[shygirl]

We have been trying to get our place ready for sale for 6 mths. now the inside is done, all redecorated, new curtains, new carpets etc. dogs are banished from the house..
we have decided theres not much we can do to the kitchen as the doors need replacing and we cant afford to rip it out and if we did - it probably wouldnt be in the style the vendors wanted, so we are just leaving the kitchen as it is.
garden lawn is reseeded and re-fenced.

now there are 3 things left to do and the cost of getting these done is going to take all year to save up, so do i wait til next year or price it to sell as it is?
the jobs left to do are 2 damaged patio doors which need replacing (£2500 each)
plus patches of missing harling off the walls and repairing the roof tiles/ridging on the outside bothy - not sure how much this would cost but the local builder has an 8 week waiting list just to give a quote. these both look unsightly even if not too costly to repair.

the house is priced around the stamp duty threshold (£250k) so spending money and expecting a higher value might not be achieved  whereas i could sell it as is just under the threshold.
im quite desperate to move now, my son is starting S3 and therefore takes exams in 2 yrs time.

as we are in scotland i have to get a homebuyers report which is almost a grand due to the value of the house so any problems are going to be highlighted. im worried if i dont get a good report then it will scare off buyers permanently  even if i get the work done over the next 12 mths. i have read reports on other peoples houses and have been put off even viewing due to problems highlighted.

i also have to buy  hay etc for the winter at some point...if we stay another winter i have visions of having to redecorate all over again as i have 4 kids 

any advice please?

[happygolucky]

SNAP!!...our house is valued at £260,000 but no chance of thinking about getting that  but we are more than happy to get more like £225,000, we have had offers  but for one reason or another they fell through.
Our kitchen is a bit in need of TLC so are our bathrooms but all liveable, I watch house restoration programmes all the time and although they would make the house sell quicker the new owners  usualy change them and it would certainly not add any value to our house in particular..
We did all the work that was highlighted in our report and it was not costly at all, but as it needs an updated home report, we are leaving it until we get another offer 
Our house is a posh house in a poorer area so that keeps the price down although I think our major issue is the size, people worry about the running costs more than making it look beautiful, to see things that need doing as well is adding to thier mounting figure people think they may need to spend now or in the future.
We are doing small jobs ourself, we have some issues with perlings around our garage, it does look bad but we are going to do it all ourself, in fact we have started and so far hardly spent more than £30, masonary mix, paint and stones and new trowel etc..have a go yourself like  us, that bits easy peasy.
I would suggest doing things up like the roof is scarey for anyone, thats why we had ours sorted...any house without vents will have damp or condensation issues, ours was minor and now sorted but people certainly get worried....so sort what  you can......bit of pain etc and work to a budget, the estate agents will say nothing!!!
Oh and we now have a lovely lean too thats so nice I just left my I pad in there and its shut itself off as its too hot..not used to things being too hot 

[Torrin37]

I don't know how the homebuyers report works, but otherwise I would say why not put it on the market and see what happens? The renovations you have left to do are obviously costly and if you take the time to do them, it will make it more saleable but you probably won't make your money back in the short term.

If moving soon is more important than getting top top price for it then market it at a price which reflects there is some work to do - some people will see past any unsightly bits, even if others are put off.

I also have 4 kids and I would say another winter - yes you'll need to redecorate again! 

[happygolucky]

I think the home buyers report is good, its not that accurate anyway..but in Scotland at least the buyers can tell what needs doing rather than pay money for a survey then find stuff out so back off the sale.
All our viewers loved this place but up until today, there has been a lot of competition in the area at our price range........I was asked what we used the dinning room for     ...we are happy but need to sell so we can have some money to actualy go on holiday

[Backinwellies]

Our experience of selling 2 houses last year  (one valued at 270K  the other at 275K )  was that to sell we had to accept 250K ..... both sold for exactly 250K  as they were (mine was in need of kitchen and bathroom redo) .... so I would get it on the market and if you get offered 250 take it ..... the work which needs doing will never be recooped in sale price anyway.

It did mean we were cash buyers and could get 40k off our smallholding 

[Roxy]

Having just sold my house,here is my input!!
 
We put a brand new bathroom in, and decorated in in what I considered not outlandish colours - as in most people could live with it.  The new owner said he would take the bathroom out, and fit a corner shower, enabling a bigger second bedroom.  He has also removed the Aga etc. etc.
 
I would put it on the market as it is.  Paying out all that extra money does not, and probably won;t guarantee extra from a buyer.  See what offers you get - after all, you can turn them down if they are low (and believe me, you will get them!!)
 
 

[Backinwellies]

another thought ... 4 children  ... do you have accidental cover insurence? .................. patio doors  (hmmmm!) 

[Berkshire Boy]

I would look into the household insurance for your doors, should be covered.
I would certainly put the house on the market as is, plenty of people out there quite happy to do work and have it as they want.

