What can help me to sell ?

Q.        My house is well maintained and (generally speaking) pretty clean and tidy. Is there anything else I can do to enhance its appeal when people come to view it?

A.            Basically, we’re talking about ambience. This can be very important, because whether we realise it or not, we are all sensitive to the “feel” of a property. At the same time, it’s worth remembering that buyers are pretty savvy these days – they’ve probably all watched the same TV property shows as you - so they’re unlikely to be fooled by some of the more obvious clichés, like vases of flowers crammed into every conceivable nook and cranny, or cheap tricks like dishes of vanilla essence placed in a warm oven to fake the smell of fresh-baked cakes.

In fact, it’s generally the simplest and most obvious things that have the most impact. For example, studies show that people react more positively to properties that are brightly lit. So, during the day, keep curtains wide open and windows clean. At night, switch on all the lights, making sure that there are no blown bulbs or flickering fluorescent tubes.

Next, sound. Personally, I always consider that the best and most restful way in which to view a property is in complete peace and quiet - although again, some people simply can’t resist putting on a little light classical music, in the belief that this helps create a calm atmosphere. And maybe they’re right. Either way, you should certainly try to avoid any loud, jarring noise. And make sure that the TV is turned off for the duration of the viewing.

Talking of loud noises, it can also be worth mentioning to your neighbours that you’ve got someone coming round to view your home – particularly if you know they are planning a bit of DIY. Even if it’s coming from next door, the sound of a hammer drill can be a trifle off-putting!

Lastly, smell. This has more impact than you might think, and it can work either for or against you. As with sound, I always think the best smell is the essentially neutral aroma of a good, clean home – particularly important in kitchens and bathrooms, of course, but equally so if you have pets. Simply masking unpleasant odors with chemical air fresheners is no substitute for a serious springclean!

The exciting world of stamp duty, a quick guide .

Stamp Duty – or Stamp Duty Land Tax, to give it its full title – is one of the most significant costs associated with buying and selling property. Unlike agency fees, however, which are generally paid by the seller, Stamp Duty is paid by the buyer. Precisely why the person who has just forked out hundreds of thousands of pounds to purchase something – as opposed to the seller, who has presumably just made a tidy profit on the transaction -- should also be obliged to pay thousands more to the Government, is just one of the peculiarities of a tax that most people agree is in urgent need of a radical overhaul.

Stamp Duty is levied at different rates, based on the value of the property concerned – as follows:

·         Up to £125,000 – 0%

·         £125,001-£250,000 – 1%

·         £250,001-£500,000 – 3%

·         £500,001-£1million – 4%

·         Anything over £1million – 5%

Currently, as a temporary concession, first time buyers only are exempt from Stamp Duty on any purchase up to £250,000. However, as always, terms and conditions apply – not least, the fact that the buyer must be able to show that he or she has never previously owned a property anywhere in the world! There are other situations where exemptions also apply – including properties in areas that the Government considers to be disadvantaged and, of course, so-called “zero carbon” homes.

As thing stand, however, the entire Stamp Duty regime is deeply flawed.  With the exception of the 5% rate, which was only introduced in April this year, none of the higher-rate thresholds have been increased since 1997, despite average house prices having rocketed by the best part of 200% since then. Consequently, the thresholds are now ludicrously out of line with current property values.

However, arguably an even bigger problem is the fact that once a threshold has been passed, Stamp Duty is levied on the full purchase price, and not just on the extra amount. Needless to say, this can have a significant distorting effect on property prices close to the thresholds.

So, will this or any other Government grasp the nettle and institute a root and branch reform of SDLT? Sadly, in these cash-strapped times, I wouldn’t hold your breath!