it really cost to move house in the UK, in real terms?' We've asked Ava Kelly, Digital PR & Content Strategist, at Love Energy Savings, business utilities and price comparison retailer, to give us her own real-life example. Ava is moving house at the moment and here's what she told us: 

'Hiring a van / truck and moving yourself rather than with a removals company can save a couple of thousand pounds, which is what we are doing in two weeks' time.  Recruiting friends and family to lend a hand lifting and building heavy furniture has been a godsend.

'Estate agents' fees are very high but can usually be negotiated down. For example, if you're buying a house with a partner and you both are selling houses, negotiate down the commission the estate agents will receive if you list both properties with them. This can bring their fees down from 3% to as low as 0.75%.

'Solicitor fees are another big expense, but shop around. Many online conveyancers offer deals far lower than local solicitor branches. You don't need to actually meet your solicitor to get work completed, and items like ID verification can be done via zoom calls so don't miss a bargain you could get with an online firm.'

Looking at how to save to buy a house? Admittedly, buying your first home is getting more and more difficult, and the rising costs of living across the globe are making it more difficult to save for a downpayment on a house. On average, saving for buying a house now takes longer, not to mention that housing everywhere is much more expensive than it used to be.

So, yes, buying a house is tough right now. Is it impossible? Not necessarily. If you are in steady employment - and even if you are steadily self-employed - you can save money to put down on a house. It won’t be overnight, but rethinking a few habits can go a long way to giving you that all-important house deposit money. These tips all come from personal finance and real estate professionals. Follow them and you will have more money - which will bring that dream of homeownership a little closer.  

1. Eliminate unnecessary expenses 

Sound easier said than done? It’s not necessarily as hard as you think. George Clover, Partner at Helmores Estate Agents recommends rethinking any ‘get it now’ habits you may have acquired over the past few years: ‘whether it’s the weekly shop being delivered, that dress you fancy arriving at the door within 24 hours of ordering it, or a regular takeaway, when you stop to look at spending, you can usually see where savings can be made.’

The other major areas where unnecessary spending can be cut are subscriptions and memberships. Gym memberships are an obvious case in point -many people simply don’t use theirs or don’t use it enough to justify the annual expense. If that’s you, just cancel it. The same goes for streaming and music subscriptions - ‘are you actually using them all?’

2. Save on car payments by going for a less expensive model  

Clover advises that although ‘we all love a new car’, you do need to remember that when it comes to getting a mortgage,’lenders look at monthly commitments and having car finance is a big hindrance to your borrowing power. If you’re prepared to change your car for something less expensive while you save for a deposit, not only will you save the monthly payments, you’ll also not be compromising your lending amount.’ Amount saved? You’re looking at thousands. 

3. Rethink your food spending 

The average person spends hundreds every month on grocery shopping, takeaway and coffees - going for cheaper brands and eating out less is a reliable way to save thousands a year. We’re not saying ‘never eat out again’ - just watch how many takeaways you’re getting and whether you could cut down by cooking at home an extra couple of nights a week. 

Top tip: You can still get top-quality and even organic produce at cheaper prices if you shop at local farmer’s markets.

4. Downsize! 

If you are renting a home, this is likely to be your biggest expense of all, and without finding a way to cut down on this major source of spending it will be more difficult to save for a downpayment. Brean Horne, personal finance expert, at NerdWallet, advises that saving on rent ‘can be done by finding a place with cheaper rent, moving into a house share or staying with family.’ 

5. Set a savings goal

The reason many people struggle to save for a house is that they simply don’t plan for it and don’t set realistic goals. Horne explains that ‘setting unrealistic goals for your budget as this could leave you worse off than before, especially if you have to dip into your savings to cover your living costs.’ It is also helpful to remember that these days ‘there are lots of budgeting apps available that can help you manage your spending and saving. Some challenger banks also offer budgeting tools to help you manage your money.’

Horne also offers a simple budgeting formula you can try: ‘Using the 50/30/20 rule can help you make an effective budget that you can stick to. With this rule, you would split your money in the following ways’:

• 50% of your income goes to essentials, such as rent and bills
• 30% of your income goes to your wants, such as socializing or hobbies
• 20% of your income goes to your savings

 6. Lower your energy bill 

Although this can seem very tough right now, there are still ways to lower your energy bill even if you don’t have access to costly insulation projects. ‘Switching to cheaper deals for household bills can also help you save more. Price comparison websites can help you shop around and look through hundreds of deals quickly.’ You should also try to reduce energy use by cutting down on large appliance use - or getting energy-efficient ones.  

7. Eliminate credit card debt 

As any personal finance expert worth their salt will tell you, you need to learn how to get out of debt before you even start saving. Being saddled with thousands in credit card bills makes saving inefficient because you’re still repaying interest.

8. Increase your income 

This is a no-brainer: more income = more money for a downpayment. You don’t have to take on a second job if other responsibilities make it difficult, but you can explore quick ways to make money from home that can, in some cases, give you thousands extra you can put toward a house. 

9. Boost your savings 

If you’re already saving but finding that you’re not saving enough, there are ways to boost your existing savings if you’re creative with what you do with the money you do have. Datha Santomieri, the co-founder and vice president of the insurance agency Steadily, recommends building a ‘war chest’ for your downpayment. This is how you do it: ‘ accumulate assets that produce the consistent income you can use to purchase a house. Buy assets that pay you. Repeat! A ‘‘war chest’’ is an amount of money intended for a specific purpose or action. This reserve of funds is dedicated to purchasing assets that will keep a consistent stream of money coming in.’

‘The key is to repeatedly invest these funds into assets that constantly generate income, such as savings accounts, stocks, real estate, bonds, businesses, and online assets such as courses, webinars, or blogs. Careful selection of fruitful assets can bring you financial stability and a steady reserve of funds you can use for a solid down payment on a house.’ 

In the UK? Consider opening a Lifetime ISA, which is a special savings account designed to help people buy their first home with a value of £450,000 or less, or to put away savings for their retirement. You can open a Lifetime ISA from the ages of 18 to 40 but can keep saving into the account until you reach 50.

Horne explains: ‘You can save up to £4,000 a year into your Lifetime ISA, which can be in cash or stocks and shares, and the government will add a 25% bonus to your savings, which is capped at £1,000 a year.’

10. Keep organized 

Another major reason many people fail to save enough for a deposit is that they simply don’t keep track of how much they spend. Jo Winston, Sales Director at St. Modwen Homes, advises that ‘the best way to get on top of your savings is to ensure you are keeping track of where your money goes. We’ve all done it - headed to our bank accounts after a busy month and wondered where all our money has disappeared to. 

Consider using free apps, such as Monzo, that allow you to categorize all your spending and keep tabs on your money. ‘Additionally, Monzo has a helpful optional feature to save any ‘‘spare change’’. This means any purchases can be automatically rounded to the nearest pound, and the ‘spare change’ is added to your savings pot.’ 

‘This can prove extremely helpful when trying to save, as you can see which areas you may need to pull back on. What’s more, you can set up individual pots to separate your wages each month – making it even easier to budget every aspect of your life!’ 

How much do I need to save for a downpayment? 

Isaiah Henry, the CEO of property management company Seabreeze reassures potential house buyers that ‘while it’s important to have some cash on hand, you don’t need to save up 20 percent for a down payment. If you have a decent credit score and a solid income, you may be able to secure a conventional loan for as little as three percent down. You will likely have to pay for private mortgage insurance (PMI), but that’s not the end of the world.’

However, Donald Olhausen Jr, Owner of WeBuyHousesInSanDiego.com, points out that apart from the downpayment money, ‘it is usually advised to save a few months' worth of mortgage payments in a savings account for general maintenance and repairs. Besides your monthly mortgage payment, homeowners can run into unexpected repairs such as broken water heaters and needing new roofs. If no savings are set aside for this, these expenditures can be a nasty surprise.’

How long does it take to save to buy a house?

This varies hugely depending on your location, income, and saving habits. If you live in a major city or metropolitan area, it likely will take you longer to save because although wages are higher so are rents. Relocating to a cheaper area if your job allows you to work remotely is one of the best ways to cut down on the time it will take you to save for a downpayment because you’ll be able to save on the biggest source of spending - rent. 

The age-old question of how to make your home more ‘sellable’ continues to divide real estate experts – but this new solution is the most unconventional (and downright fun) to date. A recent study has revealed the top five songs that will sell your home faster – and it’s very good news for Fleetwood Mac fans. 

If you’re looking for how to sell a house faster, you may be told to get busy with a fresh coat of paint or invest in a new storage system. However, what you should really buy is a new speaker. The research by *Living Cozy placed ‘Better Together’ by Jack Johnson as the number one house-selling song – after investigating 100 property-selling playlists on Spotify.  

Fleetwood Mac’s ‘Dreams’ claimed the second space, followed by Naked (Fouk Remix) by Kraak and Smaak, and another Fleetwood Mac song, 'Landside', in fourth place. ‘The Rocketeer’ by Orchestra to the Americas concluded the top five – meaning fantasy film buffs are taken care of too. 

So while you may know what to look for when viewing a property, you also need to listen out on your next house viewing. Your seller may be pushing you into the sale with this vibey playlist (or they may be preparing for a house party, but it’s worth bearing in mind). 

But how do these songs sell your home? We hear you ask. According to the study, the secret comes down to a relationship between the music genre and BPM (beats per minute). 

All songs in the top three have a BPM between 110 and 120, the ideal tempo to push buyers into signing is ‘Landslide’, with a 159 BPM. Pop and rock music are the most influential in terms of selling – which is unsurprising, considering the top two choices. 

Beyond the top five, soft, mellow rock frequented the Spotify playlists, including tracks from Elton John and Van Morrison. Yes, with a few notes of Into the Mystic you'll be overlooking the dated kitchen units and creepy basement – you’ve been warned. 

It’s official, selling your home goes far beyond your interior design ideas; it’s time to play Rumours on repeat (well, if you’re not doing that already anyway). 

Spring is a busy time in the world of real estate – the holidays are out of the way and many parents are looking to move to a different school district for the year ahead. Selling your home this season or have plans to in the future?

Your choice of bathroom or kitchen tile could in fact sway it if you're trying to sell your house faster. Juliette Hohnen of Douglas Elliman is one of Hollywood's top real estate agents and was named by the Wall Street Journal as one of the top 250 realtors in the country.

When we spoke to Juliette about potential 'turn-offs' she commented that bold tiles should be avoided if you want to shift your house quickly.

The bold tile trend could put buyers off

'I’ve seen houses with loud wall or tile colors sell for less than those with clean white walls,' says Juliette Hohnen from Douglas Elliman. When thinking about kitchen or bathroom tile ideas in anything other than your 'forever home', it pays to opt for something inoffensive.

Fresh white tiles are like a blank canvas for buyers, helping them to imagine themselves living in your home. As much as we may love bold patterned tiles for making a statement, when appealing to the highest number of people, it's better to go for something more subtle. 

Blank walls will also help buyers imagine how their belongings would look in your home, making them more likely to make an offer.

It's definitely wise to keep things white or a neutral. If you want to add some visual interest and personality, you could DIY your tiles with vinyl cut-out shapes. These can easily be removed before you have viewings. 

It's definitely worth updating old tiles rather than leaving them be, though. Juliette Hohnen says that dated bathrooms and kitchens will put buyers off unless they're looking for a project or fixer-upper specifically. 

'Almost no one likes dark rooms,' she adds. White is sounding more and more appealing.

Painting tiles white or cream could be a quick fix to wipe the slate clean, read our guide to learn how to get a professional finish.

Many of us who rent our homes dream of one day stepping onto the property ladder. It's a long old process with its fair share of mortgage jargon and confusion. 

A new survey on the stressful but exciting process of home-buying has revealed the one thing getting in the way of first-time buyers. When it comes to buying a house, the worst part is the stress that comes from waiting for an offer, according to the study.

This makes sense, as although the US housing market forecast shows signs of things cooling off slightly, demand still very much outweighs supply.

The study, by OpenDoor, says that this tops the list of the toughest challenges faced by first-time buyers. A large 40% of first-time buyers questioned cited waiting for an offer as a real stressor. 

Along with the nail-biting waiting game involved in securing an offer, there are several other troubles people face. When asked about challenges they went through, 39% mentioned finding the home that best fits their family's needs.

Unsurprisingly, coming up with enough money for a down payment was another significant concern, along with being outbid by other buyers. Also, many admitted that they felt they didn't know enough about the real estate market before entering into the process, which would have helped them along the way.

85% of people surveyed said they ran into challenges in general during the house-buying journey. But even if things are plain sailing, it's a tense time, and the fear of missing out on the perfect property is very real.

'For first-time homebuyers, keeping up in a competitive housing market calls for checking, and re-checking, home listings,' says the Opendoor report. 'More than half of buyers checked for new listings once a day or more—on average, they checked 7 times in a single day!'

Across the US, just under three in five first-time homebuyers felt the market was more competitive than they expected. It's true that over the past year, there have simply been too few listings for the enormous demand for houses in the US.

This does seem to be improving - albeit slowly. Another problem people commented on was just how much time it takes - half said it was more time-consuming than they had anticipated.

But the study also showed that people remained resilient while trying to buy a house, with most madking 10 or more offers.

Netflix has revealed that Selling Sunset will be returning to our screens on November 24. 

The real estate reality TV show has been confirmed for two more seasons. So we can expect a lot more glitz, glamour, and incredible properties to drool over in the future. 

2020 might have been a bleak time for many of us confined to our homes, however, Netflix did give us one serious TV gem - series two and three of Selling Sunset.

The reality TV show follows the professional and personal lives of the team at luxury real estate agency The Oppenheim group in sunny LA. The show combined our two great loves - dreamy real estate listings with a dash of drama. 

From watching the glamorous female real estate agents real secure buyers for hard-to-shift million-dollar homes we picked up tips on how to stage a home to sell quickly and what not to do at an open house (you know which one we're talking about).

Here's what we can expect from the new episodes.

When does season 4 of Selling Sunset come out?

Yesterday, many of the cast took to Instagram to confirm that Selling Sunset season 4, will be returning next month on the 24th of November. 

On Wednesday, March 10, 2021, Netflix revealed that Selling Sunset will be renewed for another two seasons, so fans of the Oppenheim Group can look forward to a season 5.

Who will star in Selling Sunset season 4?

In May Netflix has revealed that there will be some new faces on Season 4, 'Selling Sunset fans, those Oppenheim couches are getting a little more crowded in Season 4. Vanessa Villela, a Mexican-American novela star turned real estate agent and Emma Hernan, an entrepreneur who has an interesting history with the ladies have joined the cast.'

The two new cast members will be joining the entire cast - Christine, Chrishell, Heather, Davina, Maya, Mary, Amanza, and twin brothers Brett and Jason - in the new season. This comes despite the announcement that Brett and Davina have decided to leave the brokerage.

When did season 4 of Selling Sunset start filming?

The cast started filming in May, with many members of the cast posting videos of the crew back together on Instagram. If the posts are anything to go by the new season will be a feast for the eyes, from the incredible homes to the stunning outfits. 

What could happen in Selling Sunset season 4?

Mary Fitzgerald gave us our first tip-off about what new properties we can expect from the new season when she announced on FUBAR Radio show that she was listing French Montana’s huge, $5m LA home - and he could be appearing on the show. 

In the FUBAR Radio show interview, hosted by reality star Bobby Norris from TOWIE and journalist Stephen Leng, Bobby asked Mary, 'Have you seen or noticed, are there more celebs that are trying to list their homes through you guys since the huge success off the back of the show? Are celebs going, right, help us flog our house?’

‘Well, I have a celeb client I'm listing his home for today,’ Mary replied. 'Ooh, can you give us any tea, Mary?’ Bobby asked.

‘Yeah. I think you guys may have heard of him. French Montana,’ she said.

'Oh, wow. Okay,' said Stephen.

Mary added, ‘You guys will see it. It'll be probably on my Instagram today cause we're listing it, yeah, literally today.’ Stephen asked if French Montana will be in Selling Sunset season 4, to which Mary replied, ‘I think he probably will, yeah. He's open to it.’

Other surprises for season 4 could include Heather Rae Young's engagement to Tarek El Moussa. The star recently announced her engagement on Instagram, and while we won't see the engagement itself on the show, another Selling Sunset wedding could be on the cards!

A lot has happened in the lives of the Selling Sunset cast since season 3 aired. Christine Quinn recently welcomed her first child into the world, so we expect we could see some of her pregnancy and motherhood journey in the new series.

Obviously, it wouldn't be the show we all love without a little drama. Following the announcement that Brett has left the Oppenheim Group to start a new brokerage, and Davina has also left to join rival estate agency Douglas Elliman, sparks could fly in the real estate world.

'Brett has left to start his own brokerage. It may be the battle of the brokerages!' revealed Chrishell in an interview with Glamour magazine. 'I think season four is going to be the juiciest season ever.'

'I'm not going to sugarcoat it,' she added in an interview with Good Morning Britain in September 2020. 'We're not all friends, we don't all get along. But we try to. Some people have left, the brokerage has split, if the cameras picked up now, there's a lot to pick up on.'

However, some of the biggest drama could once again center around Chrishell and Christine's feud. Since season 3 aired, the pair have publicly fallen out over Chrishell blocking Christine on Instagram and Christine allegedly talking about Chrishell's relationship and divorce to the press.

When did season 3 of Selling Sunset come out?

Selling Sunset season 3 came out on Friday, August 7, 2020. Season 2 was released on May 22nd, 2020, over a year after the first series came out in March 2019.

Who sold the $40m house on Selling Sunset?

It was Jason Oppenheim, President of the Oppenheim Group who sealed the deal, earning a $1.2m commission. At the end of season 2, fans saw a teaser for season 3 that revealed the home had been sold.

If you're currently looking to buy a home, the category of homes that is currently the more affordable for the average buyer may surprise you. It seems reasonable that cheaper homes should be the most affordable, but things just aren't what they seem in the current overheated housing market conditions. 

Brand new research into home price growth across the US property market reveals some surprising trends. Finally, there's some good news for buyers tired of chasing too few homes that are out of their price range to begin with. It turns out that the place where you really should be looking is the sweet spot of mid-priced homes that tend to be more affordable initially. 

The research, by real estate specialists at Redfin, shows that it's the homes at the two extremes of the home price range spectrum that have increased in value the most. This has placed luxury homes in the $1-milliton-plus price range even further out of reach of most buyers. Home values in this category have skyrocketed since the start of the pandemic, increasing by a huge 25 percent. 

At the same time, as too few buyers chase too few cheaper properties, homes in the cheapest price category with a median price of $108,000 have also seen huge increases of 18.7 percent - topped only by the luxury market. Competition for these homes is perhaps less fierce than in other categories – this is the only type of home that has seen a meaningful increase in the number of listings year-on-year (11.3 percent). In terms of value for money, though, a near-twenty-percent price hike will have hit buyers with the lowest budgets hard.

