As parents we continually worry about the safety of our children, but we can take a lot of the concerns out from the start if we think about it carefully before we buy our next family home. With parents now working more and more and time becoming more precious, here are some steps to put it all into perspective and make our lives easier, not forgetting that the kids will simply love it anyway!

Of course not forgetting the pets either as they are part of our family.

1. Location, location, location.

Find out which are the best schools in your new area as this will be one of your top priorities. Is the property close to any playparks or activities that are within easy reach so that your children can socialize and meet friends in their area. This will also be a great opener for you to meet other parents and make you part of that community.

Here is a quick overall chart to get you started. Mounts Bay Academy takes on pupils boys and girls, between the ages of 11-16 and has an outstanding Ofsted rating.

Truro & Penzance College has had major investment and now caters for various courses, A level courses and other activities

2. Car Parking.

Does it have a garage or a driveway where your children can come safely out from the family home straight into the car. Or does it have safe main street parking?

3. Enclosed Rear Garden.

Take the worry out when your children are outside playing. Check your rear garden is well enclosed so you know they are safe and you can relax. If you have pets check for gaps in the fences so they don’t escape and annoy your neighbours. We can recommend a helping hand if you require professional garden services.

4. Ponds.

If you garden has a pond, check it is netted over as a few inches of water can be lethal, it will dampen your childs’ curiosity if it is covered.

5. Can you children walk to school or get a bus easily?

As your children reach the secondary school stage, will it be easy for them to walk to school or get to the nearest bus stop easily? Click here for the bus time tables. Will they have other friends who can walk with them or meet them along the way? If you live in the centre of Penzance it will be easy for your children to walk to most of the surrounding schools. Penzance has great links and there is also the train station.

6. Are there local playgroups, clubs and activities?

A great way to find out what is going on in your local area is to join facebook, click here for the local events feed – this caters for young and old alike. Another great way to meet people and get your kids together is mumsnet.

Penzance has a YMCA and a leisure centre so there is lots of opportunity
to go swimming or do exercise classes. There are local football and rugby clubs,

• Penzance Youth Football Club
• Penzance Football Club
• Penzance Rugby Club/Cornish Pirates
• Mousehole Football Club
• Ludgvan Lions (youth) & Football Club

There are tennis courts and an arcade on the promenade. Of course there is the famous Jubilee Pool which is in the throes of having a heated outside pool as well as the natural pool. There is a Savoy cinema in Causewayhead with its’ own restaurant and bar area.

Fiona Richardson is renounced for her dance classes, and these take place in Chapel Street, it caters for all ages.

7. Look for lots of storage space.

We can simply never have enough storage. It Is important that children know they have their own storage space to put their personal things, it helps them identify them as a person.

8. Give children and teenagers their own space.

When looking at bedroom layouts, it is important that there is an area which is solely for their use. Smaller children will appreciate lower levelled desks and furniture. This will enhance the feel that they are valued and gives them their own space and a break from us adults for a time – we all need that!

9. Incorporate their masterpieces.

When your children draw and express their feelings through their art they are giving something of them to you. So it is important to appreciate it, hang the best ones around the family home or even get the finest ones framed – it will be a talking point and bring joy to you all.

10. How are you going to furnish the property?

When you are looking at room sizes and imagining how your furniture will fit in, give some thought to the furniture. With young children think about rounded edged tables. When painting think about using a semi washable one that will wipe off any marks easily.

There are many questions to ask yourself before you consider downsizing to a smaller home. Large gardens, ill health, ongoing maintenance, high bills, paying off the mortgage or being close to family are just a few reasons why you maybe looking to change your lifestyle.

If you have children that have flown the next, your home may now be too big or you may want to release some cash equity to help you boost funds, help out your children or just enjoy yourself. As you get older you find yourself “asset rich, cash poor” and you need something to boost your pension.

