WELCOME – LET OUR FAMILY LOOK AFTER YOURS

The first step is to arrange an initial appointment for us to visit your property and discuss current market conditions and the sales process with you.

During our first visit, we will inspect your property and complete a comprehensive market appraisal, providing you with an educated and honest indication of the current market value. We will also offer strategic tips to help prepare your property for going to market.

At this stage, we will discuss the most suitable action plan for you, including marketing strategy and viewings.

It is important to appoint your solicitor at an early stage for a variety of reasons. Choose a property solicitor with conveyancing experience, a solicitor It is important to appoint your solicitor at an early stage. Choose a property solicitor with conveyancing experience who is proactive, engaged, and contactable.

A good starting point is to seek recommendations from friends and family or search online for property specialists in your area. Try to narrow your shortlist to three solicitors before contacting them individually.

When choosing a solicitor, consider the following:

1. Some solicitors charge a flat fee, while others charge a percentage of the sale price. Make sure this is confirmed in advance. Do not automatically choose the cheapest option, as the fee often reflects the level of care and attention you will receive.
2. Your solicitor should clearly outline what information and documents are required to start the process and ensure a smooth transaction.

If you are having difficulty finding the right solicitor, we can provide a list of suitable and independent local solicitors.

This stage is about ensuring all aspects of administration are accounted for and your overall marketing strategy is agreed before going to market. You will need to do the following;

Land Registry Map – you may need to provide your solicitor with a land registry map and this is something you can discuss with them. Again, this can be carried out retrospectively if required.

Our Letter of Engagement (LOE):
Each legal owner, named on the title deed will be required to sign our LOE containing our standard terms from the Property Services Regulatory Authority (PSRA), the regulatory body that governs all estate agents.

Anti-Money Laundering (AML) documentation – to comply with this legislative requirement, you need to provide a valid driver’s licence/passport along with a recent utility bill which contains the name and current address of all legal owners, dated within the last 6 months.

If the property is subject to a mortgage, you should ask your solicitor to request the deeds from your mortgage provider. This can take many weeks to action so an early request is well-advised.

If the property is part of a ‘Multi-Unit Development’, your solicitor should request MUD Act information from the management company. There will be a charge to the management company for this and as it can take several weeks to be provided, early request is strongly advised to avoid frustrating delays once your property is sale agreed.

Confirm the following taxes are paid, or irrelevant;

• Household Charge 2012; Provide receipt of payment
• Up to date Local Property Tax (LPT) history; Available at www.revenue.ie
• Non Principle Private Residence (NPPR) payments 2009–2013; Certificate of exemption or discharge

Certificates of Compliance / Planning Exemption – if you have carried out any alterations or extensions to your property, you must have a certificate of compliance for these works. If planning permission was granted you should provide the paperwork to your solicitor and where planning was not required you will need to provide a certificate of exemption for the works. It is a good idea to discuss this with your solicitor at the outset. Should you not have the appropriate paperwork, don’t worry, we can put you in touch with a structural engineer/architect who will be able to provide this retrospectively.

Building Energy Rating (BER) – since 2013, it is a legal requirement for your property to have a BER certificate before marketing commences. This certificate and report details the energy performance of the property. You will need to have an independent assessor to your property to evaluate and issue your certificate. This does not apply to protected structures. You can find an extensive list of qualified assessors at www.seai.ie. The cost for your BER will depend on the type and size of property. The average cost is €260 including VAT.

This step will see your property unveiled to prospective buyers.

Whether it’s through a preview/launch event, private viewings, open viewings or a combination, it is vital that your property is in the best shape possible. Here are some key areas to focus on…

Kerb Appeal
Kerb appeal is a very American term, but applies the world over. First impressions do count and simple things like making sure the grass is cut and the hedges are trimmed will make purchasers feel welcome. To make a real difference, painting the front door and windowsills will enhance the property. Perhaps try flowerpots or hanging baskets out front to add a pop of colour.

Clean and tidy
A professional deep clean can spruce your home up enormously. Painting is an effective way of ensuring purchasers linger in the property and go away with a positive impression. Clever colour schemes can brighten dark spaces and warm up cold areas. Windows should be cleaned inside and out and be sure all lamps and fixtures have working bulbs.

Definition and neutrality
Buyers want to see clearly-defined rooms and want to envisage themselves living in your house. Each room should have one clear function, whether dressing a room as a bedroom or home office.

Storage
A home that is spacious and can offer plenty of storage is always more attractive than one where space might be limited due to excess furniture or simply too much clutter. Remove any unnecessary items to the attic space, garden shed or perhaps rent a small storage unit.

Focus on the kitchen
Done right, kitchens photograph very well and are often considered the focal point of the home. Their importance can’t be understated and are the focus of much scrutiny from purchasers. Painting is a cost-effective way to transform a dated kitchen. Clear countertops to a large degree, leaving space for attractive appliances, such as stylish coffee machines and snazzy toasters. These items help sell a lifestyle.

Deep clean all bathrooms
Unless a bathroom is exceptional, chances are it won’t photograph brilliantly. Generally, these spaces are too small, and a camera won’t do them justice. However, don’t ignore them, a dirty bathroom can turn purchasers off. Ensure grout and silicone seals throughout are clean.