If you are looking for the best value for money in the current housing market, you should be looking for homes in the middle tiers of the market, priced at between $198,000 and $300,000. The competition will be fierce, with active listings in decline and the average time it takes for a home in this category to sell averaging just 15 days. 

However, it is the mid-priced homes that have experienced the least dramatic price hikes, with values for homes with a median price of $198,000 rising by 13 percent year on year. That's still a big increase, but these are pandemic times, and at least it's not nearly a quarter of the home value. Redfin Chief Economist Daryl Fairweather said: 'Surging prices can be especially problematic for first-time and lower-income homebuyers, but the good news is that the supply of the country’s most affordable homes is growing. That means there could be more homes to choose from and less competition for buyers in that segment of the market.'

For now, buyers looking for mid-priced homes will need to act quickly, but they also will be rewarded with fairer priced, more affordable real estate.

The colors that will sell your home in 2021 are different from the paint color trends that have dominated Zillow's popular Paint Color Analysis for the past few years. There are some unexpected returns of old favorites, as well as some new kids on the block. We guarantee you, however, that all these colors, especially the bedroom color ideas, are right on trend and will look great in your home, even if you're not selling.

1. Blue dominates

You probably have already heard that blue is an excellent color to up the value of your bathroom, and the light blue bathroom color is still going strong this year. Incorporating blue bathroom ideas into your home decor will fetch you 1.6 percent more at resale, or an average of $5,000, according to the Zillow Paint Color Analysis.

Even more interestingly, blue bedrooms have risen to the top of bedroom colors, with a dark blue bathroom now the most covetable color for buyers. A warm, deep tone was found to increase home values the most, although the same was true for almost every shade of blue, including light blue and bright blue hues. You really can't go wrong with it. 

2. The return of white kitchens

Somewhat surprisingly, the latest issue of the Paint Color Analysis sees the return of white kitchen ideas as your surest bet for a higher home value. You don't have to go all-white, either, if you find this color a bit boring. Zillow recommends that 'If you want to make your kitchen attractive to buyers, go with a white wall.' If you're feeling a bit more adventurous, try a dark and dramatic kitchen in a bold green, or a sweet and sunny light yellow. 

3. The one color you should avoid at all costs

The Zillow offering of colors that sell your home for more has quite a bit of variation, with options both for those like calm neutrals and those who prefer bolder paint colors. However, there is one color that will reduce your home value regardless of what room it's used in – bright yellow. We're not talking the tasteful vanilla yellow that can actually be beneficial in many rooms. We mean the bright danger sign yellow – it will reduce the value of your home, always. Steer clear. 

It’s a seller’s market, which is great news if you’re putting your home on the market. If you’re trying to purchase a home: not so much. In the mad rush to gobble up the existing inventory, buyers are susceptible to all kinds of bad mistakes. And these wrong decisions can cause buyers to reject your home offer, or even worse, you may land your 'dream home' and it could turn into your worst nightmare.

Have your hat in the real estate ring right now? These are some of the biggest mistakes that homebuyers make in a seller’s market. 

• Want more real estate insight? Check out our housing market forecast

Trying to get a deal

In any type of transaction, buyers like the idea of getting a great deal or a fantastic bargain. But according to Mihal Gartenberg, an agent at Warburg Realty in New York, NY, a seller’s market is not the time to search for a deal. “If a buyer wants to close on a home successfully, they should rely on their agent’s advice on how to present themselves and their offer in the best light so it stands out from the other competitors trying to buy the same home,” she advises.

Her colleague, broker Rachel Lustbader at Warburg Realty, agrees that this is not the time to try lowball tactics. “Buyers should think clearly about their maximum price point and feel comfortable making an offer at, or as close to, the asking price as possible,” she says. “Furthermore, they should contemplate whether they are prepared to enter into a competitive bidding situation and/or a round of best and final offers if necessary.”

Insisting on an inspections contingency or dragging out the inspections contingency period

Usually, if the home inspection reveals any problems, buyers should ask the seller for repairs or credits. Usually. But in this market, the buyer who asks for no contingencies will probably win the sale, according to Vanessa Dunlap, a realtor at Highland Premiere Real Estate in Los Angeles, CA. “However, you will need to know your pain threshold for replacing and/or making repairs on your own before agreeing to a no contingency sale,” she adds. 

If you’re buying an older home, Dunlap says you may not want to waive the inspections contingency. However, she says you could reduce the number of days for the contingency period.

“Schedule the home inspection appointment while writing the offer in anticipation that the offer will get accepted so that you can get the inspection started right away,” she advises. “Better yet, bring your home inspector with you while you are touring the home so you can waive the home inspection if everything appears satisfactory.” 

• Selling? Here's how to add value to your home

Failing to work with a realtor

Some buyers try to circumvent realtors in an effort to save money. But in a seller’s market, you need all of the help that you can get. “Even if buyers are scouring the MLS for properties that are publicly listed, ideally, they need to be working with a realtor who has a network of off-market properties that might be coming to market soon,” advises Ryan Dalzell, a realtor with the Dalzell Group in San Diego, CA.”

“Well-established realtors are constantly checking in with our brokers at weekly pitch sessions to hear about upcoming listings, and oftentimes this jump on the market can allow the buyer to be first in the door with their offer,” he explains.  In addition, Dalzell says some realtors send out letters in the community to find potential sellers before they even decide to list their home. “This can allow a buyer the opportunity to make an offer without the overwhelming competition that is the norm with publicly listed properties.”

Not being prepared

With so many potential buyers, sellers aren’t going to wait around while you ponder your next course of action, or try to fix any glitches or hiccups on your end. “The biggest mistake buyers make in a seller’s market is not fully understanding that it is, indeed, a seller’s market,” Lustbader says. “This means that buyers will have to act quickly once they see a home that interests them.

And acting quickly entails more than just making your wishes known. “Buyers need to have all their documents in order, so they are ready to quickly move forward with an offer once they find the home they want to buy,” says Gartenberg.

In other words, you need to have all of your ducks in a row. “When the right property comes on the market, buyers should be ready to jump and to present the cleanest, most complete package possible to convince the seller to accept their offer,” Dalzell says. “This means a current lender pre-approval letter that states that the buyer has been vetted and can perform on the offer being submitted.” 

Being inflexible

When something arises, failing to be accommodating could cause the seller to favor another potential buyer. “Strive to accommodate the seller by being as flexible as possible throughout negotiations,” Dunlap recommends. “If you don't absolutely need to take possession right away, let the seller know.” Why would that make a difference? If the seller hasn’t find a house yet, she says you can offer to let them lease their house after closing. “Accommodating seller leasebacks are extremely popular in this market, and could be the clincher in a competitive deal.” 

Getting discouraged

Don’t lose hope if you don’t get the first house you wanted – or even the second or the third. “Your real superpower in a seller’s market is to turn up the charm and keep as positive of an attitude as possible - along with your lowered expectations,” Dunlap says. Even if you’re on the losing end of several multiple-offer situations, she advises against getting discouraged, because you might win the next bidding war.

House plants make our lives better in so many ways – and now it turn out they can also help you sell your house faster. With the popularity of the best indoor plants exploding thanks to social media platforms like Instagram, homes on sale that feature house plants have an edge over the ones that do not. 

The team at online plant subscription box LazyFlora have used their horticultural and interior knowledge to put together a list of the plants to create a good impression and inspire potential buyers. All of these plants are low-maintenance, add interest to a room – and, very importantly, photograph beautifully. 

1. Rubber plant

Rubber plants will make a statement in any room – their large, glossy leaves add structure to any decorating scheme. A mature rubber plant will be especially appealing to a home buyer, because they give that covetable 'home jungle' look. 

Rubber plants do need bright indirect sunlight to thrive and should only be watered when the soil is dry. 

2. Snake plant

A low-maintenance plant suitable for even complete plant beginner, the snake plant is in the 'almost unkillable' category. It also adds a sculptural and decorative element to your home decor, making it look more polished. Place it onto a coffee table in your living room during a viewing.

This plant can go weeks without any attention and will still reward you with their beautiful architectural shape and striking leaves.

3. String of Hearts

String of Hearts is a super-trendy plant that give a home an 'Insta-ready' look and will be especially appreciated by younger buyers. It is perfectly suited to a bookcase or shelf and is very easy to look after. This evergreen, trailing vine has heart shaped, fleshy grey-green foliage with an eye-catching marbled pattern. 

New to caring for plants? Find out how to care for house plants in our guide. 

4. Chinese Money plant

The Chinese Money Plant is another plant which is easy to look after and will add interest to a room with its rounded, green leaves. The Chinese Money Plant thrives in bright, indirect sunlight and will need watering around once a week once the soil is dry to touch.

This plant has a positive superstition attached to it – supposedly, this plant brings wealth and prosperity to a home. Those buyers who are into their house plants will definitely appreciate the good associations of this plant. 

5. Prickly Pear Cactus

Cacti and succulents are extremely trendy plants – perhaps the most trendy, and an interesting-looking cactus announces your home as contemporary and quirky. Try positioning your cacti in a prominent spot on a window sill or against a white wall to really show off their funky shapes. The very cute prickly pear cactus is ideal for even the most neglectful homeowner. The thick pads of the plant grow in ear-like pairs with short bristles. 

6. Dragon Tree

Draceana, or Madascar Dragon Tree, is a beautiful tree that resembles a palm and are great for creating a tropical look in the home. This gorgeous plant is easy to care for and almost indestructible. The green sword like leaves are edged with red and in spring it can produce tiny white flowers, although it rarely flowers indoors. It’ll make a real statement in a room.

7. Peace Lily

A Peace Lily is an ever-popular plant – home buyers will like them because they are familiar. Also, the Peace Lily has long been said to have air-purifying properties, so if you have a few at home, this will create an atmosphere of a healthy and harmonious home. 

The dark green leaves and bright white flowers – or leaf bract - will create a striking display. They need watering only when the soil is dry to touch and will thrive in medium to low light.

8. Monstera

Monstera, or the Swiss Cheese plant, is a must for anyone selling a home, not least because it photographs so well. It has gorgeous green leaves that develop holes, which is where its name comes from, and can grow up to three feet wide. 

You only need one mature plant to maximize on the eye-catching potential. Monstera loves indirect sunlight or light filtered by a curtain and try not to overwater.

9. Boston Fern

The Boston Fern is a delicate evergreen fern that will do wonders for styling a bathroom or study ahead of a sale. It is elegant and has that peaceful, Zen look that will give a bathroom a spa-like look. 

The Boston Fern doesn’t like direct sunlight – indirect sunlight is best - and does need frequent watering to stop the soil drying out.

10. African Violet

The African Violet is perfect if you want to add color and interest to a room. Best suited to a bright window sill, they prefer indirect light and water when the compost is dry on the surface. You’ll be rewarded with vibrant colored blooms.

If you want to sell your home faster, maximizing the potential of your photos is essential. The listing images are the first thing your prospective buyers will see, so they need to work hard to present your home in the best possible light. In fact, a successful image will more often than not make the difference between a buyer who keeps on scrolling to a buyer who picks up the phone to arrange a viewing. Whether you're taking your own photos or hiring a professional, follow these top tips from homebuilder Miller Homes to get your real estate photography just right before a sale.

Selling a home? Find out more about home values from our housing market forecast.

1. Choose the right time of day

Natural light can make a big difference to the look and feel of a home, and you can enhance the amount of natural light in your home by making a few small changes. Start by opening up your blinds and curtains, and take care to remove any objects that sit on your window sills, including picture frames or flowers, as these can be deceiving to the eye and make your windows appear smaller.

It’s also a good idea to temporarily move any furniture that may be blocking the windows, such as a sofa or television. It’s important to showcase as much space as you can, and allow the light to flow through.

Make sure you turn on any lights you have available too, even during the day. Not only will they help to brighten up a room, they’ll also make it appear cozier and more inviting.

2. Think of the bigger picture

Don’t worry about trying to cram every small nook or cranny into your photo gallery. Instead, to really catch the buyers’ eyes, you need to think about the bigger picture.

From your photographs, prospective buyers want to see how much potential your home has, and they’ll be thinking up ways in which they can benefit from the space as a whole. You’ll want to emphasize the space and layout, so to capture this try keeping the pictures at a wide angle and avoid focusing too much on the smaller spaces in your home such as closets or under the stair storage.

Also, don’t forget that some rooms may require you to take extra photographs from different angles – especially smaller spaces like en-suite bathrooms or powder rooms. When doing so, just be aware of any mirrors or large windows in the background where you might catch your own reflection or a glare from the ceiling lights in the pictures.

• Get more layout inspiration in our gallery of 10 small living room layout ideas to maximize your space

3. Be selective about what you show first

When taking photographs, be selective about which photographs best show off your home. Much like ‘putting your best foot forward’, the first photograph on your online listing should show off the best feature your home has to offer. So, it’s worth putting thought into exactly what you plan to photograph, and consider which image will be your main photograph to entice prospective buyers. Your real estate agent will offer have guidance about which photo might be best. 

Photographs that capture your home's character or special qualities, like built-in shelving, wooden or tiled flooring, or a unique entryway can all go a long way to help generate more interest. Not to mention creating a great first impression before potential buyers have even had chance to visit.

Think about your own first impressions of the home before you bought it and ask yourself, ‘what did I love most about the space?’ Whether it’s the living room’s large bay window, rear conservatory or traditional ceiling moldings, put yourself in the buyers shoes and think about what might catch your eye when endlessly scrolling on those listing sites.

4. Plan ahead

Once you’ve decided what areas you’ll photograph, it’s time to see how you can quickly and easily improve the space – both inside and out.

You might want to mow the lawn or trim the hedges in the garden, as well as remove any clutter from the front of the property such as bins or hosepipes. You’ll want to demonstrate that your garden has been well-cared for and wouldn’t require much maintenance for the buyer if they were to move in straight away.

In a similar vein, tidying up bedrooms and picking up stray toys all help to create a clutter-free environment. Ideally, prospective buyers want to see as much of a clean slate as possible in order to really imagine themselves living in your home, so tidying away personal items might help you clinch the deal.

If you’re not sure where to start, let these Marie Kondo tidying up tips help you.

*Tips kindly provided by new homes builder Miller Homes

Savvy homeowners choose renovation projects with an eye toward resale value. That’s because the right reno projects can increase your home’s value. For example, there are several backyard improvements that make your home more appealing to buyers, and there are even colors to help your home sell quickly.  

However, homeowners often overlook two inexpensive projects that have a huge payoff. In fact, these are actually the two least expensive projects, but they have the largest return on investment.

Keep reading to discover these two projects and learn why they’re so important to potential home buyers.

Deep cleaning

According to research by HomeLight, deep cleaning your home costs, on average, $169, but can increase your home’s value by $1,728. That’s a 935% return on investment!

“A home that’s deep cleaned and polished to a T will photograph better, show better, and provide a clean slate for potential buyers to imagine themselves decorating and living in the space — all of which can translate to potentially higher offers once your home is on the market,” says Annie Dreshfield at HomeLight. “It can also communicate an unspoken message: you’ve taken care of your home and it’s unlikely that there are deeper problems lurking beneath the surface.”

Her view is shared by Elizabeth O’Neill, a broker at Warburg Realty in New York, NY, who says a clean home communicates to the buyer that the property is both loved and well-cared for – and those are the most important messages that you can convey. “Also, let’s face it: everything looks better when it’s clean, but owners get ‘used to’ looking past dirt, and they lose their perspective,” she explains. 

In fact, sometimes, a dirty home can stop potential buyers in their tracks within mere minutes of arriving. “Buyers ‘nope-out’ the fastest when we go into a home where it looks like no one living there even cares about the home,” says Chuck Vander Stelt, Valparaiso, IN-based real estate agent and owner of Quadwalls. “Homebuyers have a low tolerance for neglect, filth, or sellers putting forth zero effort to make a home presentable for showings.” And Vander Stelt says this is true for both the interior and the exterior.  

What deep cleaning entails

Deep cleaning doesn’t cost much money (basically, you get need to pay for cleaning supplies), but it will cost you time and elbow grease. Of course, another alternative is to outsource the work to a local cleaning business.

If you’re tackling this task yourself, Dreshfield says you need to cover the usual bases, such as countertops, appliances, the refrigerator, and oven. And yes, buyers will open your refrigerator door and look inside of your oven.

There are also other must-clean areas in your home that can’t be overlooked. “Given the scant amount of time you have to make a positive impression on a buyer, you need clean walls – and I love Magic Erasers – shiny floors, bathrooms that sparkle, dust-free window sills, and clean tops of closets and door, because let’s face it, no one is excited to pay for someone else’s dirt,” O’Neill explains.

And that’s why you can’t assume that some spots will escape a buyer’s eyes during a viewing. “Areas such as light switch covers and around doorknobs and door frames may not be noticed at first glance, but believe me, a home has not had a deep cleaning before buyers view it, has a distinct feel that can turn them off, warns Christopher Totaro an agent at Warburg Realty in New York, NY. “A home that has been thoroughly scrubbed to the level of using a toothbrush to clean those hard-to-get spots and has sparkling windows will have a crisp and fresh feel,” he says.

And there are other places where homeowners may forget to clean, but buyers won’t forget to look. “Don’t forgot about cleaning inside kitchen and bathroom cabinets, drawers, and pantries, as well as your dishwasher and garage,” Dreshfield advises. “Giving the inside of your dishwasher a good scrub, power washing the floor of your garage — while the cleaning itself might take a few extra minutes, the impact can be outsized.”

• Keep reading: How to deep clean your house this weekend

Decluttering

Decluttering is the second least expensive renovation project with a huge payoff. On average, decluttering costs $486, but can increase your home’s value by $2,584 – which is 432 percent return on investment, according to HomeLight data.

“There is no need to have a degree in Feng Shui or minimalism to understand that clutter is unhealthy for the sales process,” says O’Neill. “Just walking into a cluttered space can immediately create a degree of stress.”

She admits that we tend to grow accustomed to looking at our own clutter, and this can make us blind to how potential buyers might view the home. “Clutter can be a real deal-breaker because not only is it unattractive to look at, but it can really telegraph to buyers a variety of negative attributes—including that there is inadequate storage,” O’Neill says.

But those aren’t the only negative reactions to clutter. For example, the more stuff you have in the home, the smaller it will appear. And O’Neill says it will also create yet another negative response: “Clutter can be interpreted as a statement of how attentive—or more aptly, inattentive — the seller is to other more serious home care issues.”

And here’s something you probably haven’t thought of: more clutter can make your home more polarizing. “Whether it’s pictures that remind the buyer of the boss who fired them, CDs from a band they hate, or a bumper sticker supporting a candidate they despise, the less clutter, the less chance to offend,” O’Neill explains.

• Keep reading: 27 decluttering jobs you must do if you want to sell your home

What decluttering entails

Decluttering your home can be a huge task, so consider trying to do it on a routine basis. This will keep it from being an overwhelming chore. Whether you declutter seasonally or annually, Dreshfield recommends trying to keep the clutter under control so you won’t have so much to do when you put the home on the market.