1. I want to Increase my Funds.

This is the most common reason for downsizing. Having more funds
will enable you to pay off any debts and any mortgage arrears. A smaller home will have lower running costs and therefore reduce your monthly outgoings. Releasing equity in your home will top up your savings fund. However bear in mind that you must be at least 55, reside in the UK and your property must be worth over £70,000.

2. I need to move due to ill health – will it be easy?

Having a large home and especially a large garden may leave you struggling as you get older and especially if you develop health issues. A smaller compact home could help lessen those worries. Those who find stairs difficult should consider downsizing to a bungalow. If you are seeking new friends and companionship think about moving to a community village, retirement village or sheltered accommodation.

Think about your new home as safety is a non-negotiable aspect you will need to prepared for.

• Does the home have stairs that you will need to manoeuvre on a daily basis?
• Do the floors have different levels that make transition from room to room difficult?
• Will you be able to move around your new home easily with a cane or walker?

Check out where your nearest doctors surgeries are.

3. What do I do when family want to visit?

Depending on the size of your new home, you may have to consider what it will be like or visitors. Do you have a spare guest room that can maybe alternate as a hobby room? Or can you make do with a bed settee in the dining room? If family coming to visit you is important then think about this carefully.

4. Will I be able to move to a friendly community?

Do your research in your new community. Penzance has a welcoming community spirit. There are lots of clubs, art clubs, keep fit & yoga clubs and socializing events. There are local running groups and a ramblers association if you want to explore the stunning coastline with a group of people and stop off at the odd pub for lunch.

The Acorn theatre holds lots of events and there is the local Cinema. The Jubilee Bathing Pool is being refurbished and will have a heated spa area, so this is great if you are into swimming. There is also a local swimming club who swim off the rocks straight into the sea!

Penzance is full of characters and people make an effort to talk and communicate with you.

5. Will I have to compromise on Everything?

If you are going to make a downsizing decision then you will be flexible and compromise on certain things. It doesn’t mean you have to compromise on everything. Make a list of your “Must Haves” your new home will need so you’ll know what’s up for discussion and what you will have to compromise on.

6. My family are concerned it might be too far.

Weigh up the pro’s and con’s of downsizing. If family is your priority then you May have a specific mile radius from them that your search criteria needs to be within. The same applies to friends. Penzance has some extremely good transport links and has a main train station. Socializing and connectivity as youage promotes positive experiences that give you better health and wellbeing.

7. What age do seniors usually downsize?

Of course this all depends on your health, wellbeing and personal circumstances. If you are looking to move into Age Restricted Community Housing you do have to be over the age of 55 and sometimes it is a bit older at 62 or 65, so this is worth checking when you speak to us at Kerb Appealz.

8. Do I pay tax if I downsize my house?

You only pay tax if you have to pay Capital Gains Tax. This tax is typically paid on any profit you make from the sale of a property. However, if you sell you main residence, then you DO NOT pay any Capital Gains Tax. This tax only applies to the sale of any extra properties that are not your home.

9. What do I do with all my stuff?

Think about the space you are moving into. Are there large items you can give to family members? If you haven’t used anything for a year, then you don’t need it, give it to your local charity, second hand furniture shop or do a car boot! There are many internet selling sites for second hand goods. If you are stuck you can temporarily rent a storage container.

10. Can you suggest any investments for my money?

Depending on how you want to enjoy your money, there are several options. If you want to invest in retirement savings this could be a good idea or perhaps even look at premium bonds.

With a recent survey showing that around 70% of people are unphased in their moving decision by Brexit issues this is the time to be top of your game and get the best price for your home and stand out against your competition.

With extremely low interest rates, low inflation and historically low unemployment levels, all compound to provide strong home moving fundamentals.

We are finding there is a reasonable supply of serious buyers who will commit if they find what they regard as a bargain. Check your property compares to others in price already on the market but resist the temptation to assume that it is worth the same as others that are failing to sell.

So how can you sell your home in Cornwall for more money and get the best out of it? Clients that follow our advice on average get between £5-10,000 more on their asking price.

