“Put it on the Internet and wait for the phone to ring”. That’s perhaps how many people see an estate agent’s life, and there’s undoubtedly some mystery around precisely what agents do beyond putting a property on the market and showing people around.

While a big part of the day is being out in the local area and looking at homes, there’s plenty more work that might not be so obvious. A bit like a swan gliding majestically across a lake, there’s a lot of action under the surface to keep things moving smoothly.

To shine a light on all that happens, in this article we invite you to take a look behind the scenes of Nash Partnership for a fly-on-the-wall experience. By the time you’ve finished it, you’ll be armed with insider info and primed to choose with confidence the estate agent that’s right for you.

MATCHMAKING
There’s definitely an art to putting the right buyer together with the right property.

When someone sends in a viewing request for a home they’ve seen on the Internet, they usually don’t end up buying it. Sales come from listening to the hopes and desires of buyers and learning what lies at the heart of their move. Very often, people start looking for one thing but end up choosing something completely different.

Typical moving stories include simplifying a commute, needing more space, wanting to downsize, changing schools or work, finding a permanent solution to working from home, or having somewhere secure to park a prized new car.

But not every buyer needs to move; some of them simply want to. One might like the idea of a new renovation project; another might be looking for a change of scene, and someone else might find themselves with a sudden chance to move up the property ladder through a pay rise, promotion or inheritance.

As well as looking at motivation, matchmaking also means ensuring that anyone coming to view your home is actually able to buy it. Do they have a mortgage agreed in principle; are they really a cash buyer; is their current home already under offer; is there anything else that might affect their ability to move?

These factors are essential elements in pairing people with property, meaning more relevant viewings for buyers and fewer wasted ones for you.

DREAM WEAVING
Sometimes – actually, quite often! – a property that seems at first unsuitable could allow someone to create their perfect home. Not everyone gets their ready-made ideal, but with some thought, imagination and even a pencil and paper to sketch out an idea, an agent can show that a home is a good fit, even if it doesn’t fit now.

Could a house be extended to provide the accommodation a family needs in the location they love? Presenting a home that’s significantly below someone’s buying power could free them to reconfigure or expand the interior with the money they save. Perhaps a loft conversion would give them the bedroom they crave away from the kids, while a large garden might provide space for a family-sized dining kitchen.

Other creative thinking might look at whether a large living space could split to create a separate study for working from home, or whether removing a wall could provide a larger dining room for people who love to cook and entertain.

By encouraging buyers to look beyond a home’s current layout and towards its future potential, an estate agent can create excitement and the possibility of transformation. And by making introductions to local architects, builders and contractors, a project that might have felt too large can suddenly feel more achievable.

MARKET MONITORING
Photographs and descriptions are only the beginning; your agent must stay on top of the market to ensure your sales strategy stays right.

If the market rises, it may become apparent that you can achieve significantly more than your current asking figure: a few weeks at a new level might net you extra tens of thousands of pounds. This same logic applies when prices weaken: a quick reduction of a few percent could save you months of chasing the market down.

Both scenarios require constant study of the market, from demand to sentiment and sales. Swift communication is essential to agree on the best course of action and to keep you assured that your interests are being looked after.

If you’re switching agents, you have the opportunity for a whole new strategy and to completely revitalise your move. Sometimes, a tweak of just a few pounds can lift you into a new price bracket with an entirely new audience of wealthier buyers. Many homes fail to sell because the asking price fails to exploit the price bands of the property portals, and a simple adjustment can change your fortunes and capture the eye of your perfect buyer.

HAND HOLDING
Have you noticed how we're never far from a sensationalist story about the future of the property market? Whether it’s a pandemic, a change in interest rates, or a rise or fall in the number of sales, rarely does a week go by without commentary and dramatic predictions.

News is one thing, but scaremongering can severely impact buyer confidence and lead someone to withdraw from a purchase – regardless of the financial consequences – forcing chains to collapse and leaving multiple moves in shreds.

When a buyer reads so much negativity, it's understandable for them to have second thoughts, but that doesn’t mean that every doom-laden story in the media needs to be followed or treated as gospel. Buyers who withdraw can come to regret their decision soon afterwards, only to discover their dream home was snapped up by someone else. When people lose sight of why they fell in love with a home, it’s up to estate agents to help them remember.

Even when positivity reigns, the days before exchanging contracts are where the reality of commitment bites. When it’s time to put the money down and sign on the line, people can take a deep breath and ask: “Is this the home we really want?”. So it’s up to an estate agent to maintain momentum and enthusiasm throughout the sales process by staying in touch, noticing signs of doubt, and talking them through.