“You don’t have to go as far as emptying your shelves entirely, but try to think through the lens of a buyer: would your cherished possessions speak to them? Dreshfield asks. “Or are they so specific that a potential buyer may not be able to see past them during an open house?”

And if you don’t have the time or the desire to declutter your entire home, she recommends at least decluttering specific areas. “The most important thing to remember is to remove clutter that hampers sight lines, like in the living room and kitchen, to help buyers see the potential of the home without distraction.” 

And this will require you to view the home with a critical eye since many of your items are just normal day-to-day objects to you, but may not have the same effect on buyers. “For example, toothbrushes, hairbrushes, pill boxes, etc. may be considered unnecessary and unsightly to others, and you want people to imagine themselves living in the house, but those personal items dispel the illusion,” Dreshfield explains.

And that’s the thought to always keep top-of-mind: it’s all about the buyers. This will make it easier for you to look past what you would like or prefer. Remember the end result of doing this. “Decluttering is one of the tasks that is most likely to help a seller accomplish one or all of the following: protect the listing price, reduce time on the market and/or potentially incentivize buyers to make offers over the asking price,” Totaro says.

“When a buyer is out shopping for their new home, and they enter a home filled with the objects and photos of the seller's life, the buyer is not easily able to “plug in” their own life and imagine living their new life in the home,” he explains.

There's so much advice about the features that buyers want that it can be difficult to decide what actually matters if you want to know how to sell a house faster. Do people care about the furniture or not? Do they like personal items or do they want everything neutral? Now we have answers based on...people's eye movements when they browse property listings online. 

New eye-tracking research* has revealed exactly what buyers look for when looking through home listings. The technology was used to see what catches a buyers' attention when scrolling through homes, and what aspects of property listings get ignored, or even put viewers off. Some of these will confirm what you already know, but others may come as a surprise. 

1. Color accents

When flicking through property photos, buyers are drawn to bright colors — as well as any unusual objects. While particularly loud or garish features were found to be off-putting, little flashes of color caught people’s attention and were received positively. 

If looking to make your own listing stand out, you don’t necessarily need to go for something large like a feature wall – buyers are drawn to even small bits of contrast, such as colorful flowers or fruit. A few little touches could get you a lot more attention.

2. Family photos – but not too many

Forget everything you've been told about depersonalizing your home when staging it for sale. It turns out that people actually like personal accents in a home, particularly family photos. Study participants often lingered on images where family or personal elements were present. So, don't put all the family photos away – just make sure there aren't too many of them. Find inspiration for arranging your photos in our gallery wall ideas.

3. The furniture

This again may seem illogical, but the study found that people looked at the existing furniture a lot, and the furniture had a large impact on their overall impression of the home — whether it’s included in the property or not. The study found that buyers are often unable to separate a room from the furniture and decorations in it, so if they don’t like them, they will quickly move on. 

4. Floor plans

If your online listing doesn't included a floorplan, you won't get very far. Participants often sought them out quickly after arriving on the page. They checked to see if the listing had a floor plan, then would  view the images, and then return to look at the layout. The more detail you can give about the layout, the better.

5. Clutter

If there's mess in your home, buyers will instantly spot it in your images. The testing found that buyers’ eyes are instantly drawn to clutter and that they can form a negative impression instantly, often leading to them leaving the listing. A little cleaning can go a long way. If you're finding it difficult to declutter, try the Marie Kondo tidying up method. 

6. Local area information

This is not strictly about the home itself, but the study found that the participants regularly scrolled to find maps in order to visualise where the property sits compared to nearby amenities — so giving a sense of the area and why it’s a great place to live can make a big difference. Emphasising a good school, access to supermarkets or open places is a major draw, and people actively look for this information. 

* Research data kindly provided by Strike

Listing your house during the mid-week days of Tuesday, Wedneday, and Thursday will sell your house for more money, according to brand new research by real estate experts at Redfin. Yes – not only will listing your home at mid-week help you sell your house faster, but buyers will pay more for a home that went online on a Wednesday than one that went up on a Saturday. 

• Looking to buy a home? Consult our housing market forecast first for up-to-date home price trends

What's the reason behind this? It's mainly do to with practicalities of contacting agents and arranging viewings, although a psychological dimension also seems to factor in. As Redfin Chief Economist Daryl Fairweather explains, 'because the market is so competitive right now, most homes will receive plenty of attention regardless of when they’re listed. But sellers can still maximize their potential profit simply by listing in the middle of the week, which gives potential buyers a few days to see the home, talk to their agent and set up a showing for Saturday or Sunday.'

So, while buyers may be feeling the pressure to find a home in a competitive environment, they still like the option to give a house a second look and but more thought before booking it to go see it. And they will pay a premium for that opportunity – on average $1,700 more. And if you live in Boston, you'd better list your house at mid-week, because buyers in this city will pay a whopping $7,100 for homes listed during the Tuesday-Thursday window.

As for selling your home faster, listing it during the middle of the week will do that, although not by much – just 1.6 extra day. What this method will definitely get you is many more views on the first day your home is listed, 64 percent more, in fact. As any realtor worth their salt will tell you, the first few days of a listing going live are the most important ones for a house sale, and the offers that come in after the initial offers are the highest ones most homes will get. So, maximizing your chances of a quick and good sale by listing your home on a Tuesday, Wednesday, or Thursday is definitely worth it. 

Kitchen and bathroom design can make or break a home sale. Granted, they’re not the official reason why buyers should walk away from a home sale. But that’s because the condition of these rooms can determine if your home even makes it on the list of houses that buyers want to consider purchasing.

Since buyers are finicky, sometimes, it’s hard to predict exactly what they want in a bathroom – for example, some want a deep soaking tub, while others want to completely remove the bathtub. So, how can sellers determine which changes are most likely to appeal to the majority of buyers? 

We discovered the No. 1 bathroom update to tackle before selling your home: double your sink/vanity space.

In a recent report by HomeLight, the overwhelming majority of real estate agents ranked a double sink vanity as the number one bathroom upgrade for 2021. We asked Annie Dreshfield at Homelight to explain the popularity of this particular update, and also offer some renovation tips for homeowners thinking about undertaking this project. 

Benefits of a double sink vanity

People don’t spend a lot of time at the sink vanity, so why is this particular feature so important to buyers?

It can improve/save relationships. If you live alone, or you have several bathrooms, you might not understand the appeal of a double sink vanity. But the separation of space can help to keep the peace in a household. “If one person is a neat freak, and the other person has less-than-ideal grooming habits, individual stations are ideal,” Dreshfield explains. And when both individuals are getting dressed at the same time, she says it can keep them from bumping into each other.

It can increase storage space. A double vanity isn’t likely to retain the existing footprint – unless you’ve got one of those long vanities with the sink on one side. But for most people, a double vanity is going to be much longer. And Dreshfield says this also adds more bathroom storage. “In older homes that don’t have built-in cabinetry or large closets, this is particularly important,” she says.

It can lead to more efficiency. When two are sharing a single vanity, all of their items are randomly stored underneath. However, not having to wade through someone else’s products (often knocking items over in the process) to find what you need can speed up your grooming process. And since you can open the cabinet and see at a glance what you have, it’s easy to discern when you’re running low on an item and need to reorder it.

Buyers think it’s cool. “A double sink vanity wasn’t really a selling factor until the 1980’s because homeowners viewed bathrooms as purely utilitarian,” Dreshfield explains. But as they’ve changed their perceptions of bathrooms from basic to luxurious, they’ve also decided that it’s worth splurging on bathroom components to make them more attractive and comfortable. “A report by the National Association of Home Builders revealed that 71 percent of homebuyers consider a double sink vanity to be both essential and desirable.”

What you need to know about a double sink vanity update

Before you embark on this bathroom remodel, these are some factors to consider:

Room size

Scale is important, so be sure to consider how the double sink vanity will look in your bathroom. “If the vanity is going to take up more than a third of the space, your bathroom will look cramped,” Dreshfield says. And regardless of how much you may like a particular style, she warns against trying to force it to fit if you just don’t have enough space. Otherwise, your bathroom update could actually turn buyers off.

Counter width

“A standard double sink can run anywhere from 60 to 72 inches (some are even as long as 84 inches), and you will need five to six feet of wall space to accommodate the vanity,” Dreshfield says. You can also get a smaller, 48-inch double sink. “While they save space, you won’t get the same level of efficiency and style with these smaller versions.”

ROI

Your return on investment may depend on what you’ll need to do to install a double sink vanity. “If you’re just swapping out an existing vanity – in the same space – this is a great project for upgrading your bathroom,” Dreshfield says. But if it’s going to require extensive work (and money) – like knocking out walls – she recommends putting your money into another project that could yield a better return on your investment.

Agent input

Even though the majority of realtors in the HomeLight report recommended a dual sink vanity as the top bathroom update, keep in mind that preferences vary by region. For example, what’s popular in the Northeast region may not be provide the same value add in the Pacific region. “I recommend consulting your agent to see if local buyers expect this feature in homes at your price point,” Dreshfield says.

This week has been a cause for celebration among Selling Sunset fans as the fourth season of the show has been confirmed on Netflix. Last summer Selling Sunset became a surprising source of real estate advice, and taught us this Selling Sunset tip to sell a house quickly - never overestimate your asking price. 

The reality TV show focuses on the lives of the real estate agents from the Oppenheim group real estate brokerage. While the LA-based firm specializes in selling luxury homes to the rich and famous, there was one property that proved too expensive for even them - the $75 million dollar house. 

• Read: Housing market forecast - home values continue rising amid shrinking supply

The eye-wateringly expensive house sparked controversy during seasons 2 and 3 as real estate agent Davina Potratz struggled to find a buyer. Jason Oppenheim, head of the brokerage, claimed in the show that the property was priced too high to sell.

By the end of the series, the property was still on the market, and it seems Jason was right. Getting the price right on a property is critical to selling a house quickly, whether it is a multi-million dollar mansion or a family home in the suburbs

‘Asking price is always key. Pricing too high initially can potentially lead to a stale listing that doesn't sell, and ultimately missing a hot market window,’ says Robin Walpert, Sotheby’s International Realty - Santa Monica-Venice Brokerage. ‘In today's market where buyers are feeling so much consumer confidence, poor pricing could be an incredible financial blunder.’

‘Today's buyers are educated and understand when a home is priced well. If priced well from the start, you should expect to receive aggressive offers right at or around your asking price,’ adds Todd David Miller of The Agency.

It might sound simple, but getting the asking price right is the best-proven selling tactic for shifting a house of the market quickly. So how can you make sure you’ve got the asking price right? The answer is simply measuring your expectations and choosing an experienced agent to work with.

‘Properly pricing a property is an art which requires professional experience, analysis of the recently sold properties, examination of on market competition and anticipation of market trends and activity,’ explains Allie Readyhough Shore of Mott & Chace Sotheby’s International Realty. ‘When priced correctly, a property will not only sell quickly…it will ensure the seller gets top dollar.’

If you aren’t sure your real estate agent is being upfront with you about a realistic asking price, you can always do some digging yourself. Look into the asking prices of similar properties in your area on Zillow or similar property websites.

• Read: This is the best color to paint your house if you want to sell it fast, experts say

The current state of the US property market, where there is a shortage of properties for sale, does allow some scope for ambitious pricing however tread carefully. Don’t get carried away and end up in your own version of the $75 million dollar house saga.

The only home staging tips you need can be counted on just one hand – good news if you find the prospect of home staging for a sale a little daunting. And yet staging is a key part of house flipping that can often make or break a sale. 

Mastering home staging can definitely make a huge difference to how long it takes to sell your home, so if you're looking for advice on how to sell a house faster, you definitely need these expert tips. 

Different experts may offer slightly different techniques, but fundamentally, home staging comes down to just three main components that you need to bear in mind before inviting viewers into your home. 

1. Remember: you're not just selling a home, you're selling a lifestyle

This is the single most important thing to understand about home staging. Its purpose is not so much to sell your home as it is to sell an idea of what it will be like to live in this home. All your staging decisions should be based on this fact. For example, it's best to arrange furniture in a way that creates a conversational set, with pieces facing each other – even if you don't normally have it that way.

Staging experts from Staging Studio say: 'Home staging promotes a perceived lifestyle.' For example, if you're staging a bedroom, choosing matching and symmetrical furniture and lights will create 'a sense of peace and harmony', leading your buyer to 'subconsciously think that their relationship will be better in this home'. It doesn't matter that you don't like matching everything – it's about creating the right impression. 

2. Go big – on everything

Again, this has nothing to do with what you personally favor, but with what creates a feeling of appealing spaciousness for your buyers, who all value a home that at least seems to offer more room than their current one. Paradoxically, this feeling of extra space is best created by opting for oversized artwork on walls, large mirrors, and large area rugs – and this works even in smaller rooms. 

The trick is to use fewer large accent pieces rather than lots of smaller ones. To enhance the size of your rooms even further, use furniture raised on legs 'to create a sense of lightness' – a top tip from Christina El Moussa for Zillow. 

3. Don't try to hide your home's unique features – show them off instead

If your home has an architectural quirk – a slanting ceiling, or an l-shaped room – treat it as a unique opportunity rather than something to try and hide (you won't be able to, anyway). Present these unique features as positive extras for your potential buyer. 

That awkward corner can be used as home office space – so style it as such! Attics and other spaces that can't be used as extra rooms can be presented as attractive storage opportunities – but you have to show your buyer how it would work rather than just telling them. 

Home staging is all about getting your potential buyer's imagination working – a well-staged home will sell quicker because they'll be able to see that the home is ready to be lived in. 

Multiple offers on a house can create a high-intensity situation, just as you think you've finally found the property of your dreams. With house prices rising but the number of new homes listed for sale shrinking, the housing market is a seller's market.

Multiple offers are becoming commonplace in most segments of the property market. This is frustrating for potential buyers who are not only competing simply to get a home under contract but can also find themselves in a situation where they have to bring extra cash to closing due to low appraisals that simply haven’t caught up with the market yet. 

So how can home buyers protect themselves during a multiple offer situation? We've asked Christian Adams, former real estate broker, and now CEO & Co-Founder at Repair Pricer, for his expert advice on navigating a bidding war and, hopefully, coming out ahead.

Don't be deterred by competition – put in the offer anyway

Is it worth persevering with a property that has multiple offers or is it best to walk away? Christian is adamant that it's always best to give it a shot: 'It costs nothing to make an offer, but it could cost you everything if you don’t. Even if you don’t think you have a shot, it’s best to make the offer and make it clear that you are serious about purchasing that specific home.' 

You'll be surprised how fast-changing the situation around a house can be, he adds. 'In markets where multiple offers are common, buyers (especially investors) will often place offers on multiple properties and actually walk away from executed contracts when they find a better option, which leaves the property available for another buyer. 

If you really love the home, it’s important to make it clear that if your offer isn't  winner, you are also willing to be a “back up buyer” should the winning offer fall through, and if your state law allows, make arrangements so that your offer becomes an executed contract if this happens.'

Remember: cash is king, but you may have other things to offer

Of course, if you really want to get ahead of the game on a specific property, especially one in a highly competitive area, nothing beats making a cash offer. Amazingly, you don't always have to actually have the cash yourself, Christian explains: 'It’s always been the case that cash is king, and if you’re looking to purchase in an extremely competitive market, buyers should be aware that there are now mortgage companies and platforms operating that allow you to make a cash offer that converts to financing after closing.' Both hard money and private lenders, as well as startups like Ribbon can help buyers turn their offers into cash. 

'The major benefit to a cash offer is that it removes any contingencies from the contract such as a financing contingency or the buyer qualifying through the sale of their current home, and allows you to compete on an even playing field with cash investors and buyers.'

If you don't qualify to become a cash buyer, however, the key is strong communication with your agent 'to discover what is important [to the seller], aside from the final sales price.' 

'Does the seller need a leaseback or long closing period? Would they rather sell all their furniture and just leave the house as-is? Do they want a buyer who will appreciate the house for what it is and not tear it down to build a McMansion?'

'You’ll be surprised that what really swings offers in buyers’ directions is the small stuff that no one bothers to ask about. An extra few thousand may not be important to a seller who’s poured 10 years of their life into restoring a property, and simply wants it to be preserved and appreciated by the right buyer.'

It's becoming common practice to include a note with your offer, especially in a multiple-offer situation, that introduces yourself and your family, explains why you love the property, and how you plan to enjoy it once you move in. Remember, selling a home is an emotional process, and creating a connection with the seller can only help your cause. 

Communicate clearly – and put things in writing.

For many people, it's the fear of confrontation or simply not knowing how to negotiate that prevents them from even attempting to hold their own in a multiple offer situation. Don't be afraid, urges Christian, and keep a cool head – and a solid written record of everything.

'Anything substantive should always be disclosed in writing (emails are fine), and this is especially important in tense situations such as those involving multiple offers. Make your intentions clear,  and make sure any instructions are worded clearly and concisely.'

• Get more advice on how to buy a house in our guide

Reality check: it’s quite possible that the perfect home doesn’t exist. There’s always going to be something that gives you pause: you’d rather have hardwood floors than carpeting, the neighbors look like nosy people, there’s not a walk-in closet in the master bedroom, the garage could be bigger, you’re too far away from your family – or too close to your in-laws. 

These probably shouldn’t be make-or break-factors. However, there is one reason you should always walk away from a home sale even when the house has dream-home potential: and that's when the house has a 'money pit' problem. 

These are the types of issues that can turn the home into a financial burden (even if you got it under market value) and make you truly experience buyer’s remorse. According to our experts, these are some of the warning signs you need to heed.

• See also: Housing market forecast: Home values rise among shrinking supply

The top home problems to walk away from

We rounded up the team at Warburg Realty in New York to discover the top problems that you don’t want to handle as a new homeowner.

“The number one reason to walk away from a home sale would be black mold, which is toxic and costly to get rid of,” says agent Mihal Gartenberg. And it could be growing (and hiding) anywhere, like under that poor paint job in the kitchen or bathroom, or on exposed foundation walls. Black mold can cause health problems ranging from sneezing, coughing, and eye irritation to more serious conditions.

To broker Bill Kowalczuk, signs of water damage should be a deal breaker. “A tiny little drip can end up destroying a wall, or more, over time,” he says.  “If you see or sense any recent damage from water – run.” Agent Parisa Afkhami agrees that leaks or plumbing issues should make you seriously reconsider buying the home. “In my experience, it is very difficult to pinpoint the cause and location of a leak and therefore to remedy it,” she says.  "The damages resulting from leaks can also be quite costly to the dwelling, but also can lead to mold growth and often are not covered by homeowners insurance.”

In fact, agent Karen Kostiw warns against any huge expense that is beyond your budget. “A home may require a new roof, or an expensive asbestos clean-up, or electric or plumbing that needs to be updated.” And all of these fixes can leave you house poor. 