How to Maximise your home’s value and sell your home for more

1. Choose the Right Estate Agent

Selling your home is a stressful business so choosing the right estate agent who is going to minimize your worry and maximise results, is a vital first step.

You will want an agent with a proven track record and who use up-to-date marketing techniques. They need to be able to pull in maximum quality viewings. Research your agent online and look at their reviews from the public.

Look at the fee they are charging, is it transparent and is it the best deal you can get?

We wouldn’t advise using multiple agents, agents will have the same reach and the work can be duplicated, not always in a good way. Get a good sole agent to start with.

Do some homework. Check out the major portals such as Rightmove and Zoopla to get an understanding of what your competition is priced at.

2. Price it Right

How do you know what the right price is for your home in Cornwall? With constant conflicting advice from the media about house prices falling because of Brexit, your agent needs to get the price right. Many houses at the moment are being overpriced so that the agent wins the instruction. This is not helpful and gives you false expectations. Instruct an agent who will realistically price your home and may even achieve above that. Cornwall is still experiencing good house sales – so harness this by making sure your home looks the part to buyers.

3. Increase your property’s Kerb Appeal

The first impression is the ONLY impression so get it right. Tidy up pathways to your front door. Make sure the front door is clean or if it needs a lick of paint, do it. If you have room for colourful pots and plants put them out there along with hanging baskets. Move the bin out of view. Most prospective buyers will do a drive-by your property first – if they are not impressed, they won’t book in that viewing.

4. Spruce up and De-clutter

Making your home attractive to a buyer may not mean an expensive overhaul. Freshening and painting rooms will be sufficient rather than spending out on a new kitchen that may not be the buyers taste and they will simply rip out anyway.

Your kitchen however is one of the most important rooms in the house, so make sure it is clean and tidy. Remove any bulky items off the worktop surfaces to show how much space you have on them.

Hand mirrors to reflect light around your home. Pets beds and bowls should be hidden for viewings and dogs should be taken out – not everyone likes animals. Make sure the rooms smell fresh.

5. Do those odd jobs

Sort out those niggly small jobs. If you have loose handles or missing light bulbs replace them. Fix any leaking taps and washers. Make sure your bathroom is fresh and clean, use grout whitener to smarten things up.

6. Lighten it up

Get a lot of light into your house, it is one of the most important elements in your home. Wash all of your windows to get as much light in as possible. Hang up mirrors to bounce off light. Replace dim lightbulbs with higher wattage bulbs or LED lights for viewings.

7. Define each room

Buyers need to be able to picture themselves living in your home and being able to distinguish which room they can use for what purpose. If your dining room is full of work papers or gym equipment, then get these moved. You need to set the room up as a dining room – so your buyers can see instantly this is somewhere the family or guests can dine.

8. Make the most of outdoor space

Your garden is one of your major selling points, so take some time to make sure it is tidy. Sort out any overgrown weeds, mow the lawn, scrub down patio areas and put out some colourful potted plants. Table and chairs are always a good addition. If you buyers aren’t great gardeners and they think it’s too much work to sort out this could put them off buying your home completely.

9. Stay out of the way

Your buyers will want to look freely around your home without you being there. If you insist on staying in, they will not be able to relax, as they will feel they are invading your territory, and you want them to be able to feel that this is now their home. It will also allow them to ask the estate agent any questions that they feel unable to ask with you being present.

10. Choose the right buyer

As basic as this sounds, the right buyer is crucial. A good agent will have vetted all of your potential buyers and quizzed them about their ability to purchase your home. Long chains are becoming a thing of the past. If you have a cash buyer who can move quickly weight this up against someone who is in a long chain. They only need to have one person who breaks the chain and your sale will be off.

So, if you want to know how to sell your home for more than you thought you would, make sure you follow the tips above – they are guaranteed to give you a massive head start. Of course, we are always on hand to give you more advice and help, we look forward to hearing from you. Call us on 01736 510005 for a friendly chat on how we really can get the best price for your Cornish home.

