Selling your home isn’t just about putting up a ‘For Sale’ sign and hoping for the best. It’s a mix of timing, strategy and sometimes, good staging.
Whether you're upsizing, downsizing or moving to the country, getting your home ready for selling can feel like a big task but it doesn’t have to be overwhelming. With a few smart moves and insider tips, you can stay in control and turn the whole process into a smoother, faster experience.
We’ve rounded up 12 top tips from the property professionals at egg partner Gilson Gray who know exactly what gets homes sold.
1. Tackle the To-Do List
Those little maintenance jobs you've been putting off? It’s time to get them done.
“Fixing a squeaky door or freshening up tired paintwork might seem minor, but these small repairs often yield a big return,” says Aimee Orrock, Corporate Account Manager at Gilson Gray. “Always make sure your home is in its best condition before it's valued as this could affect the price and how quickly it sells.”
2. Get Multiple Valuations
You don’t need to commit right away, but understanding your home’s current market value is crucial.
“By arranging a valuation, you’re not obliged to sell,” Aimee reassures. Adding, “it can be a good idea to invite a few, for comparison’s sake. Gilson Gray offer a no obligation free and honest estimate about what your home is worth in the current market.”
“It’s important to note that in Scotland, valuations can differ from a formal Home Report. A valuation is typically based on the market value, whereas a Home Report will evaluate the property’s condition in greater depth. Ensure you're clear on both of these differences before making any decisions.”
3. Organise Your Paperwork Early
Before your home goes live, get your documents in order. Late and missing paperwork can delay your sale!
Checklist:
- Mortgage settlement figures
- Made changes to the house? Ensure you have Planning Permission and Building Control Consents
- Certificates for remedial treatments (e.g. damp, Japanese knotweed)
- Shared building costs or factor agreements if your property is part of a shared building or common ownership
4. Choose the Right Estate Agent
Your estate agent is your partner in the process. Make sure they feel like a good fit.
“Trust is key,” says Aimee. “If you clicked with one of the valuers you met, that’s often a good sign.”
“At Gilson Gray, we are solicitor estate agents, meaning we manage both the estate agency and legal aspects of selling a property,” explains Aimee. “This integrated approach streamlines the selling process, doing away with the need for multiple points of contact. We’re here to keep things straightforward for you and alleviate any stress.”
5. Check Your Calendar Before Listing
Selling takes time and attention. Planning ahead so you’re not overwhelmed by the process can really help.
“Conducting viewings and keeping your home ready for someone dropping by can be time-intensive,” Aimee explains. “If you’re short on time, a professional viewing agent can help and we can advise on this process.”
6. Understand the Home Report
You’ll need a Home Report before you can market your home. The Home Report will be conducted by a Surveyor (appointed by your Estate Agent) following a visit to your home, but it also contains a Property Questionnaire for you to complete with detailed information about the property being sold.
“We work with trusted, RICS-regulated, Chartered Surveying firms across Scotland so you can be assured that your Home Report valuation is accurate. This report helps buyers understand your property’s true condition and is very important as you take the next step towards putting your home on the market,” says Edinburgh-based Jenny Carswell, Regional Sales Manager at Gilson Gray.
7. Be Strategic with Pricing
Should you go for a ‘fixed price’ or ‘offers over’? The Scottish pricing system can seem complicated at first glance, but your Estate Agent will help you to decide the best option. A property can be listed at a ‘fixed price’ or ‘offers over’ – or, sometimes, ‘offers around’.
Currently in Edinburgh and the Lothians, properties often list £5,000 - £10,000 below the Home Report valuation figure. This strategy is highly effective, as it attracts more buyers and increases visibility. Buyers will often search for homes within a pricing bracket of around £50,000 above and below their budget. Gilson Gray will guide you based on the current market conditions.
8. Get Your Marketing Right
Photographs are the first impression of your home to potential buyers so, the more that you can do to make your property presentable, the better. Descriptions and listings are also crucial to attracting buyers – but a picture is worth a thousand words!
“Your home needs to shine in those first few seconds online,” says Jenny. “At Gilson Gray we use ESPC, Rightmove, Zoopla and OnTheMarket as well as our social media platforms for maximum visibility of your home. We work with talented photographers and videographers to make each and every listing stand-out.”
You’ll be asked to fill out a property questionnaire, including details on fixtures and fittings and any white goods, so be clear on what stays and what goes.
9. Prep for Viewings
Once your home is on the market, expect people to want a look! You’ll need to be on hand for viewings or instruct your Estate Agency to arrange for these to be conducted for you via a viewing agent.
“If you’re unable to manage viewings personally, we offer a viewing agent service to assist at a competitive price,” adds Jenny. “Our viewing agents are fully briefed and ready to answer questions. It’s all about showing your home in the best light.”
10. Navigate Offers Wisely
Once the formal offer(s) has been made, you then need to consider what’s on the table. Remember you don’t have to accept an offer or the highest number. Take the buyers position into consideration (do they still have a place to sell?) and also any conditions they have attached to their offer such as a specific moving date or the need for a more in-depth survey.
“Take a holistic view,” Jenny advises. “A cash buyer or flexible moving date might be worth more to you than a slightly higher offer with strings attached.”
Your solicitor can help negotiate terms and guide you through accepting the right offer.
11. Understand the Legal Bit: Missives & Conveyancing
Once you accept an offer, your solicitor will start concluding missives - a series of legal letters that eventually form a binding contract between buyer and seller. This process will include the buyer’s solicitor doing various searches on the property, checking for historic planning permissions and finding out about any works due to be carried out nearby.
Be prepared to answer any questions and have a think how much those curtains mean to you – in case you’re asked to leave them. Once you're both happy with the conditions you will be in a position to conclude missives, a binding contract. “This part might sound daunting,” says Jenny, “but it’s an exciting milestone, you’re nearly there!”
The conveyancing process will handle the formal transfer of ownership and funds.
12. Know Your Timeline
“From initially getting your property valued to being live on the market, we aim to get it up and running in just ten working days,” says Jenny.
“At the moment, houses in Edinburgh take on average 24 days to go under offer according to latest data from the ESPC. All being well, it then typically takes around 6-8 weeks from accepting an offer to keys being handed over to the new purchasers – but every sale and purchase is different, so timescales will always depend on individual circumstances. weeks from offer to handing over the keys,” Jenny says. “But leave as much time as possible before you ‘need’ to sell, you’ll thank yourself later.”
Bonus for egg members
All eggs can benefit from 10% off residential conveyancing fees. So, if you’re looking to buy a property, just quote 'egg' when you email. All egg members also receive a whopping £400 discount on houses valued up to £400k, and a further 10% discount on values thereafter. Landlords receive 50% discount off management fees for 12 months if you're a paying member, 25% off for non-paying egg members. For all enquiries and valuation requests please email [email protected]. Free online valuation here.
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For more information on home-buying, selling or renting across Scotland, visit gilsongray.co.uk or email [email protected]. You can also call their women-strong team on 0131 516 5366.