How to avoid these homebuying pitfalls

The best way to avoid ending up in a situation where you regret the day you ever laid eyes on your new home is to get a thorough inspection. In fact, according to Brett Ringelheim, real estate salesperson at Compass in New York, NY, you should never sign any contracts until you get an inspection. 

“The inspection will tell you everything you need to know about the house, and if there are certain items that come back and need to be fixed, find out how much it will cost to make the repairs,” he advises. If those fixes are expensive, he recommends moving on to a different property. “You're already spending so much money purchasing the house that you want the process of moving in to be as simple as possible.” Plus, he warns that repair projects are sometimes much bigger and more expensive than expected. Often, reality TV shows paint an unrealistic portrait of these fixes. But how many times have you heard the contractor say, “Well, once we opened up this wall, it turns out that the problem is much bigger than we thought.”

The one exception? 

Candice Williams, a real estate agent at Re/Max Space Center in League City, TX, believes the seller’s response should be the determining factor in whether you move forward with your purchase if the house needs big repairs. If the seller agrees to fix major issues for you, this may be a reason to still consider the house. If so, you need to get another inspection after the repairs have been completed. 

“However, sometimes, the seller is unwilling to repair the home and also unwilling to reduce the price to cover the repairs,” she explains. "Homeownership is already a big responsibility and major issues will only compound it.” So her advice is to walk away if the seller believes repairs are your problem.

Savvy movers from coastal areas are leading what real estate experts are now referring to as the 'Sunbelt Surge' – a sizeable migration of homeowners looking to relocate to cheaper areas with high living standards, affordable property, robust economies, and lots of sunshine. 

The surge in interest in Austin, Texas in particular has been so large that a Redfin real estate specialist for Texas now refers to the state's capital city as 'Texa-fornia', thanks to the enormous numbers of Californians eyeing up properties in the area. 

The main reason for this mass movement is, of course home values. As Taylor Marr, lead economist at Redfin, explains, 'Austin has been a top migration destination for years, but we saw interest on Redfin.com skyrocket during the pandemic. With new remote work flexibility, folks are keeping their salaries and buying much more space for their dollar in cities like Austin, Dallas, Las Vegas and Phoenix. Many of these people are coming from expensive coastal cities like San Francisco where the typical home price is $1.35M, versus $370,000 in Austin.' 

That is a huge difference. yet Austin offers a beautiful location (the famous Barton Springs is a gorgeous nature spot, for example), a lively cultural scene thanks in no small part to the University, and a huge number of companies with local headquarters in the city, from Apple to Whole Foods.

The trend is only set to grow, with a panel of economists and real estate experts at Zillow convinced that Austin is set to outperform the national average for demand by a huge margin, followed by Phoenix, Nashville, Tampa and Denver. Zillow senior economist Jeff Tucker said: 'These Sun Belt destinations are migration magnets thanks to relatively affordable, family-sized homes, booming economies and sunny weather. Record-low mortgage rates and the increased demand for living space, coupled with a surge of Millennials buying their first homes, will keep the pressure on home prices there for the foreseeable future.'

Will it be all good news for these surging cities? Well, the answer is somewhat complicated. While the economies in these popular destinations will get a boost from all the wealthy transplants from coastal areas, this growth will not be without its cost to the locals. Redfin chief economist Daryl Fairweather explains that 'for locals, the influx of wealthy homebuyers is both good news and bad news. Homeowners will see the value of their homes rise, but first-time homebuyers will face tougher competition from out-of-towners with big budgets. Local economies will change as well, with people like construction workers, plumbers, childcare workers and landscapers seeing increased demand and increased prices for their services–but that would mean higher prices for locals as well.'

Our advice to anyone who lives in Austin or any of the cities set for the 'Sunbelt Surge' to buy soon, because home prices will continue to rise, likely at a greater pace than the rest of the country. 

Everyone who's interested in the property market will have heard by now that the pandemic has made us crazy for gardens. And yet, ample outdoor space is actually not the most sought-after home feature this year, according to brand new research*. It turns out that the thing buyers now want in homes above all else – and they are prepared to pay more for it – is energy efficiency. 

Searches for properties that are energy efficient online have gone up by an astonishing 136 per cent over the past year – and it really isn't difficult to guess why. The Covid-19 pandemic has created a situation where a huge number of people is spending nearly all of their time at home. Compare The Market reported back in May that UK dual-fuel (electricity and gas) energy bills would go up by a third – or £32 per month, and that was an estimate worked out before we ended up with the cold, snowy winter we're experiencing now. The projected average annual energy spend now stands at £1,421, up from £1,034. 

At the same time, the energy regulator Ofgem has been talking for months about increasing household bills even further by making bill payers make up the difference from a massive shortfall of energy payments by those who no longer can afford them due to Covid-related financial difficulties and job losses. The energy cap that limits how much energy companies can charge per unit of energy could be lifted in April, resulting in a further £21 increase in bills per household. While isn't a huge number, it does add up, considering that most people are already experiencing substantial energy bill increases.

So, it's little wonder that house buyers are prioritising energy efficiency over the by-now proverbial gardens and home offies. Interestingly, there's an upsurge of interest  in energy efficient homes among younger buyers, who apparently are willing to pay more for energy-efficient starter homes. There must be an element of environmental consciousness about this increased interest in using less energy, as well as the inescapable financial considerations. 

The Green Homes Grant was launched last year in order to help the government meet its 2050 carbon targets, but the scheme will still only fund only two-thirds of a relevant home improvement, up to the total sum of £5,000. It is likely that most younger first-time buyers would rather move into a home that is already as energy-efficient and carbon-neutral as possible, rather than having to spend more and launch into a lengthy home improvement project. They are keen to start saving on bills as soon as they move in, while energy-saving home improvements can take years to begin paying off after the initial big spend.  

And what's the most searched-for energy saving measure buyer look for? It's double glazing, up in popularity 46 per cent over the past year. While double glazing isn't the only – or even necessarily the most important – energy-saving home improvement, it clearly is the one most people associate with saving money. 

*Research into most sought-for home features courtesy of Share to Buy. 

If you’re ready to become a property owner for the first time, it’s essential to be in the know about how to buy a house or flat right from the start. You’ll need to get your finances lined up, arrange the professional help that’s required, and understand the process that will take you from the decision to become a home owner to holding the keys to your very own pad in your hand for the first time.

Sounds a bit daunting? Don’t worry, we’re right here. Our guide will ensure you understand each step of the house-buying journey, and what you need to do when to ensure the house or flat you fall for becomes yours. We’ll make sure you’re savvy about costs, too, and our comparison tool will ensure you can find the best mortgage rates.

• Want to know how much the home of your dreams will cost? Check out our summary of house prices and predictions for 2022

1. Get a mortgage for your house purchase

When you’re taking out a mortgage to buy a house, be aware that you need to begin the process before you start house-hunting. This way, you’ll know how much you can borrow so you’re not wasting time on flats and houses on which you wouldn’t be able to afford the monthly repayments.

You may have been able to save money towards a deposit, which will mean a larger choice of mortgage deals, and contribute to the total available. Speak to a whole market mortgage broker, such as Habito, who will give you unbiased advice; help you find the best deal; answer any questions; and negotiate the best deal based on your financial history and current status. Use the online comparison tool below.

Use our guide to getting a mortgage for first time buyers and obtain the agreement in principle for the mortgage that demonstrates you are a serious buyer when you come to make an offer.

2. Investigate home ownership schemes

There are government schemes designed to help you buy a home.

Help to Buy ISAs closed to new accounts on 30 November 2019. However, if you already have one of these, you can carry on saving into your account until November 2029. Check the Help to Buy ISA details.

Lifetime ISAs are available, however, and you can open one of these to save for your first home. They are available if you’re 18 or over but under 40. You can put up to £4,000 each year into a Lifetime ISA until the age of 50. The government will add a 25 per cent bonus to your savings, up to a maximum of £1,000 per year.

Once you’re ready to buy your first home, you can withdraw money from a Lifetime ISA to help you fund the purchase as long as: the property costs £450,000 or less; you buy the house or flat at least 12 months after you opened the Lifetime ISA; you use a conveyancer or solicitor to act for you; and you’re buying with a mortgage.

Buying with someone else who has a Lifetime ISA? They can use their savings, too.

Note that if you have a Help to Buy ISA as well as a Lifetime ISA, you can only use the government bonus from one to help buy your first home. 

Help to Buy equity loan 2013-2021 applications closed on 15 December 2020, and the scheme itself closes on 31 March 2021. If you’re using one of these, you have until 31 March 2021 to legally complete your purchase and get the keys to your home. 

Help to Buy equity loan 2021-2023 applications opened on 16 December 2020. The scheme is for homebuyers in England while Wales and Scotland have separate schemes. 

These loans can be used towards the cost of a new-build home, and those eligible can borrow a minimum of 5 per cent and up to 20 per cent (or 40 per cent in London) of the full purchase price of a new-build home. You have to buy your home from a homebuilder which is registered for Help to Buy: Equity Loan.

Interest isn’t charged for the first five years of the loan term, but from year six, you will begin to pay it. You must have a repayment mortgage if you want to take out an equity loan, and this must be valid for the duration of the loan.

The amount you can spend on the home you’re buying in this scheme depends on the area of England in which it is located.

When it comes to repaying the loan, the amount you repay is linked to the value of your home at the time of repayment, and not the amount originally borrowed. 

To be eligible for this equity loan scheme, you and anyone you’re buying with must not own a home or residential land, or have done so in the past, in the UK or abroad, and not have any form of sharia mortgage finance.

A Help to Buy agent can help you apply. 

Read our guide on Help to Buy for more details.

Shared ownership allows first-time buyers to buy a share of between 25 and 75 per cent of a home and pay rent on the rest through a housing association in England. Scotland and Northern Ireland have different rules, and you need to contact your local authority if you’re in Wales.

Your household needs to be earning £80,000 per year or less (or £90,000 a year or less in London). Check out the government’s information and find a home to buy through the shared ownership scheme via the Help to Buy agent in the area in which you want to live.

• Find out more about shared ownership in our comprehensive guide.

3. Get in the know about leasehold and freehold

It’s important to understand the difference between leasehold and freehold when you’re buying a property.

If you buy a leasehold property, you own the building but not the land. With a freehold property, you own both building and land. Most frequently, in England and Wales, buying a flat means buying a leasehold, while houses are freehold – but there is a trend for new-build houses to be sold as leasehold properties.

Why does it matter whether you own the land? Buy a leasehold property and you will probably have to pay an annual fee called a ground rent to the freeholder (also called the landlord). You will usually also have to pay service charges. You may also be called on to contribute to major works on the building although the landlord will have to consult you if this will cost each leaseholder more than £250.

If you are interested in a leasehold property, find out how long is left on the lease, which has a fixed term. A lease can last for up to 999 years or periods such as 125 years, but they can be short. A mortgage lender will probably require 80 years of the lease remaining when you buy. Be aware, too, that the property’s value will fall and it can be hard to sell when there are fewer than around 90 to 80 years left on the lease.

The other factors to consider if you’re buying leasehold are that you may not be able to own a pet or sub-let, or you may be able to only with permission. You’ll also have to get the OK from the freeholder for some (usually structural) alterations to your home.

Freehold properties allow you to own both building and land until you choose to sell. You won’t be paying ground rent or service charges. You’ll be the one looking after the building, so you can get your own quotations for work when it’s needed. Equally, you won’t have the concerns that some leaseholders have that the building is not being sufficiently maintained as this is up to you.

New-build houses are increasingly being sold as leasehold properties. This brings the same cost issues with as a leasehold flat including ground rent, fees for permission for changes and service charges. 

Recent media reports have revealed ground rent charges that increase steeply over time and large fees being demanded for minor alterations to a house. Owners have also found that when they try to exercise the right to buy the freehold, it has been sold on by the developer, and the process is both difficult and extremely expensive. These issues can also cause major problems if an owner wants to sell.

Always check whether a new-build home is freehold or leasehold, and appoint an independent solicitor and ask them to confirm what you’ve been told.

4. Search for a home

The major portals Rightmove, Zoopla and Onthemarket will show you what’s out there, but it’s worth taking the old-fashioned approach and talking to the agents who cover the area in which you’re looking to buy a house as they’ll be able to let you know about properties they are about to list. Here are the rules to follow when you’re looking:

Do know the price bracket you’re looking in following your discussions with mortgage lenders, but don’t dismiss properties that are under your maximum in case there’s competition from other buyers. Equally, you can look above in case a seller is desperate to move and open to an offer. However, beware of wasting time with properties that are always going to be out of your reach.

Do draw up a list of must-have features, but don’t be too rigid. Some will be non-negotiable – for example the maximum distance of a commute – but be open to different possibilities and the fact that over time you may be able to improve both exterior and interior.

Do check out the local area online with Street View, which can save you a journey to a home in a location that’s definitely out of the question.

Don’t spend your life looking online. Until you actually arrange viewings you won’t get a true feel for what you can buy.

Do check out our guide to viewing properties to make sure you're looking for the right things.

5. Arrange a solicitor or conveyancer

It’s worth finding the professional you’re going to work with before you make an offer as you’ll be asked for these details when you do. Your chosen professional will also give you the lowdown on how to buy a house.

Both solicitors and conveyancers can undertake the legal work involved in your house purchase – such as drawing up contracts, providing advice and recommendations, and dealing with the money side of the purchase.

Personal recommendation is always valuable, and appointing someone in the local area can be a good idea. Don’t just choose on price – a dedicated professional with time to spend on your conveyancing is vital. Your estate agent is also likely to recommend one, but make sure that the conveyancer is certified by the Solicitors Regulatory Authority or Council for Licensed Conveyancers or the Law Society.

Conveyancing can take time, and there’s a lot of paperwork and back and forth, but be patient: this process ensures that everything is legally in your best interest as a home buyer. It can be easy for a first-time buyer to want to speed up the process as much as possible, without checking that you are getting the best possible deal at every step of the buying process, but a good conveyancer should be able to spot anything that might need amendments.* 

*Tip provided by Jacqui Harley at JMP Solicitors

6. Make an offer

Once you’ve decided you want to purchase the property, you can put in an offer. 

Bear in mind how long it’s been on the market – a buyer may be more open to offers if the home has been up for sale for a while. Pay attention to similar properties in the area as well, and how long they’re taking to sell.

You can check out the price history of the property using Rightmove and Zoopla. Take a look, too, at local prices per square foot on the latter, which can help guide you.

Find information on sold prices in the area via the Land Registry’s UK house price index. 

Online estimates can be a guide, but don’t rely on them – instead think of them as ranges of value because they can under or over price by some margin.

Don’t be surprised if a low offer is rejected at once. It is most likely to be successful if the property has been on the market for a while, or if the seller needs to move quickly. An offer of 5 or 10 per cent lower than the asking price can be a good place to start.

Be prepared to negotiate if a first offer is rejected. As a first-time buyer you are in a strong position without a chain behind you, which can help. Flexibility over completion date to suit the seller may also assist your bid.

Once the offer has been accepted ask that the property is taken off the market. If this is refused, be very wary of spending out on a survey and conveyancing as another buyer could come along and offer more, so-called gazumping. In England and Wales an accepted offer is not legally binding until exchange of contracts.

To avoid getting gazumped, ask the estate agent (firmly and repeatedly) to take the property off the market and change the sign outside to 'sold.' Gazumping is deemed unethical by some agents but it is not illegal.

7. Consider buying appliances 

When you buy a house or flat the seller should generally leave integrated appliances in place, but be aware that this isn’t the case for freestanding appliances. It may be that the seller is happy to include them in the sale, of course. Alternatively, they might be willing to offer them to you, but at an additional cost.

Having all the appliances in place already in your new home can certainly make things easier when you move in so you’re not left without, say, a fridge, until you can get a delivery organised. But do bear in mind that if the appliances look old they could be more trouble than they’re worth, and you’ll be stuck with the job of having them removed ready to fit new ones. Whether you agree to part with the cost the seller suggests – through their solicitor – to buy them is up to you.

If you do decide to buy any appliances, request that your solicitor asks the seller’s solicitor to confirm that they are in working order. 

How will you know exactly what’s included when you buy a house or flat? You’ll be able to scrutinise the details as part of the documentation your solicitor will provide (see below).

8. See the house buying process through

Your solicitor or conveyancer will now act as an intermediary between you and the seller via his or her legal professional. A good estate agent will also liaise with both you and the seller to ensure the house purcahse moving forward.

The conveyancer examines the draft contract, raises enquiries with the seller’s solicitor, and does the legal searches.

You will need to apply for the mortgage and have the property valued meeting the lender’s criteria. You will also need to decide on the type of survey you wish to have.

Keep in regular contact with your conveyancer to ensure things are moving forward. 

9. Exchange contracts on a house purchase

Once you’ve got the surveyor’s report, have a mortgage offer, and all the searches and enquiries have been received and everything is satisfactory, you can exchange contracts with the seller. Your deposit needs to be with the solicitor in time for exchange.

A date and time will be arranged for exchange of contracts. At exchange the deal becomes legally binding and if you pulled out of the purchase, you would lose the deposit. The seller is also legally committed and cannot sell to someone else.

Make sure you have insurance in place from this point.

10. Complete your house purchase

The date of house purchase completion will have been agreed between you and the seller before exchange. It’s frequently two to four weeks after exchange.

You will be given the keys once the seller’s solicitor has confirmed they’ve received the money due. 

After completion, your conveyancer will also pay the stamp duty, and send documents to the Land Registry on your behalf.

Can you still buy a house or flat during the coronavirus?

You can look for properties to buy, view them, and move home in England despite the current restrictions, although you should always check the government’s official guidance for the latest information. 

If you are able, conduct a virtual viewing first. This could help you rule out unsuitable properties without even making a trip away from home. If you are potentially serious about a property, remember that if any member of either the household being viewed or the household undertaking a viewing is showing symptoms of COVID-19 or is self-isolating, then an in-person viewing should be delayed.

When you’re attending a viewing, maintain as much distance as possible from people who are not members of your household – two metres if you can – wash your hands frequently, and avoid touching surfaces as much as possible. Wear a face covering.

Sellers should have opened internal doors before the viewing, and cleaned surfaces such as door handles in any case. If they are following recommendations, they should also be out of the property during the viewing to avoid unnecessary contact. 

In Wales, virtual viewings are strongly encouraged although viewings can take place following the guidance. Check the latest advice on moving home in Wales.  You can also attend viewings in Scotland. Consult the Scottish government guidance.

Can you buy a house with no money down?

The coronavirus pandemic has made getting a mortgage more difficult than it was before. You’re likely to need a deposit of at least 10 per cent to get one, and more to get the better mortgage deals. That’s because a bigger deposit gets you a lower interest rate and therefore cheaper monthly repayments.

If you’re struggling, check out the home ownership schemes above, which could help you save enough for the deposit you’ll need, or give you a foot up on the property ladder via a shared ownership scheme.

What do you need to qualify for buying a house?