If you have a home to sell in Cornwall and are looking to buy something else the likelihood is that unless you are prepared to go into rented accommodation while you look for a new home or have the cash to buy a second home that you will be buying and selling at the same time and be in a chain. This can be stressful but here a list of things you can do to make the journey of selling and buying at the same time less of a headache.

You will be looking to see what is on the market if you have yours for sale and you may find something immediately or not for a while, but you will want to tie these in together for expenditure sake. Or you may have found something that you have fallen in love with but haven’t got an offer on your home.

The Pros and Cons of Selling First

If you sell your home before you buy another one you will know how much money you have to play with.

Before you sell get a market appraisal to find out the true worth of your house by a good agent who will give you an honest realistic price. An inflated price will only give you over expectations and give you an inflated sense of what you can afford to buy next and therefore be disappointing later. Or a home underpriced will simply mean you may just miss out on the house you wanted when actually you could have afforded it.

Do your homework.

Go onto a portal such as Rightmove or Zoopla and find agents in your area. Look at how many properties they have on their books and what their average house price is. Agents that have over 60 houses for sale on their books is a good indication that they have satisfied clients that are prepared to market with them. Go onto Google and look at the customer reviews, social proof is everything. Visit their website and look for the reviews on their site. Is their marketing the best it can be? Do they offer virtual tours? Do they have good photography?

Are they prepared to give you a better prescence on the portals – all these things will help you reach the price you want for your home and sell it in a respectable time.

It’s easier to get a new mortgage when you’ve sold your old home. You won’t have the burden of two mortgages payments holding you back.

However, there are disadvantages too:-

You may not find anything to move to that you like and may have to rent for a period of time and put some of your things into storage which can be costly.

If you are applying for a home equity loan, the value of this could go down while you are in rented accommodation and you may not have so much to play with when you are ready. Talk to your mortgage advisor about this.

The Pros and Cons of Buying First

If you are lucky enough to be able to buy your new home before you sell the one you reside in then this will give you plenty of time to move. It will give you time to get your home ready for sale, doing those odd jobs, giving it a fresh lick of paint and being able to present it well so that it holds its’ full asking price.

Of course if your home doesn’t sell for a while you could be paying two mortgages, unless one home is paid off, and most of us would struggle to do that. If you plan on having two mortgages your income will have to cover it and you may have to find a lender who will cover a higher debt to income ratio.

Another possibility is that you rent your home out while you are moving into the new one. Of course this comes with the responsibility of becoming a landlord but it might work for you.

Our advice is try and look what is on the market for sale and see how the market is performing. Where there is a lot of property for sale and a lot of competition, this is a buyers market where buyers can knock down prices as they have much they can choose from – we would suggest in this instance that you sell first as it might take longer than you think.

If there is not much on the market sellers can hold their prices and if you can afford to do so, buy first to make you get the home you want and then selling your own home should be a much quicker affair in the buoyant market.

Adding a Contingency in your Contract

You can ask your solicitor to put a contingency in the contract that states that the sale of your home will only complete once you have found a suitable home to live in yourself. The majority of buyers won’t agree to this as it makes the purchase of your home an uncertain quantity, but it might suit some.

Another option is the rent-back agreement. This could work well if you buyer does not need to move in straight away. If you need time to find somewhere to live you may be able to rent your home after you have completed.

A bridging loan is another port of call and worth finding out about. This loan can bridge the gap between the purchase and sale. It is secured on your existing home.

We would urge you to buy and sell at the same time if possible and tie in the completion dates

Most buyers understand that if you have something to sell you will have to find something to live in and there maybe a chain.

The smaller the chain the better, as it only takes one sale to fall through and that will affect everybody. If someone in the chain loses their buyer, as long as there is good communication between agents and another buyer is found quickly the chain can be kept together.

If you have decided this is the way forward for you then once you have your market appraisal done you now need to:

Work out your Finances

You will need to work out what income you have coming into your household and after allowing for natural expenses, do you have enough left to take on a larger mortgage?