Showcase your garden
No matter how small your garden is, it must be kept in pristine condition as a well-maintained garden can potentially add thousands to the value of your home. Patios should be power washed, decking should be power washed or resealed if looking a little tired or slippy. If you don’t have a garden, ensure your external walls, fittings and balconies are clear and clean.

Professional Home Staging
Home staging is designed to showcase a home’s best assets, impress buyers, and sell it quickly for the highest possible price. Good staging lets  the buyers imagine themselves in the home, showing off it’s best features and distracting from it’s flaws. It can turn compromised spaces into usable spaces, creating a mood, and  making the home look significantly better in  photos. Relative to the amount of time and  money involved, staging may be one of the  most lucrative projects you ever undertake. Potential buyers aren’t just looking for a structure to inhabit – they’re also looking for a way to fulfil their dreams and improve their lifestyle. Staging can create a more emotional purchase for the buyer, which ultimately can generate more money for the seller. We have helped countless clients to stage and showcase their homes. We can introduce you to excellent staging professionals if this is something you’d like to consider. 

Now we put our marketing plan to work by providing a combination of the following to best suit our target audience;

• Quality promotional material that includes professional photography
• Clear floor plans
• Engaging descriptions will help your property to stand out to your target audience and your input is always welcome!
• Your property may also be advertised through several online and offline channels. Traditional methods like newspaper editorial in the Irish Times, Irish Independent or Sunday Business Post still work very well while social media is proving incredibly successful, being far reaching.
• At an additional cost, we can incorporate aerial photography and videography, Matterport virtual tour and walkthrough youtube video.
• Your property brochure will be advertised in our branch window for all passing trade to see.
• Prominent ‘For Sale’ garden signage
• We will promote your property on our various affiliated social media platforms such as Facebook and Instagram and across all major property portals such as Myhome.ie, Daft.ie and our own website, mkproperty.ie.
• Our marketing fee is payable upon sale completion – no upfront charge and no hidden costs.
• We have an extensive database of prospective buyers that enables us to match potential buyers and investors, both foreign and domestic, with your property. In recent years we have built strong relationships with brokers that represent international investors and homebuyers.

We understand that selling your property is new territory for most people, and we will be by your side giving you advice as you need it. From tips on how to prepare your home for the first viewing to arranging necessary works using our tried and tested contractors, we’ll work with you to maximise the chances of a successful viewing.

We invite qualified prospective purchasers to private and open viewings that normally take between 30–60 minutes, and the names and numbers of all potential buyers are taken either in advance of the viewing or at the door before they view the property. Normally we conduct viewings outside of office hours to ensure the best possible attendance. After every viewing we will fully debrief you with feedback.

This is where it gets exciting and there is an end to your journey in sight. We will do our utmost to bring every possible interested party through the property and give them the time they need to express an offer. You will be kept well informed of all offers placed and the circumstances surrounding those that are bidding. We only table offers from purchasers that can demonstrate arranged finance. Our strategy is to maximise the price potential at this stage by interacting with all relevant parties any time of the day, any day of the week. This is critical to achieving the best price possible. Ultimately, it will be your decision whether or not to accept an offer.

Once you have accepted an offer, your property will go sale agreed. Your agent will look for a booking deposit from the buyer which is normally 2% of the purchase price. The booking deposit is fully refundable until such time as contracts exchange. The deposit is held in our client account until the sale completes.

Your solicitor will receive a sales advice letter from your agent which will outline the agreed purchase price, any conditions of sale, the estimated signing and closing dates and details of all parties. The next practical steps involve the buyer arranging a structural survey and a bank valuation for the bank (if they are drawing down a mortgage) which your agent can help facilitate. Your solicitor will now start to draft a contract. It is important that you keep in regular contact with your solicitor, as will your agent, to ensure the sale is kept on track.

At this final stage, your solicitor will issue contracts to the buyer’s solicitor who will usually respond with any pre-contract queries about matters relating to title, structure or in some cases service charges (typically relevant to apartment sales). Following the successful resolution of any queries, the buyer’s solicitor will present the contract to them to be signed and 10% of the purchase price (inclusive of the initial booking deposit) will be paid to your solicitor.

Once the purchaser has signed contracts they will then be sent back to your solicitor and you will be invited to sign.

When both parties have signed the contract, the property is technically sold and it is common for the buyer’s solicitor to advise them to carry out a ‘pre-closing inspection’ a day or two before the closing date. This is to ensure that the property has been adequately cleared and all contents agreed have been left in situ. Once the buyer indicates to their solicitor that all is in order the remaining 90% of funds will be transferred to your solicitor and the sale will close. At this stage your agent will meet your buyer at the property, hand over keys and take meter readings for the relevant utilities (gas and electric). Your agent will share meter readings with you so that you can close your accounts.

It’s always a nice touch to leave a note for the new owners with tips on using the heating, appliances etc. along with any user manuals that you may still have. And that’s it! You have successfully completed the sale of your home.

Choosing Mark Kelly & Associates to help you sell your home is a decision you will not regret. With our combination of local market knowledge, selling
expertise and enthusiasm for what we do, you can be assured of an outstanding service and selling price. After all, we rely on you to recommend us to your closest friends and family.