Many sales are saved with a simple, respectful and open conversation.

PROBLEM-SOLVING
Not every sale of every property gets to exchange of contracts without a hitch. And while it’s a conveyancer’s job to carry out the legal work, it’s often the estate agent with local knowledge who provides the solution to problems.

There’s no requirement for conveyancers to be in the neighbourhood, and, if you’re selling in one area and buying in another, your conveyancer will be a stranger to at least one location. So when disparities or irregularities arise, it’s an agent’s local expertise that can go a very long way.

Funny old-fashioned lease clauses might have been solved on other nearby sales; boundary rules or shared rights of way could appear odd to anyone unfamiliar; even knowing whether a house is at the top or bottom of a hill can make the difference in avoiding delays.

Estate agents are also the ones who challenge the valuations of mortgage lenders and surveyors when their figure is below an agreed price. Current ongoing sales provide the most up-to-date comparable evidence (and can be crucial to support the price agreed), but those sales won’t yet appear in the Land Registry database.  

A solid case often needs to be compiled that shows a price is correct and reflects the levels achieved on other nearby homes, particularly when new ceilings are being set.


Hopefully, that gives you plenty of insight into the day and life of an estate agent. From matchmaking to dream weaving, hand-holding to problem-solving and keeping an eye on the market, there’s rarely a dull moment and hardly ever a spare minute.

It’s an absolute privilege to be entrusted with anyone’s move, so if you have a property in or around Berkhamsted and Tring which you’re thinking of selling, we would be delighted to hear from you.

Berkhamsted office: 01442 863000
Tring office: 01442 820420

While most tenancies end perfectly amicably, a dispute at the end of a tenancy is one of the least inviting prospects of being a landlord. When they do end in disagreement, many landlords manage to lose their claim, leading them to feel that the system is weighted against them. But is that really the case?

The most important thing in a deposit dispute is for the outcome to reflect the reality, whether the fault is on the landlord or tenant side. The courts and arbitration services are not there to automatically find in favour of the tenant, but it is the landlord's responsibility to prove a claim is valid and realistic.

So, in this article, we're taking a look at why landlords – and particularly self-managing ones – lose so many disputes: from whether their claims are fair in the first place, to how they can improve the way they create and run their tenancies.

SETUP & ADMIN
Whenever a property requires a knack for things to go right, you can guarantee it will come back as bad news.

One culprit here is condensation and mould. If your bathroom or kitchen are susceptible to either, the most effective option is to install an extractor fan with a humidity sensor that automatically activates. One small job removes all the possible consequences, costs and kerfuffle. Otherwise, you'll need to highlight the potential for mould and condensation in your tenancy agreement, and get your tenants to accept any future costs that arise from forgetting to open a window. Terms like that could lead to someone questioning whether your property is somewhere they want to live.

Another example of poor setup can be when renting to people with pets, which is usually problem-free but does require written agreement over any costs that may arise. If the responsibilities for these aren't stipulated at the outset – from damages to smells to infestations – your claim is at risk if the tenancy agreement is unclear. You’ll find that most tenants are quite happy to sign a clause accepting responsibility for any costs arising from their pets, or any visiting ones.

FITTINGS & REPAIRS
There are plenty of landlord groups on social media where you'll see posts that celebrate how cheaply someone has managed to renovate one of their rental properties. Often they find good-looking but ultimately poor-quality fittings that are not likely to last, and where a later visit from a contractor sends the price above the cost of buying something better in the first place.

Cheap taps or laminate floors in wet areas are a couple of quick tricks to making a kitchen or bathroom shine on the surface, but your property must be durable as well. It's tough to prove a tenant is at fault when the fittings and materials in a property simply aren't up to the job.

The same goes for repairs: if you respond quickly and attend to repairs, you'll show respect for your investment, your tenants, and your time. By making your property a low-maintenance home, you’ll have longer, happier tenancies and fewer repairs and disputes.

BREAKING THE RULES
Every now and then, a property gets handed back in a condition where lots of work is needed to put things right.

You may feel rightly frustrated, disappointed or let down, but it's essential to keep a cool head. Whatever you do, and no matter how tempting, don't hold onto the security deposit in a way that ignores legal procedures, or you risk invalidating your claim.