Speak to an Independent Mortgage Advisor

Once you have decided you have some spare income, make an appointment with an independent mortgage advisor. They won’t be tied to any particular lenders and will be able to get you the best deal from the whole available market.

Instruct that good Estate Agent

Find an agent who you can trust and you think will be able to communicate with you on a weekly basis, someone you can get on with. Check to see if they do weekly updates with solicitors and yourselves to keep you informed of everything going on from sale to completion. A good agent will hold your sale together right to the end.

You will need an Energy Performance Certificate by law to sell your home, this shows your buyers what the energy efficiency is in your home and what improvements, if any, can be made. This will cost around £100 and will be payable straight away.

If you have certificates for mundic tests, mining searches or plans for extensions passed planning permissions, or anything that could be useful for your buyers that will help sell your home, let your agent have a copy.

Maximize your Negotiating Power

Prepare your house for sale. Do odd jobs, fix leaky taps. Declutter – buyers see more space as more value for money, so get rid of all personal clutter and empty lofts, sheds and garages. Give your hallway a lick of paint – buyers make up their mind if they want to buy your home in the first 30 seconds of walking through your front door, so make sure it looks the best it can. A few hours or a days work will ensure you get the full asking price for your home if not more, so take the time and effort. Make sure your Kerb Appeal to your front door is attractive – buyers will most likely do a drive past to see if they like your location before they book an appointment, so make sure your kerb appeal looks enticing for them to come back!

Be Prepared to Wait

Once you have decided to sell your home it is easy to fall into the trap of ‘I just want to get on and buy my new home’. It is usual for the initial interest on your home to be at its’ peak in the first two weeks it is advertised and you may get your best offer in that time. If it is a good offer, don’t knock it, you could end up waiting another six months for exactly the same amount. However, if your agent has priced it realistically and you have done your homework and seen similar properties on for the same amount of money, then of course hold out for a better offer and a better buyer.

On the buying front don’t feel pressured into buying the first thing you see. This is an important decision and you may not want to move again. It is better to take slightly longer, your buyer will understand, and buy the home you really want.

About the Property you Want to Buy in Cornwall

Before you make an offer on a property make sure with your agent that your buyer is still good to go and that the chain has been checked all the way through to make sure there are no hiccups. Once it has been established everything is ready there are some other things to consider:

You will have stamp duty to pay on your new home if it is over £125,000, the basic calculator is:

Find a property you can afford. If you are looking to spend £240,000 it is acceptable to look £10,000 over and this price and maybe do a deal.

You will need to have a survey on the property and your mortgage company will insist you have one. Any major findings can sometimes be negotiated with the seller and your agent may be able to negotiate a better price for you.

Does the property you want to buy need any alterations or major renovation work doing that you will have to allow for in your budget?

Make your Full Mortgage Application

Once you have found your dream home then you can instruct your mortgage company to go full steam ahead with your full mortgage application. They will advise you what they need and when along the way. Once again your agent will keep in contact with them.

Get a Good Solicitor or Conveyancer

Do not always go for the cheapest solicitor, a good one will stay regularly in contact with you and sort out any issues that arise and try and hold your sale together. They will check out boundaries, do searches and collate any certificates and organise any indemnity policies that you may need along the way.

Your estate agent should be working alongside yourself and your solicitor and communication is key.

Organise Your Move

Your solicitor should be able to tell you roughly when you should be moving and you can start to get removal company quotes and any storage costs sorted out. The removal companies may need a month’s notice so give them as much notice as you can.

Exchange and Completion

Once you have an exchange date from your solicitor, completion will usually be seven days after this and that is when the monies are drawn down. There are circumstances when exchange and completion can happen on the same day depending on your circumstances.

If you are in a property chain, it can throw a number of problems at you along the way. Here, we explain how to prevent this from happening and what to do if you have a dispute with your buyer or seller.

If you want to move it is like that your seller is also going on to buy another property themselves. Unless you are a first time buyer, you’re probably selling your current home as well. This is known as a property chain and the success of you selling your home will be dependent on the other parties selling their homes too. If one of those houses falls through the whole chain will be broken, potentially costing you solicitors fees in the meantime.