[waddy]

I agree with the above, you are not likely to get above the stamp duty threshold. We sold ours last year. It needed the kitchen and a few other things updating but we wouldn't have made our money back. Also at the moment there are some better mortgages available and better weather. The market is supposed to be picking up a bit and the banks are said to be lending more out for mortgages (I'm sure many will disagree with this!). we have noticed through our own search a few more properties with land coming on to the market and ones that have been for sale a while are selling. I wouldn't delay if I was you. It can't hurt to test the market out.


Helen

[Mays]

 
I sold a house for 250 a few years back, like you it did need a new kitchen (and bathroom) but I put in a new lino that improved the rooms no end, and completely de cluttered the kitchen, there was NOTHING sat out on the worktops, and I gave it a huge clean, & the ceiling & walls a fresh lick of white paint. Basically it cost me nothing & made a huge difference! ditto witht he bathroom, and some big luxury towels & bathmats made it look cosy.
Meanwhile we bought a house that had a huge list of things needing done, it stank, needed a lot of TLC and three years on its finally coming together, why did we buy such a dump?? easy, it was a bargain! So I suggest if you want rid, dont want to spend a fortune then put it on at your lowest price, at least then people will notice it.
Meanwhile, get out there and view ALL other propertys that are in your area from 150 - 350k, so you can see what else is being offered, and it will give you a chance to really gauge where your one will fit in in your local market, good look

[Bramblecot]

When we were selling around the £260K mark a few years ago, all the estate agents said that property sticks at £250 because of the stamp duty and it was waste of time trying to sell anything until you hit the £275K mark.

So, ditto others comments, - declutter, paint walls white/cream, spotless bathroom and kitchen (yawn), hide all the kids junk under their beds or in cupboards.  And keep the dogs out .  It didn't happen in our house .  Don't bother replacing bathroom or kitchen as many people just take out what it is there and put in their own style.  good luck for a quick sale.


 

[shygirl]

many thanks everyone. i think i will just try and get it on market and hope for best.
i could easily fix the roof myself but im scared of falling off the ladder 
i will have a go at the harling as i have a bit of wall i can practise on, might look like a blue peter job tho - exactly what type of cement do i buy sandy?? (basics words required!) and where do i buy the granite chips? - we are pink granite here?
thankyou xx

[ellied]

I would put the house on the market asap while it's dog-free and freshly decorated.  As others have said most folk want to put their own kitchens in so leave that and the patio doors - buyers might want to add a conservatory and get a better deal for a job lot anyway, that's what my new neighbours did.

I'd be tempted to get the quotes for the harling meantime, so you can let viewers know how little it would cost to fix.  And if it can be done then I'd get someone to do it as external "kerb appeal" first impression is more important than internal details like kitchens anyway.  If you can get a good standard yourself, fine but there is nothing more offputting than a botched DIY job in your face as you walk in, it suggests other work in the house, visible or not, may also be botched and cause future problems.  So I wouldn't touch it myself.  The Home Report should show it as a minor issue and if you've taken steps to get it quoted or better fixed between the survey and the viewings/sale then you'll be seen as someone trustworthy to buy from, that's my view anyway..

Take £250k as your likely sale point and do nothing major, get that as cash in the bank and you're a powerful force on the buying market, more likely to get what you go for and fast.  As long as you have somewhere you can stay meantime with any animals that's always an issue to consider.  But a no chain seller and no chain buyer, well in this market you may find those are your most saleable assets!

[happygolucky]

i will have a go at the harling as i have a bit of wall i can practise on, might look like a blue peter job tho - exactly what type of cement do i buy sandy?? (basics words required!) and where do i buy the granite chips? - we are pink granite here?

  We went to B&Q and but our local B&M had the exact same stuff much cheaper, it was only around £3 a bag that will do loads, we have not started yet but its not difficult, just chip off any really loose stuff and mix the mortor so it will not drop off the hod, stiff , and start, my husband has watched loads of videos on the net....thats best, then  you will get the idea, I suppose you need a builders merchant for red stones, we just bought pea gravel as we will paint over ours to match the rest. I/we too are no DIY'ers but it does look easy, you need a hod and a plasterers trowel to make it easier...I shall nip out in a min to get more info, we have some easy bits to practice on, then we can move on to the harder and higher bits....we are looking forward to getting started
We had a viewing at the weekend and it was all oooo's are rrrrrr's, they loved the place, they got back yesterday and said that the house had loads of potential, it was far too much for them to do, thats the general answer we get and as its a big house and we only have enough money to live from day to day, its hard to do much about it, we know we will not get any more money from doing any of the jobs but we are enjoying doing odd bits and bobs.....
We have a grey asbestos garage roof that has planns passed for seperate accomadation, we cannot afford to do it but I had a quote of £26,000 to get it all done......but for now we are going to clean up and coat the roof with some special stuff, to make it watertight again and look better.....we actualy do love the house and its perfect for our dogs, they have thier own room   so do we

[happygolucky]

Just took this photo of the stuff we intend to  use, I think we have left the hod in the car and I am not dressed YET!!!!!
we also bought the stirring attatchment for a drill and then found it much much cheaper at B&M, the paint was also half the price of B&Q so you have to shop carefuly!!