Myrings

Appy New Year

Gateway to a successful sale

The dynamics of selling property in the town have changed considerably in recent years. Potential Buyers nowadays have usually carefully sifted / sorted on line - using either our own web site or a major portal such as Rightmove - and have short listed the properties they wish to view.

It is this distillation of a general interest into a much smaller number of closely focused enquiries which is the hallmark of the dynamic way we do the business at Myrings.

We regard the overwhelming majority of the viewings we arrange as a probable gateway to a successful sale. That is why we urge our clients to treat every viewing as a golden opportunity.

As a sign of just how seriously we regard well managed viewings as a key part of the selling process we have worked hard on this part of our service.

In many cases we arrange for several members of our sales staff to visit the property after the instruction and talk things over with the vendors.

To see the property for themselves and "bring to life "the photographs and floor plans from our brochures. We have also dedicated a new company vehicle to this important duty.

The car is of course a moving billboard for Myrings and intended to emphasise that in addition to selling property in Harrogate we are equally successful in the surrounding villages.

We picked an Audi A1 Sport to do the job. We think it complements the Myrings brand which is all about pedigree as well as a sense of fun.

Taking the Plunge

Taking the Plunge

Thinking about getting into the property market for the first time or after a break?

Thinking about property as an investment or looking to help a child get a foot on the ladder?

Berwins and Myrings estate agents are co-hosting an informal drop-in event aimed at myth-busting for those ready to take the plunge.

If you want to know:

About your mortgage options, whether you are a first time buyer, an investor, self-employed or returning to property ownership after a break;

About how best to help a child get on the ladder – by mortgage guarantee, cash injection or co-ownership;

About the most appropriate type of property for your needs – whether you are looking for a starter home, rental yield or development potential.

Come along and speak to Berwins' specialist property lawyers, Myrings Estate Agents and Peace of Mind Financial Solutions in an informal environment.

The event takes place at Myrings Estate Agents 10 Princes Square, Harrogate, HG1 1LX on Thursday 24 March from 5pm to 8pm and Saturday 26 March from 10am to 4pm.

Death of The High Street Estate Agent

To paraphrase Oscar Wilde, I believe that ‘reports of the death of the high street Estate agent have been greatly exaggerated’.

That’s certainly the case in Harrogate but it is interesting to look more closely at some of the significant changes in the UK Estate Agency Industry in recent times.

These changes are mainly in the way that a clients property is sold and how potential buyers look for their dream home. Most potential buyers nowadays whittle down the properties they want to view to just 2 or 3 having spent serious time on the main Estate Agents sites and property portals at home searching and screening.

It’s also true to say that the ‘marble and glass palaces’ of former times have largely disappeared in many cities in favour of more modest utilitarian premises. A look at the offices in Princes Square and James Street here in Harrogate are very typical of this trend.

There has however also been some increase in ‘fixed fee - low cost’ operations along with internet based competition in the UK - albeit not yet in Harrogate.

Let’s consider the internet offers in more detail –

Google Maps - property search.
Google operated for eight months and then withdrew from the market amid reports that the data being submitted was just too unreliable. It’s also possible that Google could not identify a profitable business model.

Self Sale Sites such as Tepilo.
Early days for Ms.Sarah Beany but ‘free to use’ companies like Tepilo do not seem to be able to thrive in a difficult marketplace when vendors seek to minimize the risk of ‘mishaps and a fall through.

Tesco’s and fixed price agencies.
If these new operations are a big success - then they are certainly doing a great job in keeping the news secret.

So why are all these new competitors not hurting the more established companies in the High Street?

Well I believe that the depressed state of the overall UK property market is one important factor. Most vendors don’t want to risk new creative models , and instinctively know that there is more to selling houses than posting photos / floor plans on the World Wide Web. Getting a potential buyer to view is relatively straightforward but then ensuring a successful exchange is much more difficult.

There really is a big difference in marketing a property and selling it.

Most vendors understand the services a good traditional Estate Agent can deliver.
Potential buyers generally do not want to be escorted around a property by the home owner explaining all his DIY projects and most sellers don’t want to watch folk inspecting the contents of their cupboards.

More importantly most potential buyers don’t want to negotiate with the Vendor on his main asset as it can become far too emotional.

They also know that dealing with mortgage companies, surveyors and solicitors is often complicated and stressful.

If a chain starts to break at the bottom, a good Estate Agent can often pull everything back together again.

Good Estate Agents know the local property business well and tend to manage the sale like a mother hen. When they do, the process of buying and selling generally works out well.
It costs serious money along with considerable experience and skill to manage a 3 months sales progression.

I don’t see how a fixed budget fee can cover a business to do this job properly.

Until we have a conveyancing process where all the issues have been sorted out before the offer can be made and accepted and it is a simple transaction, then selling property will remain a complex people and relationship process.

The failure of more creative models to replace the traditional route seems to say that most vendors think the same way.

Please take it from me - the death of the High Street Estate Agent really has been greatly exaggerated.

Simon Myring.