Your best course of action is to obtain quotes as quickly as possible for all the works and costs, then submit them to the previous tenants along with any reports or photographic evidence, and with clear and comprehensive details about why they are responsible. You don't need to wait until you've settled your dispute to carry out any repairs, so your next tenancy needn't be delayed beyond the completion of the works.

Of course, it's a hassle, and you may not even want to speak to the people who've left your property in such a state (one of the benefits of having a managing agent to deal with it on your behalf!). Still, clear communication without resorting to angry recriminations is the most likely route to a swifter settlement.

CLEANING CONFLICTS
The largest area of dispute between landlords and tenants is cleaning, accounting for around 25% of all claims.

In a way, it's comforting. Cleaning is not about breakages, repairs or arguments over wear & tear, so it's effectively a small dispute. Regardless of who wins, it's straightforward enough to get a property cleaned, but what a waste of everyone's time for such a mundane thing!

Of course, it can be more than a trivial issue if your incoming tenants have to move into an unclean home. It's not a great start to a tenancy, and a professional clean is more difficult to obtain while there are boxes everywhere and your tenants unpack.

Generally speaking, a dispute over cleaning comes up when one side skimps. Suppose you don't hand your property over in a professionally-cleaned state, and you don't employ an inventory clerk to take photographic evidence. In that case, any claim will be difficult to win at the end. The same goes for outgoing tenants: if they sign off on the cleaning when moving in, but can't produce a receipt for a professional clean when they leave, they are unlikely to win a dispute.

UNFAIR CLAIMS
Unfortunately, some landlords do attempt unjustified or exaggerated claims against their tenants.

If you don't regularly inspect your property, there could be a few years between your visits, during which time signs of wear and tear will develop. Scuffs on walls, woodwork and floors are a part of life; ovens don't stay looking like new; neither does grouting or sealant - not even in the homes of landlords!

Areas like these are more noticeable when a property is empty than when it's lived in, and they'll also look far worse to you if it's been four years since your last visit.

Regular inspections are invaluable and, for us, they’re a normal part of the day. Anything that might have gone unnoticed in the everyday distractions of life tends to get picked up before it becomes a major problem and a cause for a dispute.

In summary
As a landlord, there's a lot you need to get right: not just to minimise the opportunity for disputes, but to ensure you don't automatically lose them. The many laws that cover lettings are there to help you run your tenancies effectively, and well-maintained properties tend to attract higher-quality tenants, most of whom will love their home and treat it as if they owned it.

As a self-managing landlord, it can sometimes feel like an awful lot to stay on top of, so you might want to explore having your rental investments looked after by people who do it every day. If you have a property in or around Berkhamsted or Tring and you'd like to discover whether using a managing agent is the right decision for you, why not get in touch? We’d be delighted to hear from you.

Tring office: 01442 820420
Berkhamsted office: 01442 863000

Have you ever wondered how to pick the perfect time to sell your home? It’s probably the question we’re asked the most when talking to people about their move.

But how do you pick your moment with so much conflicting advice? Should you exploit the new year rush, or sell in the spring when the blossom is on the trees? Is it better to get in before the summer holidays, or wait till the kids have gone back to school in September, or join the Boxing Day Bounce?

You’re certainly not alone if you’re a little confused, but there’s more to selling your home than picking the time of year. And while it’s not a scientific formula, there are elements worth considering when choosing when to move.

We are always happy to discuss your moving plans. If you’re considering selling your property and would like to talk about timescales, current demand or anything else you’re unsure of, our sales teams are here to help.

Meanwhile, let’s take a look at how you can choose a moment to sell that fits with your plans and finds you the perfect buyer. What you’ll discover is that it’s not just a matter of when you sell, but why and how you do it.

NEEDING MORE SPACE
The reason why most people move is outgrowing their existing home. That could be from accumulating stuff, to moving in with a partner, to starting or growing a family.

Perhaps the first question to ask is whether moving is your preference. If your current home offers you the potential to extend, would you rather stay where you are? Extending can save you all the costs of buying and selling; money you can spend on your building works instead.

But if moving is the more realistic option – or you’re excited about the prospect of living somewhere new – here are some things to consider.

If you’re expecting an addition to the family, you’ll want to avoid a move around the time of birth. Your best option is to aim to be in your new home a couple of months early, giving you plenty of time for settling in and preparing for your new arrival. Alternatively, wait until a few months after your baby is born when you’ve got your energy back.

Where older children are involved, and assuming no change of school, you’re free to move whenever you want. But look a bit further down the line from the move you’re considering now.