Credit checks are part of the process when lenders are deciding whether or not to offer you a mortgage. A good credit score is important, and if yours isn’t, you’re likely to be turned down.

Need to check your score? You can get copies of your file from Equifax, Experian and TransUnion. Make sure there are no mistakes – you can ask the lender to correct an error, if necessary. 

If your score is poor, take the time to improve it before you set out on your home-buying journey. You can adopt strategies such as making sure you don’t pay bills late or miss payments, and avoiding other applications for credit until you’ve sorted out the mortgage. Find out more about what you can do in our mortgages with bad credit in-depth guide. 

How do you buy a house with sealed bids?

If there's hot competition for a property, you may be asked to submit a bid in a sealed envelope. It isn't legally binding but could secure you the house. 

How much to write down? Don't be tempted to over-pay: you may bag the property but the mortgage lender could decide the property is worth less – or you might have to sell on in future at a loss. Instead, submit a figure that you think is fair, but avoid a round number. So, if you think it's worth £250,000, submit a bid for £251,000. 

Compare mortgages

Use the online comparison tool developed by mortgage experts Habito and see how much you could borrow.

More on house buying

• How to take out a mortgage
• How to buy a house at auction
• Things to do when viewing a property

Covid-19 has reshaped the UK housing market in a multitude of ways, from the unexpected hikes in house prices to the huge changes to the practical aspects of home ownership such as arranging viewings and getting a mortgage. 

But the pandemic has done even more than that – it has managed to transform many prospective buyers' desires and expectations around their property searches. We've all heard about the shift towards larger homes and more rural locations – but what have potential home owners really been looking for this past year?

Analysing Google Search Data from the past year, experts at regulated property buyers, Good Move can reveal what potential buyers were searching for this year, and how this compares to 2019.

One of the most interesting findings is that it's apartments with balconies that have been searched for the most, not large homes in the country. It turns out that far from embracing rural life, UK home owners have been looking for increased amenities: balconies have gone up in popular by 149 per cent, apartments with hot tubs – 139 per cent, and houses with tennis courts and swimming pools – 127 and 109 per cent respectively. 

These features may seem luxurious, but given that many people had no holiday in 2020 and were barely able to leave their homes, prospective home owners' desires come to seem fairly modest. The exaggerated portrayal of the post-Covid house mover looking for acres and a home cinema is just that, an exaggeration. 

It's also intriguing that despite what we know about more expensive properties selling exceptionally well in 2020, this doesn't necessarily translate into the desire for a bigger property. When it comes to the type of houses for sale, the most popular searches with the biggest year on year growth were two-bed houses. Searches for ‘2-bedroom house for sale’ were up 64 per cent compared to this time last year, with ‘2-bed house for sale’ also racking up a 47 per cent increase in searches compared to 2019.

True to this year's many reports about the resurgence of regional property markets, the top five cities with the highest year on year search for ‘houses for sale in…’ compared to 2019 are all located in the north. They are Bradford (one of the most affordable property locations in the UK), Liverpool, Sunderland, Preston, and Newcastle. 

However, where it comes to rural life, those who are serious about living it do still tend to look the South East. Apart from West Yorkshire, which has had a massive, 69-per-cent increase in interest, the top five counties where people have been looking for homes in are Buckinghamshire, Berkshire, Hertfordshire, and Surrey – no surprises here. Commenting on the research, Nima Ghasri, Director at Good Move says: 

'Against all odds, this year has positively impacted the UK housing market and completely transformed the way buyers and sellers look at properties. More and more people are moving away from flats and apartments and into homes with outdoor space, and we’ve also seen many people looking to move away from cities into more rural areas.

'As we approach the New Year, we wanted to look back on the year in property search and reveal what potential buyers were actually looking for this year. It’s interesting to see that they have been searching for more luxurious features such as a swimming pool and tennis court, no doubt due to the increase of time spent at home and leisure facilities closing due to the pandemic. It’s also fascinating to see the areas where people are searching for properties the most, with South-East and Northern England the two hotspots.

'As we move into 2021, we look forward to seeing how the property market adapts to buyer’s needs.'

Prospective house buyers anxious that they may not be able to meet the stamp duty holiday may do well by reconsidering their house buying plans altogether. The stamp duty relief deadline of the 31 March has been much in the headlines lately, not least because it will be unachievable for many buyers working to complete a house purchase at the moment. And yet, it may well be something of a red herring – because there is now evidence that record-breaking house price growth has eclipsed any savings that technically can be made by not paying stamp duty.

The latest house price index from Halifax touches on this issue, with the Managing Director, Russell Galley, pointing out that 'the stamp duty saving of £2,500 on a home costing £250,000 is now far outweighed by the average increase in property prices since July.' To put this average savings figure into perspective, the average house price in the UK has increased by more than £15,000 within the same time frame. 

In other words, if you're desperately trying to secure a house purchase right now, you're very likely overpaying, especially if you're looking at in-demand areas of the country or a larger family home just about anywhere. If you really want to make a saving on a house, the first step right now is to relax and hold your nerve; the second is to reconsider where you're willing to live. 

It may sound counterintuitive, perverse even, to advise people to look at properties in London and other expensive cities, but you could make some real savings right now by looking at flats rather than (semi-)detached properties. Prices in several prime areas of London are reported to have dropped 30 per cent – a far greater saving than any stamp duty holiday. On the other hand, if you're in Manchester and Edinburgh, where prices have been rising steadily since Covid, you may wish to look at cheaper surrounding areas where you could secure a good discount. 

Should you wait until next year to even start looking, in case house prices start coming down? There's no definitive answer to this question, and Halifax are very circumspect in their latest prognosis of 2021 housing market conditions, given that so many previous predictions haven't quite materialised. Galley says:

'The housing market has been much more resilient than many predicted at the outset of the pandemic, and indeed many households remain confident about further price growth next year. However, the economic environment continues to look challenging. With unemployment predicted to peak around the middle of next year, and the UK’s economy not expected to fully recover the ground lost over 2020 for a number of years, a slowdown in housing market activity is likely over the next 12 months.'

Note how there is no longer any certainty about just at what point in 2021 prices may start coming down, or if indeed they will. Local market conditions will very likely prevail over any blanket trends – so, do your research into your local area and neighbouring areas to see where savings could be made now, not in 12 months' time. You'll also need to look into mortgages – start your research now, with the help of Habito's free comparison tool below. 

The Covid-19 pandemic has created a perfect storm for first-time buyers, with restricted mortgage availability and soaring house prices contributing to making getting on the property ladder more of a struggle than ever. 

This week, several of the UK's major mortgage lenders announced that they will be reintroducing 90-per-cent mortgage loans, but the terms of these mortgage deal are not as favourable as they were pre-pandemic, with mortgage rates on high-LTV mortgages having doubled since March. 

Moreover, the reintroduction of low-deposit mortgage has not meant that they are equally available to all applicants, with some restricted to specific postcodes, and others available only to select applicants who meet stringent affordability criteria. in other words, the return of the low-deposit mortgage will benefit a small minority of first-time buyers, with a huge number of people still being limited in their options.

Recent research by the Mortgage Advice Bureau shows that a significant proportion of first-time buyers have opted to put down a significantly larger deposit on their first home following the pandemic, no doubt in a bid to secure a decent mortgage rate on the home of their dreams. In October, over a third (36 per cent) of first time buyers (FTBs) were committing deposits up to 20 per cent, while a quarter (25 per cent) were able to put down a hefty 30 per cent deposit or above. Compared to the beginning of the year (January), only 18 per cent of FTBs were putting down 30 per cent deposits or above.

Generally, first-time buyers would need a deposit of anywhere between 5% and 20% of the property purchase price - with 10% being the figure that most first time buyers normally aim for.  Data from MAB shows that in January 2020, most FTBs were meeting this, with 26 per cent  putting down deposits up to 10 per cent of the value of the property. In October, just 5 per cent of first time buyers put down a deposit up to 10 per cent.

However, given that the coronavirus lockdown has kept the country at home and prevented people from spending, for those fortunate enough to have been able to save, it is understandable that some are able to put down bigger deposits than before.  The Office for National Statistics (ONS) disclosed that the UK household savings ratio during April to June - the height of the COVID-19 lockdown - surged to 29.1 per cent. Brian Murphy, head of lending at Mortgage Advice Bureau offers tips for first time buyers looking to save for deposits in challenging conditions:

• Consider government equity schemes such as Help to Buy: they may not be for everyone, but they still offer the opportunity to become a home owner with a small deposit
• Save little and often – Although it might seem obvious, making steps to save little and often can contribute to a deposit. You do not have to save huge chunks of money. It can be as simple as buying one less take-out coffee a week or going for a less expensive option when at the supermarket. Some banks also provide the option of ‘round-ups’ meaning if, for example, you spend £2.83 on an item, the account will ‘round-up’ the transaction and put aside 17p in a separate pot. Slowly and steadily, the savings pot grows without you even thinking about it.
• Open a Lifetime ISA: you can pay up to £4,000 each year into your account and receive a 25-per-cent bonus (£1,000 maximum) from the government.

With UK house prices continuing to break all records, many home owners will be at least thinking of how much their home is worth, even if they're not planning to sell immediately. But did you know that if you own a period property, there's one particular type that will fetch well over the national average, to the tune of a £100,000 extra? 

According to recent research by the property portal OpenBrix, the lucky owners of Georgian properties can command asking prices far above the average house price; A Georgian home could get 102,854 more than other property types. 

It is true that owning any period home pretty much guarantees you selling it for more, with Victorian and Edwardian properties fetching on average 20 per cent more than the average £239,196 – that's £47,839 extra.  Live in London? You can expect £97,832 for your home if it's from the Victorian or Edwardian era, and (drumroll) a whopping £210,338 for a Georgian property. In South East England, Georgian period properties carry a price premium of between £113,901 and £142,823. Adam Pigott, CEO of OpenBrix, commented: 

'Much like fine wine and antiques, the superior age and style of Georgian period housing seems to attract a far greater price premium amongst UK homebuyers.

'This has largely been due to the cyclical nature of property trends, with high ceilings, large windows and the space and light these properties provide once again becoming popular amongst homebuyers.

'However, the accessibility of Victorian-style homes and the privacy of the Edwardian era properties also resonates with buyers and regardless of which era, these properties provide something more unique to the modern-day new-build. They also carry part of our national history within their bricks and mortar and this is something that simply can’t be replicated.

'As a result, those lucky enough to reside in a period style property have a far stronger bargaining chip to most when it comes to selling and these property styles will always command a higher sum than the average UK home.'

Want to see what all the fuss is about? Browse our gallery of gorgeous Georgian homes. 

If you're a fist-time buyer and getting a mortgage increasingly seems like an unachievable goal, you shouldn't despair. Of course, false hope is any aspiring home owner's enemy, and there's no point denying that the property market is currently unfriendly (to say the least) towards first-time buyers. Low-deposit mortgages? Pretty much gone. Deals that disappear overnight? It happens all the time now. 

We won't offer you advice you've already heard about how you should somehow cobble together a bigger deposit, because if you could, you would. Instead, consider the following options you may not have heard about previously. 

• Learn to find the best mortgage rates with the help of our guide
• Find out the latest, accurate information on house prices in our guide

1. Key worker? You may be able to get a low-deposit mortgage

One thing people may not know about – and this should be publicised a lot more – is the fact that many smaller, local lenders are offering 90-per-cent mortgages to people in key jobs such as the NHS and teaching. If you're a teacher, you should take a look at the Teachers Building Society. If you're a doctor, police officer, or postal worker, Reliance Bank has specific deals for key workers.

Also, not all of the big lenders are being horrible to first-time buyers. TSB have introduced an easier process for first-time buyers with on their 85-per-cent mortgages to help increase their chances of being accepted.

2. Have family? 100% mortgages are back

Actually, they never did go away, but a couple of banks pulled them, which is what made all the headlines. You can still get a guarantor mortgage from Barclays – your parents' property will have to guarantee your loan for a number of years. Tipton & Coseley now offer the 100 per cent or Family Assist mortgage too, and it comes with no fees.

3. Look into Shared Ownership

Don't fancy Help to Buy? Shared Ownership could be an option – you can buy as little 25 per cent of a home with a five-per-cent deposit. Shared Ownership isn't restricted to new builds, either, so it gives you a bit more flexibility. 

4. Don't like the mortgage rates you're seeing? This is temporary

Mortgage rates have been reported to have risen since the end of the lockdown, and this is true, but you've got to put this in perspective a bit. Over the past three months, two-year fixed mortgage rates have risen by an average of 0.14 per cent. That's not catastrophic. It's also temporary: as soon as the property market begins to cool next year, as inevitably it will, mortgage rates will also stabilise. 

You might as well start researching mortgage rates now, with the help of Habito's free mortgage comparison tool. 

If you're looking for the best way to sell your home quickly, you probably have a very good reason for the haste. Undoubtedly, many house sellers who are selling in order to move up the housing ladder are getting worried about not completing the sale in time to benefit from the stamp duty holiday on their new house purchase. 

With just about everything currently taking much longer than usual, from conveyancing to mortgages, if you have a specific completion date within the next six months as your goal, you need to act quickly. 

• Learn to find the best mortgage rates with the help of our guide
• Find out the latest, accurate information on house prices in our guide

Traditionally, the best way to a quick house sale has been the auction. A house sale typically completes within 28 days of a home being sold at auction, and the buyer has to pay a 10-per-cent deposit as soon as they're announced as the winning bidder. In that sense, auctions can be a reliable way to sell your home quickly if you really need to move out soon.

This is not to say that auctions aren't without their potential risks. The first one is the house not selling at all – or selling well below the price the seller had hoped for if there's a very urgent need to move. The entry fee that the seller pays to enter the auction is non-refundable, and there are other fees to consider, including a 2.5-per-cent commission to the auctioneer. 

Auctions also aren't really suitable for people who are part of a housing chain and are waiting on their new home to become available. Once you've sold at auction, you have to move, which can be inconvenient if you don't have temporary accommodation sorted. 

Which is where home buying platforms come in. Basically, a home buying platform buys your home from you directly following a valuation. They typically don't charge fees, there are no contracts or tie-in, no listings, and no property viewings. Most homebuying platforms will also take care of all legal fees involved in your sale, making it far more cost-efficient than selling via auction or in the traditional market.

The best thing? The lightning speed with which you can sell your home via these platforms – typically within 30 days, but, if needed, many platforms can complete a house sale within one week. That doesn't mean that you have to move out within a week, though – it is possible to agree a moving out date of your choosing that suits you, which will be attractive to many people for whom the timeframes for when they want to sell and when they want/need to move out by don't match up.

There are a couple of caveats. While the best home buying platforms guarantee the agreed sale price with a deposit, some have been reported to try and lower the price last-minute. In all cases, home buying platforms buy at below market value, so expect to get 80-95 per cent of what you'd get if you were selling via the traditional estate agent route. This means the average UK home seller will achieve between £193,633 to £204,912 compared to the national average of £242,041. Only you can decide whether selling at a lower price is worth it to you. Founder & Managing Director of Yes Homebuyers, Matthew Cooper, commented:

'There’s no doubt that dark clouds are starting to form over the property market as an overwhelming level of activity is seeing sales drag on for months on end. We’re already starting to see indicators of a potential market decline with down valuations on the up, sales falling through and a huge backlog resulting in many left in market limbo.

'The good news for home sellers is that there are alternatives available for those that need to complete quickly. Property auctions can be a great method of selling for those with unique circumstances although, as with all auctions, they carry a greater risk where price is concerned. 

'Homebuying platforms offer far more certainty in this instance and can provide a tailored service to meet individual requirements. For those that need to move quick, utilising a homebuying platform can be a far better option than gambling at an auction or tackling the traditional market and the potential delays it can bring.'  

If you're hoping to move house by Christmas, you have a bit of a task on your hands. House sales have been reported to move slower than usual due to the pandemic, and all aspects of buying a house are being delayed too, from conveyancing to researching the best mortgage rates and actually securing a mortgage. 

The government advice to home movers is that flexibility is key, with the move-in date of 22 December (the final day for completions this year) not guaranteed. However, not guaranteed isn't the same as unachievable, and if you really want to move, it's certainly worth your trying. Jacqui Harley, head of residential conveyancing at JMP Solicitors said: 

'Following the housing market pause earlier this year due to the COVID-19 pandemic, we are now seeing a huge increase in enquiries and the market is booming. Because of the increase in activity and changes to usual proceedings due to government safety guidelines, the process of moving house could now take longer than usual.

'Be prepared for a different process of buying and selling. It’s also important that if you or a member of the household are vulnerable, this needs to be communicated early in the process, so the necessary safety measures can be implemented and timescales can be accurately predicted.

'Although there are changes to the moving process, it’s still certainly achievable to move before Christmas if you act swiftly.'

These are the main things you should consider if you are set on a Christmas moving-in date.

1. Get the property ready for marketing

Once you've decided that you definitely want to move to a new house before Christmas, you need to prepare it for selling. Houses that are clean, well-presented, and don't have any problems for the new owner to deal with sell quicker, and that's a fact. Don't neglect the loft/basement, either: they're valuable storage spaces that your prospective buyer will want to know are useable. 

2. Book surveyors as soon as possible 

The next step, of course, is finding the right property to buy. Booking a survey sooner rather than later is crucial to success at this stage, as Jacqui explains:

'Once you have found a property you would like to buy, it’s worth ensuring that you get a decent survey before you commit to any purchase - if the boiler does not work and you’ve already moved in, prepare for an expensive replacement, especially around Christmas time. 

'There are currently no restrictions on the types of surveys that can be carried out, but tradespeople must liaise with owners of the property to ensure an appropriate clean has been undertaken before entering the property and must keep to government safety working guidelines whilst in the property.'

3. Be patient and prepared

A lot can happen to cause delays during this pandemic year: further restrictions can be imposed, and if anyone in the property chain tests positive for Covid, timeframes will shift again. You can, however, communicate your wish to move by Christmas to your estate agent and ask to be updated about any changes.

4. Prepare for a different way of viewing

'Current government guidelines state that initial viewings should be done virtually where possible, so be prepared for this when you are looking for a new home. If you are selling your current property, it is likely that you will need to market it virtually – your agent will be able to assist with this and will have the necessary equipment to photograph and video your home for sale. 

'The current government advice also states that those selling their home should vacate the property if possible, so try and find somewhere to go while viewings are taking place.'

5. Consider your packing arrangements  

Trust us when we say: the further in advance you start packing, the smoother your move will be. It's not fun living on boxes, but you need to start packing at least three weeks before you plan to move. Labelling all your boxes will ensure you don't damage anything in transit or forget a box full of valuables. Finally, make sure to book a removals company well in advance: 

'Many removals companies have had to change policies and processes in line with government guidelines, so ensure you prepare in advance to make the packing as safe for everyone as possible.'

6. Don’t forget to tie up loose ends

'Be sure to inform utility companies that you are moving and have all mail forwarded to your new address once you have exchanged contracts. Write your Christmas cards in plenty of time and post with your new address pre-printed inside, this saves time and money on separate letters and messages.'

