Q My three-bed home has been on the market for £287,950 since April. Other
houses have been selling easily, but I haven’t received a single offer,
although I’ve had more than 30 viewings through two agents – and some people
have come back a second time. The agents say they can’t do any more, and
that now the market is slowing I should reduce the price. What do you think?
Jenny Hunt, London
I have received many, many letters like this lately, and my advice is always
the same: if you have had this many viewings, and are still no closer to a
sale, then the only thing wrong is the price. Take the property off the
market altogether for up to a month. Then put it back on, with only one
agent, for considerably less. The key with a falling market is not to chase
falling prices down, but to get below them. I suggest £265,000 or so would
really generate some interest and ensure that it is your property, rather
than one down the road, that sells. Remember, too, that as the market
falters, whatever you end up buying will also be that much cheaper, so in
the long run you may not be any worse off.
Q We want to extend into the side return of our 1,200 sq ft, two-up,
two-down house. Should we leave about 60 sq ft of courtyard between the
existing back room and the rear extension, or go right across? If the
courtyard stays, the rear rooms will retain their integrity and the back
sitting room will be lighter and airier. On the other hand, making the
ground floor into one large room is very fashionable, and we do not want to
adversely affect resale value, as we hope to sell in about five years’ time.
Ben Harrild, London
Stay in line with fashion: you are not planning to stay there very long. If
you glaze the roof of the new extension to the side, or at least fit a large
roof light just above the door from the rear reception room, you will find
this will throw light into the room you are concerned about.
Q My home has a large area of tarmacadam for the front drive and parking.
It needs replacing, but what attractive, durable and reasonably priced
alternatives are there?
Sandra Burge, New Quay, Wales
The most important aspect of a driveway is the foundation. Assuming this is
sound, you could just have the top layer scraped off, then lay bitumen and
roll gravel into it, which I think looks prettier than tarmac. The effect is
similar to a shingle drive, but the advantage is that you can wheel
pushchairs, wheelchairs and bicycles over it. Or you could use 18mm shingle:
this is much bigger than standard gravel, and great for security, because it
makes a noise when walked on. Even better, the larger stones mean that
neighbourhood cats won’t be tempted to use it as a lavatory.
Q We are thinking of installing an ensuite bathroom in our three-bedroom
detached home. The house has been valued at £220,000 and the quote for the
ensuite installation is about £7,000. What, if anything, would this feature
add to the value of the property?
Bill Roberts, via e-mail
The addition of an ensuite has no set value – it depends what sort of
accommodation is in demand in your area. As a general rule, however, as long
as you are not compromising the rest of the living space too much by adding
this extra bathroom, you will not lose money – and, in some areas, it can
add considerable value.
Q My chalet bungalow fronts a busy four-lane road, and the traffic noise is
interfering with my sleep. Which soundproofing improvements are the most
effective? Should I invest in acoustic barriers, such as wooden panels or
ecofriendly screens and hedges; replace the double glazing with frames that
use special soundproof glass; install secondary glazing; or add RockDelta
insulation to the roof space?
Barney Clarke, via e-mail
The problem with any form of insulation for your house is that as soon as you
open a window it becomes useless. Much better would be to reorientate the
layout so your bedroom is to the rear – this will make a huge difference.
The more barriers you put between you and the source of the sound, the less
noise you will hear. Secondary glazing is the most effective sound
insulation inside your property – a layer of matter, then a gap, then
another layer of matter will absorb sound waves, attenuating the noise.
Q I have wanted to get involved with property development for some time,
but how do I get started? I am on a career break, and have three months
before I must find another job to cover my mortgage and bills. I owe about
£70,000 on my mortgage, which has 5½ years to run, but would like to move to
a bigger property. I don’t have any plumbing, electrical, plastering or
building skills, but I am not afraid of hard work, am brilliant at
demolishing things and can do basic decoration to a reasonable standard. I
want to make enough money to be mortgage-free, purchase a house in the
Caribbean and set up a small business for my mum – anything above that will
be a bonus. My mother and sister live with me, and, if I make a bad move,
they could be out on the street. What should I do?
Janet, Birmingham
If you have only three months left before your funds run out, now is
definitely not the time to start thinking about any sort of property
development – especially with the market in its current state. You would be
heading into a cash-flow crisis before you even start. Spend the next three
months finding a new, secure job with a stable income so you can meet your
responsibilities. Then perhaps look for a development opportunity if you
really want to enter the business. Don’t buy anything too challenging, as
you will be fitting the project around your job. Why not find part-time work
– perhaps three or four days a week – so you can really investigate the
market properly? Don’t be fooled by the television shows. Developing is no
easier way to riches than any other career: it takes hard work and lots of
luck.
Q We are starting a bathroom refurbishment, but are worried about how to
make it properly waterproof – particularly the shower. We are also concerned
that we won’t be able to get tradesmen back if something goes wrong. How can
we guard against both potential problems?
Sandra Davies, Norfolk
The key to preventing leaks is to be meticulous about sealing. Given that the
majority of home insurance claims are caused by leaking showers, it’s worth
paying a bit more and waiting to secure the services of a plumber with a
really good reputation. If someone is available next week to refit your
bathroom, ask yourself why they don’t have work already lined up.
Word-of-mouth recommendationsare vital – ask friends and neighboursif they
have had work done that they are pleased with and, if possible, inspect it.
Even if you have to pay a bit more or wait a few weeks until they are
available, it’s well worth employing someone you can trust.
Q My mother’s warden-assisted flat in Manchester has been on the market for
more than a year now, even though we have dropped the asking price by £5,000
to £115,000. It is on the third floor of a complex finished to a high
standard, has lovely views and is spacious – but could the high service
charge of £400 a month be putting people off? My mother is now in a nursing
home, so we need to sell as quickly as possible. How can we target buyers
for this specialised type of accommodation? I am starting to think that
local estate agents might not be the best route.
Elizabeth Boon, Gloucester
The retirement market is a little different from the normal property market,
and, although affected by fluctuations in the latter, is not price-driven in
quite the same way. Dropping the price probably won’t help. The overwhelming
problem is that it is a niche area, aimed at peopleaged 55 and over, and if
this group can’t sell their existing properties, they can’t buy. Reeds Rains
(0161 941 5725), in Altrincham, is a good estate agent with a few such units
on its books, and is familiar with how this sector of the market works. You
should also ensure that the flat is advertised on property portals under
“retirement apartment”. Otherwise, unfortunately, it’s a question of
sitting back and waiting, frustrating though this is. You could contact
Elderly Accommodation Counsel, which advises on housing for the elderly (020
7820 1343, www.eac.org.uk).
The 2008 edition of Sarah Beeny’s Price the Job: Your Price Guide to
Renovation and Repairs (Collins and Brown £9.99) is published on Tuesday. To
order it at the special price of £9.49, including free p&p, call
Sunday Times Books First on 0870 165 8585
Have you got a question for Sarah Beeny? Send your queries to sarah.beeny@sunday-times.co.uk
or write to her c/o Home, The Sunday Times, 1 Pennington Street, London E98
1ST