If you need an extra bedroom to give a teenager their own space, will you need to do the same again in another few years? If that’s the case, consider finding a house that your family can grow into. And if that’s too much of a jump, look for somewhere with potential to extend later on: a good-size loft, or space to the side, could give you extra bedrooms when you need them, as well as a longer-term family home.

CHANGING SCHOOLS
Getting your children the best education could well mean moving to the catchment area of the school of your choice, or at least closer to it.

Everyone’s preference - from teachers, to parents, to children - is to avoid disrupting the school year, which means moving in the summer holidays between the end of July and the beginning of September.

The current average house move takes between 15 and 25 weeks: that’s from the first day on the market to the day of completion, so you’re looking at a 4-6 month timeframe. To be settled in nicely for the new school year, March is a sensible moment to put your home on the market.

Don’t worry about feeling you’ll need to move too soon. It’s far easier to agree a delayed completion when you give yourself the time to find the right buyer, than it is to be desperate for a fast mover if you leave things a little too late.

RELOCATING FOR WORK
An unexpected work opportunity may spring out of nowhere, leaving you feeling it’s a chance you shouldn’t pass up. But relocation is about so much more than career and salary. You’ll be saying goodbye to your current life – friends, neighbours and favourite places – so it really needs to be a move worth making, particularly if you’re happy in your home right now.

To get a real feeling of where you’d be moving to, spend a weekend there exploring and researching. Alongside practicalities like schools, shops and transport, make sure your free time will be fun and fulfilling. Do you like a lively cafe for weekend coffee and breakfast; do you want great local pubs with Sunday roasts and beer gardens; do you like to exercise in the great outdoors, or simply enjoy parks and green space? Think about the things in life you enjoy.

Your timing to sell will depend on when you take up a new position. If you’re looking to start very soon, renting out your home first could be your best option, with a view to selling later when you’re settled: this may also give you comfort if you feel you might return. Alternatively, a relocation package that includes out-of-pocket costs like rent, mortgage and fees, could make selling your home now a sound financial proposal.

You’ll have plenty to juggle, so speak to your estate agent about your preferred timescales and the current demand for homes like yours to decide whether selling or renting is right.

DOWNSIZING
A house that’s become too large will be full of memories, and this can make the idea of moving a difficult thing to consider.

Perhaps now is a good moment to say that memories will follow you wherever you go; they don’t get left behind when you change your address and they can be even more joyous when free of those unused rooms filled with furniture and belongings.

If you’re already thinking about downsizing, it’s a sign that your home has become too much to manage, or no longer reflects your lifestyle. Nonetheless, it’s a big decision to sell.

A good way to know if it's right for you is to think about your future. Have you thought about moving to a cottage near the sea, or swapping a big old house for a modern apartment opposite a park or river? By concentrating your thoughts on new possibilities, you can see if they warm your heart. Perhaps you’ll see change in a different light.

Talking to an estate agent about the value of your current home, followed by a just-for-fun browse of what’s available in your dream location, will give you the knowledge and inspiration to choose your next step.

ON A WHIM
There you are on a Tuesday evening, casually scrolling through your favourite portal with Netflix on in the background, and suddenly there it is! The home of your dreams drifts onto your phone screen and, even though you weren’t really thinking about moving, that photo has got you hooked. There’s nothing else to be said; that’s where you want to live.

It’s not as rare or fantastical as it might seem, and while it might not fit with your estate agent’s advice – find a buyer for your current home before setting your heart on your next one – life has a habit of presenting opportunities in the moments we least expect them.

So you go to see the property, and it’s as wonderful and perfect as you’d hoped. You get on really well with the estate agent and the owners, you agree on a price, and they even give you some breathing space to get your property sold.

Now it’s time to get onto your estate agent and get your home on the market straight away. You’ll need to keep the people you’re buying from onside and patient, so this isn’t an occasion for being overly ambitious on price. When their estate agent phones your estate agent, they’ll want to hear confidence and realism to stick with your offer.

In summary
It can be easy and very tempting to over-strategise about the month, season or market conditions when it comes to selling your home, but the best guide to when the time is right is when it feels right for you. It’s your circumstances and your lifestyle that should always be the driving factors behind your move, and even though it could well be the largest financial transaction you ever make, moving home is about so much more than money.

If you’re looking to sell in 2021, we’d love to hear from you. You’ll always find an expert and friendly ear who’s happy to listen to your plans, and to help you find the right path.

Tring office: 01442 820420
Berkhamsted office: 01442 863000