7. Look after your pets

'Both pets and young children can find moving home very stressful. Whilst animals can be kept safe and secure in a separate room during the unpacking, it is best to see if family or friends can look after children for the day so that they do not get anxious about the moving process and leaving their old home, this way they won’t feel unsettled and can just enjoy the excitement of arriving at their new home.'

For pets, we also recommend using Feliway (for cats) or Adaptil (for dogs) to help them adjust to their new home. Plug it in several days before the big move to reduce stress. 

Read more: 

• An essential house moving checklist
• How to sell a house faster: our 15 top tips

If you're selling a property in 2020, you'll know of the many challenges that now accompany house sales. Everything is taking longer, no one's quite sure of what's happening to house prices, and many buyers are still worried about coronavirus enough to be reluctant to view homes. 

• Selling a house? Get the latest info on house prices in our guide

However, there are signs that some prospective home owners are actually prepared to buy a home without physically viewing it at all. Although virtual viewings still cannot replace physical viewings for most buyers, some – one in six, to be precise – are prepared to be flexible. Over a third of Brits expect virtual viewings will be the norm when house hunting and one in five believe you can get everything you need from viewing a property virtually.

According to a survey of 2,000 adults by Purplebricks, those who are prepared to consider a property on the merit of a virtual viewing would like to get a detailed walkthrough of the entire space, a sense of any issues or repairs, brightness of the rooms, and storage space. The functionality of the space, a sense of ambience or a feeling about the house and the décor were also important considerations to encourage people to buy a house from a virtual viewing. Interiors expert and author of Mad About the House, Kate Watson Smyth, offers her pro tips on making a virtual viewing work. 

1. Make a good first impression

This applies equally to physical and virtual viewings, so do all the tidying you would do if someone were to physically be coming to see your home:

'Buyers may not be walking up the front garden path but they will be starting in your hall. This sets the tone for the rest of the house so make sure it’s tidy – no piles of coats, bags and shoes spilling out. Make sure the doors to the other rooms are open, so that it’s as light as possible.'

2. Offer 360° views

Most buyers these days are social media users and are well aware of how easy it is to edit out clutter and mess in a nice image – so offer them all-encompassing views of your property that don't hide anything. Invest in a 360° camera lens if needed. 

3. Acknowledge problem areas

No home is perfect, so if your kitchen is tiny/the living room has a northern aspect/one the windows doesn't have a great view, be upfront about these things. Kate advises:

'If you have a small dark room, then dress it to be cosy and inviting and show how you use it – e.g. as a kid’s TV room, a home office, or a guest room.'

4. Add a bit of glamour to the living room

The living room is very important and, alongside the kitchen, will be the most important room for your prospective buyers – so spruce it up! Kate advises adding a few personal touches, without cluttering the room with too many pictures of your family/pets. Her top tip? Fill the room with fresh flowers and nice coffee table books: 

'While virtual viewers may not be able to smell fresh flowers, they still look pretty. Make sure any big leaves are shiny and remove any brown or droopy leaves. House buying is still aspirational as well as practical; make sure your coffee table books reflect that.' 

5. Show off your kitchen storage

The main thing prospective buyers want to know is that they'll be able to enjoy cooking in your kitchen. So, Kate recommends flaunting your kitchen storage space:

'Storage is key in this room. Make sure at least one cupboard is tidy (and open it to show viewers). Declutter the worktops so keen cooks can see there is plenty of prep and storage space.

If you have a pantry or a utility room then tidy it and show it off. Buyers want to know where they can store the ironing board, the muddy boots or washing machine.'

Read more:

• How to sell a house faster: our 15 top tips
• Viewing a house: a complete checklist for buyers

Buying or selling a property can take a long time – even more so since the start of the coronavirus pandemic. With mortgage lenders, estate agents, and conveyancers all under huge pressure from increased demand, it's a good idea to do everything within your power to speed up the process that can be agonisingly slow. 

• Learn to find the best mortgage rates with the help of our guide
• Find out the latest, accurate information on house prices in our guide

Whether you're a first-time buyer who had to put your search on hold due to lockdown, or a second-stepper keen to sell your current home so that you can move onto your forever home and save on stamp duty, these are the top pro tips for getting a house sale done faster. Brian Murphy, Head of Lending at Mortgage Advice Bureau shares some advice for both sellers and buyers who are looking to move quickly.

1. Speak to a mortgage adviser – before you look 

The situation with mortgages is currently so different from last year, that you really do need a mortgage adviser to help you navigate the vastly changed landscape of mortgage deals and applications. By all means start with an online comparison tool (we have one for you to tinker with below, from Habito), but you'll only really get a real sense of your options once you've spoken to an experienced broker. They will have dealt with people with your type of financial circumstance before and will be able to honestly tell you what you could borrow under the current conditions. 

2. Be accommodating to potential buyers

If you're selling, it's very important to be accommodating to potential house viewings. This may mean hosting viewings at times that aren't particularly convenient, but, if you want to sell quickly, you need to allow as many people see the property as possible. While allowing viewings on weekends or later in the evening may not be your ideal case scenario, people will have reasons why they can't make other times, so try to be more flexible.

3. Consider the chain

uYou'll need to think carefully about how much of a chain your potential buyer comes with – and whether you're prepared to accept the additional delays property chains tend to cause. Brian Murphy says:

'[I]f you want to sell your house fast and you’ve had multiple offers, look at each chain carefully. Some people choose to avoid chains all together by selling their home first and moving into rented accommodation before buying another home. However, this strategy can have pitfalls too, for example, it may take longer than you’d hoped to find a new home to buy.'

4. Sort your mortgage – as soon as you reasonably can

Buyers are now commonly advised to secure an agreement in principle even before they go to view the property they're thinking of buying. This is partly to reassure the seller (and, in fact, some sellers will now only accept viewings with prospective buyers who have an agreement in principle in hand) and partly to cut down on the mortgage processing times, which are currently longer than usual. You want to be ready to go as soon as the seller has agreed to your offer. 

For this reason, you should also cut down the number of properties you will go and view; you don't want to be going through the trouble of getting an agreement in principle for a home you're not seriously considering buying. 

5. Don’t be afraid to chase

In a sense, the most important part of the process begins after, not before, your offer is accepted. Murphy explains, 

'Whether you’re buying or selling, when an offer has been accepted it may feel like the difficult part is over, but this doesn’t mean you can relax, especially if you want to move quickly.

'Don’t be afraid to ask your estate agent or solicitor for regular updates to make sure everything is moving along as it should. You’ll want to keep the momentum going. Also, make sure you sign and return any documents you need to promptly so that you don’t cause any delays yourself.'

Comparing mortgages

Speaking to a mortgage adviser will significantly reduce the time you spend looking and applying for mortgages, as well as reducing the chance of being rejected, which would mean starting the whole process again. Habito will talk you through the entire process and help you with your application. Use their comparison tool below to bein your mortgage journey. 

Read more: 

• How to sell a house faster
• Mortgages for first-time buyers

The stamp duty holiday announced by chancellor Rishi Sunak has prompted Brits to get moving. Some 14 per cent are thinking about buying, or have already done so, to take advantage of the stamp duty relief, according to a survey conducted on behalf of Checkatrade.

• It's more important than ever to be able to secure the best mortgage rates – with the help of our guide
• House prices 2020: everything you need to know

But a large proportion of buyers are looking to spend the money they’ll save. Some 59 per cent are more inclined to go for a fixer-upper and splash the cash on home improvements. Being able to put their own mark on their new place is these buyers’ goal, and the savings allows them to consider a wider range of properties than they could have without the stamp duty relief.

The stamp duty holiday lasts until 31 March 2021. Buyers who complete on the purchase of a home that costs up to £500,000 (and is a main residence) between 8 July 2020 and 31 July 2021 won’t have any stamp duty to pay. Spending more? You’ll only be taxed on the home’s value above the temporary £500,000 threshold.

If you pay £500,000 or more to buy your home that could mean £15,000 of savings – or £15,000 to revamp a tired home.

The kitchen is the number one choice for improvements made using the saved stamp duty with 40 per cent of those surveyed saying they’d spend it here. Some 30 per cent would use it on the bathroom, and 27 per cent on the living room.

Surprisingly, given how widespread working from home has become, only 12 per cent were considering using the saved money on a home workspace inside, with 11 per cent considering spending on one outside. 

Luxury was on the minds of some stamp duty savers with 12 per cent saying they’d use the money for a home cinema, home entertainment or games room.

Our advice if you’re thinking about investing your stamp duty savings on a fixer-upper? Make sure you get estimates from the professionals about how much your revamp plans are likely to cost you so you can draw up your budget.

• All stats from Checkatrade

Read more:

• House renovation: where to start
• Kitchen extension costs

If you're wondering how to sell a house faster you haven't yet considered how to present your home for sale, you're not really ready to sell – and certainly not quickly. It may have all the elements for a successful and maybe even speedy sale: a great location, good transport links, spacious rooms, a garden. And yet, if it's not presented properly, it might not shift as quickly as you'd like or for the best price.

Or, perhaps your house has been on the market for a while or you're getting lower offers than you'd like – and your estate agent has suggested that it needs to be better presented? 

In either case, you need to look at the house with a potential buyer's eyes – does the house look cosy – or cluttered? Tidy and airy, or soulless and empty? If your answers tend towards the negatives, it's time to rethink how to present your home for sale, with the help of these handy tips.

Find more tips and advice on buying, selling and renting on our property hub page. Read our tips on what to look for when viewing a property to help with your own purchase – and to see what your viewers might be looking for.

1. Do essential repairs

Your home will be difficult to sell if your front gate is half-on, half-off its hinges. Equally, if guttering is hanging precariously from its fixings, there are slipped tiles on the roof, the kitchen taps don't work (and so on...), viewers will be put off immediately – or, if they're savvy buyers, will put in a lower offer.

Don't think for a minute that people won't, both in your absence and while you're there, turn on taps, flush loos, look at the boiler, open cupboards (and so on...), so if there's anything obviously faulty, mend it.

2. Make sure it's tidy for every viewing

This may sound like an obvious point, but it's difficult to overstate the importance of first impressions. Even if the buyer knows you're taking all your furniture with you, and even if the home will be professionally cleaned before they move in, viewing a property that's untidy – or, worse, not clean – is an instant turn-off. Not good at cleaning? Get a professional clean done before the viewings commence; ensure the bedroom is tidy with the bed properly made; the kitchen absolutely shouldn't have any dishes in the sink. 

And, if your carpets have seen better days, they're possibly a little smelly as well, so give them a refresh before your viewings start. Find out how to clean carpet with our guide.

3. Air the rooms before viewings

No one likes to walk into a bedroom that someone else vacated with their morning breath just an hour or so before... so before you go to work, leaving the estate agent to show your house just after you've departed, open the windows for 10 minutes to help the rooms feel fresher. If it's a hot day anyway, and you'll be around, leaving doors and windows open so that the house feels cool and, better still, connected to the garden, is a real bonus.

4. Make sure the family goes out

It's hard to view a home properly with distractions – and a little intimidating to view a room that's occupied by your family or that's over-run with children and their toys (and possibly their blaring television). So, if you're doing the viewing, make sure you ask your other half to take the children out, or fix play dates. Worse comes to worse, bribe the children to sit quietly at the kitchen table with colouring/homework/screens.

And while we're talking family, removing a few of your family pictures and photos from the house isn't a bad idea. Depersonalising your space will help your buyer's imagine themselves living in your house – not you.

5. The same goes for the dog...

Got pets? It will be best if they (and their toys and bowls) are not around while people are viewing your home. This applies even if your prospective buyers are pet lovers themselves; their own dog's mess may be endearing to them, but not yours. And you probably can't smell their endearing doggy aroma, but your viewers will, so ensure the house is doubly aired and invest in an air freshener (see our pick of the best) to keep the house smelling non-dog. Use our guide to the best ways to clean up after dogs if you think your house needs a thorough cleansing.

6. Tidy the garden

If you are selling a home with a garden, give it a thorough tidy-up. Even though gardens are an attractive feature to buyers, a scruffy garden will look like a liability, requiring lots of work and expense from the buyer. So, hire a gardener if you must, or put in a couple of weekends' work weeding, pruning, and trimming. 

Putting pots of flowers on the patio will create a bright view at the back, and placing them either side of the front door will add to your home's kerb appeal, too.

7. Make your rooms' purposes obvious

Got a room full of boxes or one that's used by the family for everything from gaming to dining? Or maybe all your rooms are a little chaotic (we're with you, family life and all that). 

Stick the boxes in storage and clutter out of sight while you're trying to sell, and give the room a proper, very obvious use that might appeal to buyers – perhaps a family dining room, a home office, an extra bedroom, a TV room... How you repurpose the room really depends on the type of house you have and what might already be lacking. Second reception room amiss? A TV room would seem useful to buyers, for example. 

8. Dress the rooms appealingly

We're not talking a whole new decorative scheme here, since most homes that are sold will be redecorated fairly quickly by their new owners who want to put their stamp on them. However, a dated, brightly coloured sofa you loved 10 years ago but will replace when you move will look smarter with a neutral throw over it; a smart bed throw can quickly disguise crumpled bedlinen; a table cloth and a vase of flowers can make a dining area look neater and more welcoming... you get the drift.

At the other end of the spectrum, if you're selling an investment property or one you've already moved out of, you'll need to ensure it doesn't look sterile or uninviting to the point where prospective buyers just can't imagine living there. 

So, as a bare minimum, furnish the bedroom and living room – expensive furniture is not necessary, just create the look of a real room. A kitchen or dining table and a couple of chairs will help make the kitchen look more appealing. 

9. Redecorate rooms that really need it

If you're living with decor that you love but that's perhaps very bold, bright or very dark, you might have to face the fact that it's not to everyone's taste and paint it in a light, neutral shade. The upside, lighter, plainer colours may bore you but they will appeal to a wider audience and make your rooms look bigger and brighter.

10. Cheat your way to bigger, brighter rooms

If your rooms are north-facing or a little dark or cramped, making them look as big as possible with light paint colours or accessories is an easy win. And you can heighten the effect by hanging mirrors – replacing some of your own pictures and artwork with mirrors is a good option.

11. Fix small problems that could affect your chances of selling

From missing light bulbs to stained shower curtains and creaky cupboard doors, you'll be amazed by what potential buyers will notice. If you know it needs fixing, however small it might be, get it fixed. It's also a good idea to invite a friend over for an honest opinion on what things could be fixed before you house viewings.

12. Reconsider the house price to sell faster

An unrealistic price is the obvious first stumbling block to selling a home quickly. As Phil Spencer explains at MoveIQ, 'Your expectations and those of the potential buyers just aren’t marrying up. Quite simply, it could just be too much money, or the property needs some work doing to it.' 

Whatever the reason  the property is perceived as overpriced by potential buyers, '[t]he longer you leave it on the market to stagnate, the sadder it will look,' continues Phil. If you've waited for months and months and haven't had any offers, it could be time to consider reducing the price. 

13. Could the photos be better? Redo them

It could well be that your home is simply being passed over in favour of better photographed properties. Everyone begins their search online, so you need to make sure the images of your house are getting enough attention. 

Phil Spencer advises, 'If the photos of your property don’t do it justice, your home will be lost in the noise.' 

Ideally the estate agent will send their photographer back – when they do, be around to make sure everything in the house is neat and inviting, and that the shots look as good as possible. And make sure the lead photo displayed on Zoopla or Rightmove, and the estate agent's own website is the best one.

14. Reconsider your estate agent

It is your estate agent's job to sell your home, so if it's taking a long time, you may need to ask some blunt questions about how much they're doing to maximise your chances of a quick sale. Are they being creative about finding potential buyers, rather than just passively waiting for enquiries? Are they marketing your home effectively, going above and beyond to present it in the best possible light? Do they think you should reduce the price or have an open day? 

Listen to their advice and get a second opinion from another established estate agent – although be aware that they will try to get you on board with their agency, too. Which leads us to another question: is your estate agency the right one for your home? Does it specialise in other properties like yours? If not, maybe it's time to move on (assuming you're not tied into a fixed term).

15. Consider selling at an auction

Selling your home at auction can significantly speed up the sale of your home, with the average sale at auction completing in just 56 days, with a 95 per cent completion rate. It's not just for run-down doer-uppers, either. Managing directorof auction specialist iamsold Jamie Cooke said:

'Auction isn’t just for older properties or ones that don’t sell, talk about myths! Any property type can be auctioned, whether a five-bedroom family home or a city centre studio apartment. Fundamentally, it’s about what’s right for the circumstances of the seller, not what’s right for the property.'

More on buying and selling

• Need more advice about selling? Find out how to sell a house or flat
• How to sell your home in a buyer's market
• How to haggle for the best house price

Devoted Selling Sunset fans already know that the only thing hotter than Mary Fitzgerald’s French husband is her real estate career at the Oppenheim Group, the real estate brokerage at the center of the hit Netflix series. Fitzgerald is one of the cast’s biggest closers, a veteran of the firm, and the agent of choice to celebrity clients like Taye Diggs.

Ahead of Selling Sunset's Season 3 premier on Friday, August 7, we caught up with Fitzgerald about all things real estate. She shared her tips for selling a home quickly and choosing a paint color for staging, plus the most opulent (and odd) things she's seen at a real estate showing. Here's what she had to say.

• Can't wait til August? Check out our list of the 35 best Netflix series to watch in July.

You've sold a lot of homes, so you've probably seen some interesting things. What’s the strangest thing you’ve ever seen in someone’s home?

 Just recently, the other day I was showing a home to a client, and right when we walked in and the first thing we saw were all these weird heads over the walls, which was a bit much, then we also noticed cameras under the beds trying to watch us. My client was just like, “Let’s go, I can’t do it!” It was so bizarre. 

But another one was this 30 million dollar listing that had a ballroom with stripper poles in it. It also had this bed that was absolutely huge. We kept joking that it shouldn’t be examined too closely during the inspection. It actually used to be Prince’s house, but it was still just a crazy setup and it was just weird walking through.

What about the most opulent or over-the-top?

I've seen helicopter pads on roofs, I’ve seen shark tanks in a house. Once I saw full dinosaur skeleton in a house, like what you’d see in a museum. These are the very high-end properties, of course!

Aside from hiding away any under-bed cameras, what's the best way to sell a home quickly in any market?

Price it right. For agents you have to have client control - you have to get your clients to listen to you and to trust you, and if you price it right it, you’ll sell it. As far as physically, cleaning it up, doing touch paint, and taking care of anything that really needs remodeling. Kitchen, bathrooms, and floors, those are big ones. Improving curb appeal can also help. But really, pricing it right is the most important thing.

What's a common mistake sellers make when listing their homes? 