It can be a very stressful process. We can guide you so that you may be able to stop these events happening and softening the blow all round.

Why would the chain break?

There are several reasons, and sometimes it can be as high in one in three properties that fall through.

Some buyers just simply cannot raise the finance, although they are offered a Mortgage in Principal, by the time they have been through the mortgage process they cannot always borrow the money that they thought they could. One of the major factors is the mortgage assessor devaluing the property and therefore the mortgage company in turn not willing to lend as much money as a mortgage offer.

Sometimes the seller simply cannot find anywhere else to live and will want to stay in the house they are in. There is redundancy to take into consideration or relocation of work.

One of the biggest factors in property falling through is a bad survey. On most properties if it is not a new build there will be minor and sometimes major concerns that arise and need addressing. Some buyers are prepared to do minor works but others aren’t and simply pull out of that sale.

Some people just change their mind.

What you stand to lose

It can be extremely stressful and frustrating and financially crippling, if a property chain breaks down.

You will be losing monies paid to the solicitor and fees for the survey. You may even have paid half towards things like a Mundic test or Mining Search.

You will also have paid a non-refundable mortgage arrangement fee or booking fee.

If you get as far as exchange and you decide to pull out of a sale you will lose your 10% deposit, as it will be your fault.

Can I prevent the chain from breaking?

No, but you can definitely limit the likelihood of it happening in the first place. If you are organised and prepared the process should be quicker and you are far more likely to get your house sale through.

Be honest about your finances from the outset so there is no problem when it comes to securing a mortgage from your lender. When house hunting look within your budget, so that you can purchase a house you will get a mortgage for.

If you are selling a property be honest and fair about the price and condition. Your buyers survey will only pick up hidden problems later on.

The best way, if you can, is to avoid a chain altogether, though if you have set your heart on a particular home this may not be so easy.

How can I turn it around?

Do the most you can to get the correct information ready for your own sale. Make sure you have all the relevant paperwork necessary such as any building regs documents for conversions or any relevant planning permission paperwork.

If you have had any negative remarks on a survey, see if you can get these problems rectified as soon as possible.

Look into any Land Registry issues such as rights of way and get these sorted out as early as possible. Also make sure any boundary issues are sorted out.

If the worst happens and your seller decides not to sell, be practical and start looking at similar properties in the area. In fact make sure you look at a vast range to start with.

Contact your local estate agent, they will be able to tell you about up and coming houses they are about to take on that haven’t reached the market yet.

Make sure your estate agent checks out your buyers to avoid any complications later – if they are cash buyers – see their bank statements. If they are getting a mortgage – see their Mortgage In Principal. If they are part of both – see both.

If you are lucky enough to have two offers – check them both out and go with the one who is likely to go all the way to exchange, not necessarily the highest offer.

If you find a house you love but it is higher than your mortgage, go in with a lower offer, they can only say ‘no’.

If your chain is broken make sure you keep your solicitor informed so they can put a hault on anywork. Most solicitors will suspend your account for three months and restart the process when you find something new to buy. At least you will have some work done already that you won’t have to duplicate and pay for.

If the chain breaks down due to survey issues talk to your estate agents and see if between them they can agree for everyone in the chain to renegotiate their offers to keep the chain strong and together.

In a bouyant market less houses will fall through as most buyers will over look minor grievances on survey reports to get the house they want, as there will be less to choose from on the market. However, there will be more fall throughs in a slow moving market as buyers may choose to buy something else if they have a bad survey report.

If you can break the chain

It makes life far easier if you can break the chain.

If you can afford to sell your home and go into rented accommodation then we would advise it. It will not only give you six months to find the property that you really want but will take the pressure off the chain. Or stay with relatives or friends, anything you can do to assist your buyers.

If you can see in advance the problems that may arise from a property chain and how you may solve the problems, you are on your way to a smoother sale. Call us for a friendly chat if you have any questions on 01736 510005.