Not following their agent’s guidance, whether it's about price, or if we suggest it needs staging or partial stagings. You can send five or ten grand on staging, and you can make 20 grand in return, and people don’t listen to that sometimes. The ones that do, they always thank us later. We actually started doing a concierge service where we will pay for it up front, because a lot of times clients think it’s too expensive or they don’t want to spend the money. But we believe in it so much we will cover it, and people are beyond happy at the end.  

What are some things  homeowners can do in a few days or a long weekend to make their homes more appealing to buyers?

Outside of remodeling a kitchen or a bath, I'd say declutter and paint. We just did that on my newest listing, and we had 30 showings in three days, and we got an offer on the third day. I basically made my sellers move out of their own house for a bit so we could paint, and they just had a baby so we wanted to pack away some of the stuff. We got it sold in a few days, over asking. 

Any paint colors in particular?

Of course it should complement the rest of the house, but light colors like white and very light gray always work. Anything that makes it look more open, airy, and new is a good choice.

Selling Sunset season 3 premiers on Friday, August 7, 2020 on Netflix. 

Read more:

• The best Netflix series to watch in July

Buying to let is here to stay, and Phil Spencer has some savvy tips for would-be buy-to-let investors. Yes, buying property to let out can yield a good, steady income – and with one in four households set to be renting by 2023, that income stream is unlikely to ever dry up. However, as Phil explains in a handy video for Move IQ, there is a right and wrong way to go about becoming a buy-to-let investor. Follow his top tips below to make sure you do it right. 

• Getting a good mortgage is as important in buy-to-let as it is for your own home; find out more about mortgage rates and how to compare them in our guide

1. Understand the nature of buy-to-let investment

Buy-to-let is fundamentally a long-term investment that really begins to yield a profit as you gradually expand your portfolio of properties. If you're serious about buy-to-let, then expect your profit margins to be tight for a good while – this is normal, and not a sign that it's not worth doing. If you do need a quick profit, you're best off looking into 'flipping', or doing up a property for reselling. 

2. Do your research

What rents well in your area? There's no point chasing one-bedroom flats in an area where three-bedroom family homes are in high demand. It usually makes sense to start in an area that you know best, but if you want to buy somewhere you don't know that well, it's best to speak to a local estate agent to get a sense of what will rent best.

3. Understand how you will finance the buy-to-let

Buy-to-let comes with significant financial requirements, not least the minimum 25 per cent deposit to be accepted for a buy-to-let mortgage. You will also have an ongoing financial commitment to the property: as a landlord, you will have a legal responsibility to keep the property in good repair, which will inevitably involve some emergency spending (e.g. a broken boiler or burst pipe). 

4. Always have a contingency plan

What will you do if your tenant is suddenly unable to pay rent, or if the property stands empty for a while? What about if you need to be away for a while, and won't be able to manage the property? Put your pessimist's hat on and think of all the things that could go wrong, then work out a plan for them. 

5. Speak to the right mortgage expert

Applying for a buy-to-let mortgage is a rigorous process, and it's very important to approach the right lender. We've teamed up with online mortgage specialist Habito: not only are they able to advise you on buy-to-let mortgages, but they also offer their own buy to let mortgage (don't worry, they give impartial advice and won't automatically direct you to their own mortgages). Use their free comparison tool below to see how much you could borrow. 

• Find more of Phil's tips on MoveIQ

Read more:

• Learn more about buy to let mortgages
• How to buy a house at auction

As the English housing market is released from lockdown, prospective home owners will want to know whether the remaining months of 2020 will provide the right circumstances for a buyer's market. Will house prices go down, and will it be easier to negotiate a lower house price? 

With home moves and house viewings now allowed, and lenders once again offering first-time buyer mortgages, those who have been after that dream home may want to hurry: the time to haggle for the house you've always wanted is now. 

Property experts are predicting that there will indeed be a window of opportunity for first-time buyers to be in a position to negotiate the house prices down by substantial amounts – but that window will be small, no longer than six months.  

In contradiction to the dramatic house price fall of 13 per cent issued by the Centre for Economics and Business Research, major UK estate agent chains such as Savills and Knight Frank are predicting more modest decreases of between four and six per cent this year, with the biggest impact likely to be felt up until the end of this year. The latest Halifax house price index is showing a drop in house prices of just 0.6 per cent in April.

Our advice is: if you are a first-time buyer and want to take advantage of falling house prices, you may not have very much time. There will be a buyer's market, but don't assume this will still be the case in 2021. 

Also bear in mind that not all properties will come with significant price drops even immediately after the coronavirus lockdown. Property auctions, for example, are continuing to fetch well above the asking price in desirable areas such as London, so if you're after a prime location home, there may not be much of a difference when you try to buy one.

Start be reading our guide to negotiating house prices Then, find out how much you could borrow for a mortgage using online mortgage expert Habito's comparison tool below. 

• How to buy a house or flat
• How to buy a house at auction

Are you looking for a new home right now, but worried about how it's going to work out amid the coronavirus outbreak? Or maybe you just think the house buying process is too involved and wish it could all be done online. After all, finding the right mortgage is just one part of the often lengthy and complex process of buying a house. What about arranging the survey, and the legal work, to say nothing of all the negotiating with sellers? 

Buying a home can be stressful at the best of times, but it is especially so now. Which is why you may want to consider hiring a buying agent. If this sounds like something that's surely only for the wealthiest property buyers, rest assured: property buying services are becoming more and more mainstream as time-poor potential home owners look for ways to minimise the stress of house purchasing – and maximise their chances of getting the right home at a good price. 

The online mortgage expert Habito actually have a service called Habito Go that, if you can bear to part with just a little extra cash, can make the whole process much easier. Moreover, right now, it's a good way to minimise human-to-human contact during the house buying process.

The way it works is, you get a dedicated buying agent who negotiates hard on your behalf. Estate agents generally like dealing with buying agents because it signals a serious buyer; sometimes, it's possible to get access to a property that hasn't even been put on the market yet via a buying agent. 

After the buying agent has helped you find and secure a property, Habito then take over all the legal and surveying side of things, so that all you need to do is sign the contract. 

How much does it cost? Habito say that prices start at £2,500, although, realistically, the price is likely to be more in the region of £2,900. 

There's another trump card that comes with Habito Go: the opportunity to become a cash buyer. If you've got your heart set on a very specific property in a highly competitive area, then this might make the crucial difference to you getting the house. This service works by Habito paying cash to the seller; there is a substantial fee for this service – one per cent of the total mortgage value – but you won't be pushed into using it. Habito will advise you on whether it's necessary.  

All of this can be achieved without you needing to leave your home. Intrigued? Make a start by having a look at Habito's online mortgage comparison tool. 

• Self-employed mortgage: a beginner's guide

Selling a home quickly can be a challenge in the currently slower-than-average property market, but there are things you can do to sell your house more quickly. However, what do you do if you don't currently live at the property you're trying to sell? 

Research shows that prospective buyers respond better to properties that look lived in – it is much easier to imagine living somewhere that looks cosy and well decorated than a house without any furniture or window dressings. 

Temporarily decorating the place with some of your own furniture if you have some in storage could be an option, but that's relatively rare. Which is where home staging can come in as a solution. Not only will it maximise your chances of a sale, but also, according to the Home Staging Association UK, home staging could get sellers an offer that's up to 10 per cent higher than if the property were left untended. 

So what is home staging, and how can it be used for an empty property to maximise those viewings and offers?

How does home staging work? 

A home stager will decorate your home in a way that makes it look lived-in for the purpose of a sale, or revamp existing décor to make it more attractive to potential buyers. Don't worry – you won't be buying lots of expensive furniture you don't need, you'll just be renting it until the house is sold. Home stagers have lots of experience in decorating houses especially for the purpose of selling, and will choose the furniture and other decor that will appeal to as many people as possible. If your current decor is dated or garish, they'll help you tone that down, too.

Can I try home staging myself?

Of course – there's no reason you can't try staging a home for sale yourself, but be prepared to spend a lump sum on some new furniture and furnishings. Ikea is always a good candidate for cheap furniture and homewares that look good, although we'd also give somewhere like Next a good look. 

The thing you'll need to consider before buying lots of stuff, though, is what you will do with it afterwards. If you have a garage to store it in, great; if not, think about how you'll get if off your hands. Some buyers might want the furniture, but not all will. 

Which is cheaper: professional or DIY home staging?

This really depends on the kind of look you'll be going for: if you're selling a large property in an affluent area, paying a home stager will likely be cheaper than buying expensive furniture in the hope that you can add it to the house sale. However, if you're selling a smaller property with first-time buyers in mind, then you may well benefit from keeping costs down by decorating the place cheaply yourself.

As a general idea, it's worth knowing that many UK companies will often offer a free initial consultation, but if there's no one in your area that does, expect to pay between £50 to £200 for the initial meeting then from £20 to £75 per hour for the staging work.

In the USA, where this is an established business, expect to pay from $300 to $600 for an initial design consultation, and between $500 to $600 per month per room.

Need more practical advice? Find out how to sell a house or flat in our expert guide. And find the best mortgage with our mortgage comparison tool, below. 

Is purchasing a family home your ultimate dream for 2020? If the new year spells exciting changes in your life, in particular the arrival of another child, chances are you're looking to move up to a larger place – somewhere that you and your family will call home for years to come. 

With choosing a long-term home to settle down in comes additional responsibility. Choose well, and you could end up staying for decades; choose the wrong property, however, and you could end up doing a potentially stressful move a couple years down the line. 

So, what should your main considerations be when choosing a family home? Use these useful tips* to kick-start your search – and visit our mortgage pages to ensure that your new place comes with a good mortgage deal. 

1. Make a list of priorities 

What's the single most important thing about your potential new home? Is it the location? Proximity to a good school? Or, perhaps, a garden for the family to enjoy? It's good to have a dream home in mind, but it's also very important to work out what one thing you won't compromise on – because it's more than likely that you'll need to be flexible on most other points. 

2. Work out your budget

This is crucial for speeding up the search for a property, and will save you the heartache of looking at properties you can't afford. Remember that you’ll need to set aside additional money on top of your deposit to cover the costs of solicitors, mortgage booking fees, arrangement fees, valuation fees and surveyor fees, as well as lender/broker fees if you choose to use them. Once you've worked out those additional costs, the property prices you'll be looking at will be more realistic. 

3. Work out your ideal location

Location is probably the single most important factor when choosing a family home, especially if you have children. You'll need to take school catchment areas into account, and the more schools in the area the better, as you might not get your first choice. 

On the other hand, it's also very important that the location of your family home will allow for a reasonably easy work commute, making school drop-offs and pick-ups manageable. If you drive and the property doesn't have a garage, find out what the parking rules are in the area, and whether you will realistically have a guaranteed space to park your car.

4. Consider the home's interior

Here again making a priorities list pays off. Do you enjoy cooking for the whole family, in which case a larger kitchen will be priority? If your children are older, then having more – and larger – bedrooms will be the priority. If you are a family who love spending time outdoors together, then it may well be that having a garden is the most important thing. 

Having said all that, it's also useful to be able to see a house's potential: if it doesn't quite have a the kitchen you've always dreamt of, can it be extended in the future? If the garden is currently unattractive, can it be transformed, with a bit of effort? Can the interior be made open-plan to make spending time with family easier? It may even make sense to consult a professional architect for an expert opinion on the house's potential.

Read more about extending a house in our ultimate guide.

5. Consider future plans

Life is unpredictable, but we all have plans, and if yours are fairly certain – another child, for example, or a change of jobs in the near future – it makes sense to choose a property that will accommodate that future. 

It's hard to underestimate the upheaval of moving as a family, and the fewer times you move (especially while the children are small), the better. 

Need more advice? Find out more about buying a house in 2020.

*tips suggested by North Sands Developments

Anyone remember the Facebook thread 'Disney gave me unrealistic expectations about love'? Well, now it turns out that Instagram gives first-time property buyers unrealistic expectations about what homes they can afford. 

While as first-time buyers we should probably all be thinking about finding a mortgage and the affordability of the homes we're searching for, there is – understandably – an element of romantic daydreaming about that perfect home involved in every house search. 

But what if, for some of us, looking at beautiful pictures of other people's homes leads us to reject properties we can realistically afford in favour of chasing that elusive perfect home?

Recent research into the house hunting habits of 21to 30-year-olds* reveals that young property hunters reject on average 5.4 properties before they are satisfied (or before reality kicks in, perhaps). 

The vast majority (74 per cent) of the respondents agreed that they were very fussy when looking for a home, and 34 per cent admitted that some of that fussiness stemmed from hours spent looking at Instagram photos of beautiful homes and then being unable to visualise a similar effect in the properties they were viewing. 

Over half (53 per cent) were disappointed not to see a large kitchen with a kitchen island during property viewings, while 38 per cent had hoped for a working fireplace. Dreams of standalone bath tubs were dashed for 22 per cent, and 14 per cent had coveted a laundry room. It also seems that we're increasingly daydreaming about a very specific type of luxury home, one full of period features. 

These responses raise interesting questions about how our concept of the perfect home is evolving. While in the past, most people would have been unlikely to dream about luxurious properties because they'd never seen the inside of one (unless they bought a specialist magazine or knew someone who had one), the advent of the internet and Instagram has meant that seeing images of luxurious homes are part of many people's daily lives. 

*Poll of 2,200 Uk adults conducted by Hillarys

If you're viewing new build homes, you've probably wondered how much the process differs from buying an old property. The short answer is: quite a bit. To start, you will be committing to a property that might not have been built or finished as yet. And while there are obvious advantages to choosing a property no one has lived in before, including being able to choose your fixtures an fittings, it can (understandably) make some buyers nervous. 

It goes without saying that you'll need to look into the best mortgage deals well in advance, and ideally secure a mortgage in principle. But there are other things to bear in mind, too. As you remain involved with your future home’s development from the outset, there are naturally an additional number of considerations. From your first meeting to initial plans and excitedly collecting your keys, these stages are critical, requiring your informed attention. Granville Developments’ managing director Matthew Firth offers his expert tips on what you'll need to consider when buying a new build. 

• Find out more about getting a mortgage in principle in our guide

1. Do you research

It's very important to get a look and feel of comparable properties by the developer you're thinking of approaching, so do your research, and visit similar properties/developments that have been completed. Never just rely on the promotional brochure. Also, not all developers are equal when it comes to communication and after care once you've completed the purchase, so make sure you trawl the web for reviews, or, better still, try to speak to someone who has bought one of their properties. 

2. Establish contact with the developer

Once development plans have been approved, these will be viewed by the developers. Some will choose to commence work immediately, whilst others may take some time to begin; it’s vital that buyers make early contact with the site’s developer, allowing for crucial discussions to take place before building commences. 

It typically takes around six months to build and complete a new home, but this time frame varies. While your home might be the first to have been completed, there may be ongoing building work surrounding you. 

Alternatively, you may wait a little longer, moving into a development that’s almost, if not completely, finished. Some developments can continue for several months after the first homes are completed, but experienced developers should ensure that this doesn’t impinge upon your enjoyment of your new home. 

3. Choose your home as early as you can

If possible, it’s a good idea to select your home earlier rather than later, as this allows for more flexibility and time to request changes. For example, you may be able to ask for changes to elements of the interior layout. Properties with great views get snapped up quickly, too, so if you want a flat that overlooks the local park, get in there early. 

4. Pay the reservation fee and exchange contracts

Once the buyer has chosen their plot on a development, the developer will request a reservation fee. This could range between £500 and a few thousand, a proportionately refundable amount that will be deducted from the property’s purchase price once the build is complete.

A developer may also ask for the details of the buyer’s chosen solicitors who is instructed to act on the buyer's behalf, organising all necessary legal paperwork to formalise the purchase by way of an exchange of contracts, usually within four to six weeks after your reservation has been made. Whilst it is sensible to obtain a few quotations from local solicitors, often developers will have a suggested panel of solicitors who have potentially already been through the development contracts and papers; they can make the process much less stressful for the buyer. 

5. Allow for a full day to discuss your preferences

After contracts have been exchanged, the home builder will likely invite the buyer to their offices, development, or the show home, to start their choices process. This gives the buyer an invaluable opportunity to say what they would and wouldn’t like, for example selecting specific fixtures and fitting preferences.

Some developers will offer these options as incentives, where a charge would usually be applied. This process could take hours or all day, depending on how many features you’d like to discuss and ultimately how long you need to make these decisions. 

6. Make a snagging meeting appointment 

The development site’s sales/estate agents will finally run through a series of meetings with the buyer, carefully examining various aspects of the build before organising a snagging meeting. This snagging meeting will usually take place up to a couple of weeks before completion, as the buyer isn’t usually allowed to visit their property while construction is underway.

A snagging meeting is an opportunity for the buyer to identify any potential errors or defects, ranging from cosmetic to more concerning items. Any problems will be itemised and listed, with the builder completing all subsequent repairs in a timely fashion. These are generally attended to prior to the completion of the transaction and the buyer getting the keys to the brand-new home.

More property related reading:

• How to buy a house of flat
• The ultimate guide to buying a house extension

Looking to buy a house and wondering how Brexit is affecting the property market for potential buyers? While the latest news on Brexit and house prices can still be summarised with, 'it's not great, but we'll wait and see', if you are a potential buyer, your approach should be proactive and anything but 'wait and see'. 

• How to buy a house or flat: our ultimate guide to purchasing a property

The truth is, if you are thinking of buying, now is not the time to delay. With the following tips* in mind, you can do your best to minimise any further impact Brexit may have on the housing market – and maybe even get the home of your dreams at a good price.

1. First-time buyer? Now's the time to secure a good mortgage deal

The impact of Brexit, whatever its final form will be, is unpredictable for the economy, and may well have a knock-on effect on interest rates, which will mean more expensive mortgages. If you're in a position to take out a mortgage, it's best to do it now, while the interest rates are still low. Make sure you take out a fixed-term mortgage, so that your repayments are Brexit proof for at least a few years. 

• Learn how to compare mortgages with our guide 

2. New build vs. old home?

While buying a new build property via a government scheme such as Help to Buy can be a way to get on the property ladder with a small deposit, you may want to weigh your options carefully at this time. New builds come with a new property price premium that could land you in negative equity if house prices drop significantly after Brexit. 

Think of this as being similar to buying a new car: its value reduces as soon as you've bought it; with house prices in flux, a large drop in price would mean that if you were to decide to sell, you could end up selling for less than the price you originally paid. While this won't necessarily happen, an older home is currently a safer investment.  

3. Plan to stay at your new home for as long as you can

This is a good strategy generally, Brexit or no Brexit, but now especially is a good time to only buy a property you're happy with it and will stay for a good few years. House prices are likely to fluctuate, but will stabilise over time. So, we advise against hasty purchases 'just to get a foot on the ladder' – you may end up stuck in a property you don't like, or that doesn't suit your needs. 

4. Already own a home? Now is a good time to move

If you are already a home owner and are looking to move, now is a good time to look for a property, especially if you've been planning to move to London or the South East. Prices in these areas have dropped the most since the Brexit vote, and properties have been slow to sell, so, with a bit of research, you could buy a property in an area that has always seemed unaffordable – provided your current home is in an area where houses have been selling well. 

• How to sell your house or flat

5. Consider buying at an auction

While many properties listed for auction may require substantial renovation work, not all will. The main advantage of buying at an auction right now is the guarantee of a quick purchase with no complications from long property chains. You will need to pay the ten per cent deposit as soon as the auction closes, but then there's no risk of being gazumped. 

• Find out more about buying a house at auction in our guide 

Tips developed with the help of JMP Solicitors

Selling your house and waiting to see if the situation around Brexit improves? You're making a mistake. According to a new study*, if you want to sell before Christmas 2019, you'll need to put your house up for sale by 21st October at the latest. 

We previously reported that 31 October is the cut-off date (not least because of Brexit), but now it looks like you have even less time than that to sell a property this year. 

The fact is, the average times it takes to sell a property have remained stable over the past four years (this includes the years since the Brexit vote), with houses listed for sale in October taking an average of 61 days to sell. 

Do the maths, and you get 21st October as the latest date that would allow you to put the house on the market, snag (and keep a buyer), accept and offer, complete the paperwork and sell in time for the Christmas lull. 

Put the property up for sale in November or December, and prepare to wait even longer, with average selling times of 62 days. Plus you run the risk of your buyer – and possibly you – deciding that moving over the Christmas period is too much like hard work. Moving vans are harder to book; solicitors' go the the Caribbean (allegedly); and, of course, any time from mid-December just becomes a mad, Christmas themed rush, especially if you have children. And, of course, we all know with house moves that when the whole process starts to slow up, people begin to have second-thoughts – or see another property they like better.

And if you don't think you can beat the pre-Christmas rush? Put your house up for sale in January instead: this is the month when buyers are keenest and when properties sell fastest, with an average of 57 days. Plus there's no Christmas looming to slow things up.

But if you're set on selling now, make sure you read our guide to selling your house quickly. 

*Data from estate agent comparison website estateagent4me

Wan to know how to sell your house fast, and for the best price possible? Selling a house is always stressful, but doubly so when the property market is slow or uncertain (yep, we're thinking Brexit). Fortunately, there are tried and tested ways to ensure that your house gets interest – and, most importantly, that it actually sells. 

Follow the steps that’ll get you to a successful sale with our guide – and find more helpful advice on our property pages. 

• How to sell a house quickly – use our tips for a faster sale
• How to sell your house in a buyer's market
• An essential house moving checklist

1. Get your home ready

It’s worth looking at your home objectively before you put it on the market. Now’s the time to boost its kerb appeal and to declutter rooms and give each a purpose (think home office rather than junk room, for example). Find out more about presenting your home for sale, but work through the checklist below first. Home improvements probably aren’t worth it at this stage, but do:

• Clean windows to brighten the interior;
• Tidy the garden;
• Fix anything that's broken or leaning;
• Sort out scuffed or dirty paintwork;
• Clean grout;
• Make sure surfaces aren't covered by accessories;
• Sort the interior of kitchen and other built-in cupboards – buyers will look inside and if they’re crammed they might think there’s a shortage of storage;
• Full-on redecorating is generally not worthwhile but if your taste is very bold, or rooms look dingy, then consider it.

2. Decide on who's selling your home

Choose between a traditional estate agent or an online one – but know the pros and cons first. 

Traditional estate agents

You can opt for one agent – sole agency – which will probably mean you pay a lower commission; or use more than one agent. You’ll pay a larger commission on the sale if you use multiple agents although in theory it could speed up the sale.

Although you’ll pay more in commission with a traditional agent against newer online services, you should get the benefit of local market knowledge. Expect an agent to show you evidence of local sold prices when they value your home.

It’s worth getting valuations from three different agents before deciding on which one to go with. It’s possible to negotiate on commission, so don’t be afraid to ask.

Ask which online portals they advertise with to ensure you’re getting coverage on all the major sites such as Rightmove, Zoopla, OnTheMarket and PrimeLocation.

Check the contract term, too. If you’re unhappy with the agent’s service you need to be able to change to another.

Make sure the fee is only payable on exchange of contracts as otherwise you’ll be out of pocket even if the deal falls down before it’s legally binding.

Online estate agents

Online estate agents charge lower fees, but be aware that you’ll have to pay the fees upfront rather than on the sale of the property, and if your property isn’t sold you’ve lost the money.

An online agent may also tie you into other services like conveyancing or mortgage broking. Check any contract carefully.

Find out how they vet buyers. You’ll probably be showing people round and it’s your time that will be taken up by those who are never going to be in a position to buy.   

Remember that an online agent is unlikely to have in-depth local market knowledge, so make sure you’re well informed on selling prices in your area before you agree an asking price.

Sell your home yourself

There are sites where you can list your home but beware of valuing it inaccurately or failing to negotiate a good price as this could wipe out what you’ve saved on an agent’s commission. 

Other providers offer packages with valuation and photographs plus listing on sites like Rightmove.

Get more detailed advice on how to choose an estate agent to sell your house in our guide; we've also deep dived into whether a traditional or online estate agent is better – it's worth a read, too.

3. Agree a selling price

Take the advice of agents but make sure you’ve done your homework, too, so you can agree a price at which your home will be marketed initially. 

Find information on sold prices in the area via the Land Registry’s UK house price index.  Rightmove and Zoopla can also reveal what local properties have gone for. Online estimates should always be treated as a guide. They can be under or over by a considerable amount so local property knowledge is invaluable. Bear in mind that you’ll probably get offers at 5 to 10 per cent under the asking price. 

4. Find a solicitor or conveyancer

Although you won’t need a legal professional until you have agreed an offer, now’s the time to find someone you’ll be happy to work with. 

Ask for personal recommendations and get quotations, and remember that cheapest isn’t always best. You should reassure yourself that your file won’t be passed from pillar to post and your conveyancer will be responsive to contact.

Your legal professional will send you forms to fill out to provide information about the property and what’s included in the sale and returning these promptly will ensure you’re ready for the selling process to get going swiftly once you receive an offer.

5. Get ready for viewings

You’ve already done the major decluttering, sorted out the snags, and touched up any timeworn decor, but getting set for each viewing is worthwhile. Read our guide to what to look for when viewing a property to envision how your potential buyers might see your property. We'd recommend following these steps, too:

• Don't cook anything pungent the evening before;
• Open windows beforehand to air rooms;
• Empty bins;
• Avoid fogging up bathrooms just before viewings are scheduled;
• Open curtain or blinds wide to maximise daylight;
• Put on the heating if it's cold;
• Go out if the agent's conducting the viewing – and that means everyone. No room should be off limits.;
• Take the dog out for a walk.

6. Receive feedback

Your agent should give you feedback on each viewing. Much of it probably won’t help you sell your home – if viewers don’t like the house’s situation there’s nothing you can do about that. Do be prepared to act on comments if a matter can be remedied simply, though. For example, dark rooms might be brightened with mirrors. And if you're not getting feedback from the agent? Chase them up and ask them.

7. Get an offer

Agents will pass on any offer to you. If it doesn’t get near enough to your asking price you can reject it or get the agent to negotiate it up.

When you’re ready to accept an offer, tell the agent, who will confirm and prepare the memorandum of sale to go to the solicitors on both sides. After this, the agent should stop marketing the property. 

An offer isn’t legally binding until exchange so you could in theory find another buyer in the meantime, but remember that your buyer will start to incur costs, so imagine the boot on the other foot. If a buyer saw you were still marketing, they’d be advised to walk away.

8. Go through the conveyancing process

Your solicitor or conveyancer will now do the legal work on the sale. Be prepared to answer any additional questions about the property the buyer’s solicitor raises with yours.  

Keep in touch with both your agent and your solicitor to keep up to date on where everything has got to. Yours is one of many sales to them, but the only one you care about so it’s worth making sure everything is proceeding.

You should expect appointment(s) to be made for a valuation for the purchaser’s mortgage and the survey they have asked for.

A date and time will be arranged for exchange of contracts. At exchange the deal becomes legally binding on both sides. If you pulled out, the buyer’s deposit would be returned with interest, and you could be sued for breach of contract.

9. Complete a house sale

The completion date will have been agreed before exchange via the solicitors although it’s often two to four weeks after exchange. Make sure you leave all the fixtures and fittings as agreed when you move out.  The buyer will be given the keys only once it is confirmed that the purchase money has been transferred. Your solicitor will pay off your mortgage and also register the change of ownership with the Land Registry.

10. How to prevent a house sale falling through

It is estimated that around 300,000 house sales fall through every year, or three in 10 transactions. There are three main reasons why this happens: 

• Problems somewhere further down the chain: eg, the buyer couldn't sell their own home, or they got turned down for the mortgage;
• The buyer wasn't satisfied with the result of the survey, or a legal search revealed an unexpected problem about the property;
• Gazundering: unlike gazumping, which affects buyers, gazundering is the buyer lowering the amount they're prepared to pay at the last minute, forcing the seller to choose between accepting a lower offer, or the sale falling through. 

There's not a lot to be done about the first scenario – even if you sell to a first time buyer who comes without the complications of a chain, they still might not qualify for the mortgage. It is advisable to plan your sale, and your subsequent move, as far in advance as possible. Avoid putting yourself in a position where you have to move. Some estate agents, notably Nested, have options where they'll give you a cash advance if the property sale falls through and you have to move. 

The second scenario is almost entirely within your control as seller: always be very honest about any issues with the property, and if there are any, give reassurances that they will be dealt with; make sure that they are written into the sales contract. 

Gazundering is fairly rare, but if you are worried about it, consider taking out an insurance which will protect both you and the prospective buyer (in case of gazumping, or another buyer offering a higher price at the last minute). The legal and insurance firm Gazeal offers a special type of insurance on house sales that locks the buyer and seller into following through as soon as a price has been agreed. The buyer has two weeks to make sure they're satisfied with the property and can't pull out after that. It will cost you, but it will give you peace of mind. 

11. Common house selling mistakes

Even if your house is lovely and is in a desirable area, don't automatically assume that it will sell straightaway. Especially when the market is slow – but, really, at any time you're putting your home up for sale – avoid these common pitfalls that slow down house sales:

• Not researching the estate agent: simply going with the cheapest available agent, or worse, going online only, can seriously backfire: especially in the current climate, it's important that your estate agent knows the local area like the back of their hand, and knows how to attract potential buyers who may have been looking at nearby areas but haven't considered yours.
• Not providing enough photographs: amazingly, some people still provide very limited photography of their home, although images are often the sole thing potential buyers base their opinion on when selecting properties to view. Provide ample photography of all the rooms and the garden (if there is one), preferably professionally done. A 360 degree view is even better, as it gives buyers a better idea of the space.
• Overvaluing. It can't be stressed enough how damaging this can be to the prospects of your property getting sold, especially now that Brexit has led to a considerable slowing down of the market. While it may be tempting to try and get more for your home, a hugely inflated price will put people off. No one likes telling a complete stranger that the price they're asking is completely unrealistic, so people just won't bother even viewing the house. Your estate agent should have been honest with you about how much you can expect: stick to that price range.

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Use this form to see what you could afford, then speak to a Habito advisor for unbiased advice and info.

Looking for more home buying advice?

• Your essential house moving checklist
• A beginner's guide to stamp duty
• Everything you need to know about surveys

Looking to sell your home? If your house is cracking up or your toilet won’t flush, you’d better get your tool kit out or you can kiss goodbye to potential buyers for the home you're trying to sell. Large cracks in the plaster on the wall and ceilings, and bathroom fixtures that don’t work properly have been named as the biggest turn offs for people looking for properties.

• Find the best mortgage using our mortgage comparison tool

And Sell House Fast property investment company, who conducted the survey among Brits who’d been on house viewings, said house owners would need to fix these issues to increase their chances of a successful sale to anyone other than a person who had plans to gut it all.

Why? Well, a huge seventy six per cent of the people asked said they got a bad first impression if they saw cracks or stains on the surfaces, including the floors, ceilings and walls. And 71 per cent turned their noses up at loos that wouldn’t flush or taps with poor water pressure.

In third position, 66 per cent said they were wary of potential safety issues when they saw exposed wires, and 63 per cent were concerned about the trip hazard of damaged or uneven flooring.

And just over half of those questioned admitted they’d be put off by a heavily damaged and worn out kitchen, no doubt mentally adding the price of ripping it out and replacing it to the cost of buying the property.

But there is something despairing sellers can do to try and entice purchasers, and it starts with a very thorough clean.

Sell House Fast found that nearly three quarters of estate agents suggest taking a cloth and cleaning products to the fridge, microwave and oven before a viewing. Mayur Shah, an estate agent from London, says, 'Those viewing properties can be extremely judgmental. If they see multiple household appliances in a less than satisfactory state, they will then conclude that the current occupiers have not looked after or adequately maintained other parts of the property. Pay equal attention to cleaning the small as well as big features as they form an overall picture of the property'.

• Find all our cleaning hacks, guides and best buys in one place

And 68 per cent of agents recommended mowing the lawn, removing weeds and trimming overgrown hedges and bushes. Mayur Shah added ‘Property seekers now more than ever before place a real emphasis on gardens. In some respects, putting the same light on a garden as they would with other rooms inside the property. Always remove dead plants, cut unappealing shrubs, mow overgrown grass, add colourful plants, get rid of litter and replace any damaged fences before conducting any viewings.’

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And as a last small change, take down the family photos and artwork – 59 per cent of estate agents believe this allows prospective buyers/renters the chance to better imagine themselves in the property and makes it feel less like it is someone else’s home.

Selling a house and wondering how you could add a little extra value? Depending on the quality and age of your furnishings and fittings, you could easily add a few thousand to the value of your home by including them in the sale. 

According to a recent poll of homeowners who have recently sold a house*, a property with a fully equipped kitchen will fetch an extra £1,080, while a fully furnished bedroom with a bed and wardrobe can add £1,000. Living room furnishings, such as sofas are slightly less valuable, and will increase the value of a home by up to £840.

These figures are actually better deals for home buyers than sellers, with bedroom furniture in particular seen as a desirable feature included in the house price. While over half of British homeowners (52 per cent) put up their houses for sale with furniture included, 61 per cent of them would not include the bed in the bundle. Televisions and coffee tables also tend to follow their owners to their new homes and not be included in the house sale.

But what if you bought a house unfurnished, only to find unexpected furniture there when moving in? Of Britons who have recently bought a house, 22 per cent have found themselves in this situation, with 48 per cent reporting finding 'old furniture' after moving in, and 15 per cent even found rubbish in the house. 

Among the weirdest things new homeowners found in their new homes are a cat's used litter tray, a wedding ring, and a dead squirrel. Happy housewarming.

*A poll of 1,400 people over the age of 18 who have sold a home in the past five years by Thomas Sanderson

Looking to buy a property? A significant life step for many of us, buying – irrespective of whether it’s for the first time or the fifth time – can be a daunting prospect. But, if you know what you’re looking for, it doesn’t have to be. 

Whether you’re a young professional looking to get your foot on the property ladder; want to downsize now that the kids have flown the nest; or something in between, our tips and tricks – brought to you in collaboration with Ventrolla – are designed to ensure you get the most for your money.

1. Look for signs of water damage

Unless you’re planning a major renovation – and even then – water damage is a problem best avoided when buying a property. In addition to causing major structural damage, it can cause your home to need a complete rewire if water has found its way into the electrical systems. We’d recommend looking out for the following:

• Check for obvious leaks. If this requires giving all the taps, as well as the shower and any other water outlets a go, so be it.
• If possible, take a look underneath appliances – such as the washing machine – as well as beneath the bath to ensure the flooring has not been damaged.
• Remember that bubbling wallpaper or paintwork with a chalk-like consistency can be a sign that damp is lurking beneath.
• Pay particular attention to the corners of rooms – this tends to be where water damage is most obvious.
• Take a look at the windows. Does there appear to be a problem with condensation?
• Make use of your sense of smell. If certain spaces smell musty, trust your gut and investigate further.

And remember, it’s in the interest of the estate agent or homeowner to try and mask signs of water damage, so take note of attempts to use air freshener to mask the smell; as well as wallpaper – or artwork – used to hide damp-related issues.

2. Check the windows

According to Ventrolla, the sash window renovation experts, windows are often a good indicator of the overall condition of a home, so they’re certainly something worth taking your time to inspect prior to committing to the purchase of a property. Pay particular attention to the following:

• Do all of the windows open and close easily? If not, they may contribute to issues related to mould and condensation, as well as impeding your exit, should there be a house fire.
• Are the windows single or double glazed? The better the glazing, the more you’ll save on energy bills. Discover more about double glazing with Ventrolla.
• Take a look at the material used. It’s worth bearing in mind that timber is rarely beyond repair, particularly with the help of experts such as Ventrolla.
• Remember that windows affect the external appeal of your home, as well as the internal. Ensuring that everything looks smart from the outside will improve curb appeal and has the potential to enhance the value of your property.

Not sure what you should be looking for? Ventrolla offer a free timber window survey for those seeking expert advice and insight. Plus, they’re our go-to for all things specialist timber windows and have options to suit every budget and requirement. 

3. What condition is the roof – and the rest of your homes exterior – in?

While checking the condition of the roof can prove a little more challenging, it’s more than worth the commitment, in the long run. After all, discovering that you have to replace the entire roof, further down the line, could mean incurring a large additional cost. Here’s what to look for:

• Are there any roof tiles obviously missing? What percentage look cracked or damaged?
• Take time to inspect the chimney – is it straight?
• Do any connected fireplaces work with full effect? It’s important to bear this in mind irrespective of whether they’re open, or boarded up.
• Do the gutters and drainpipes appear to be in working order? If they’re blocked, or broken, this could lead to water damage, further down the line.
• Is there any plant life growing up, or over, the property? While wisteria, ivy, or anything else looks pretty while in full bloom, there is potential for them to damage – or have already damaged – the structure of a property.

4. Test the water pressure

While, generally, the quality of the water pressure in a property is the result of the geography, in some instances it can be an indication that the plumbing work is not quite as it should be, or that something, somewhere, is leaking.

Take time to try out the shower, the taps and any other water outlets to check the quality of the water pressure, first hand. Then, take time to do your research; either by asking neighbours about their experiences or by turning to the internet, where you should be able to find information about water pressure in the area.

5. Ensure the electrics are in order

Rewiring a property can be both expensive – it literally involves tearing a property apart – and time consuming, so it’s worth ensuring you know what you’re getting yourself in for prior to purchasing a property. Look out for the following:

• Basic checks include ensuring that all light switches and plug sockets work, as expected. If they don’t, this could be a sign of a greater issue.
• Keep an eye out for any exposed wires – this is an obvious sign that things are not as they should be and could pose a significant threat from a safety perspective.
• Think about how you’d intend on laying out each room, hypothetically. Are there enough plug sockets and are they in convenient locations?

Ultimately, if you’re unsure about anything related to electrics, it’s essential that you consult a qualified electrician who can provide expert advice and insight.