Inspecting the property

Getting an overview

In order to successfully sell a property, it is of fundamental importance for us to visit the location and have a look at it for ourselves. Very often, such visits reveal particular features and advantages which would otherwise have remained hidden amongst all the numbers, photographs and plans. Exploring the local area also plays an important role.

Location

Analysed in the right way, the character of the local area can result in a change in perspective. It’s not just a matter of analysing the microlocation and the macrolocation, there is also a diverse palette of parameters such as the neighbourhood, transport connections, infrastructure, opportunities for shopping and recreation and acoustic factors.

Condition

What condition is the property in? What kind of state is it in, structurally speaking? In order to provide an objective evaluation, evidence regarding maintenance, care, or any possible need for renovations is also indispensable.

Structural soundness

It’s not just the age of the building that matters. An on-site survey is also made of the type of structure in question, e.g. a monolithic construction or prefabricated units, and of the materials used.

Main features

The existing heating and power systems and the condition and quality of windows, doors and floors are decisive in determining the utility of a house, as is the condition of the roof and the presence of cellars.

Special features

Every house is different, and distinctive features such as swimming pools, fireplaces, home cinemas, solar panels, ponds, summerhouses, annexes and security installations are all worthy of particular attention.

Plot/characteristics & condition

A property cannot be characterised simply by its size, its form, and its layout. Whether it has been developed and how, what kind of development is happening in the neighbourhood, the total floor area, and any possible future developments – these factors all influence the use value.

Meeting appointment

Personal contact

The more trust there is on the part of the seller, the better the results we will be able to achieve. This it why a solid knowledge of the reasons for selling is important to the success of the transaction, as is a knowledge of what the seller is aiming to accomplish with the sale. Finally, it is also vital to be aware of any special wishes the seller may have. Clarity with regard to these points can be achieved over the course of a face-to-face meeting.

Reasons for selling

What personal reasons are involved? Is a property being sold as part of a relocation, or for professional reasons? Is some kind of change sought? Is more space needed? Less? A clear understanding of the motivation for selling is an important indicator when it comes to choosing the best sales strategy.

Objectives

When defining objectives, more than anything else, it’s about weighing up two factors: time and money. The need for certainty and the desire to have fewer things to have to think about and deal with can also play a significant role.

Desires/preferences

Generally, if you know a house well and have spent any significant portion of your life living there, you will be keen for it to end up in the right hands. When selling, this is often as much a concern as the maintenance of the property, or the desire to be able to carry on using it.

Market value estimate

Expertise

Determining the maximum possible market price requires very good knowledge of all relevant parameters and a neutral assessment of the market position of the property (it is essential to avoid the endowment effect). In addition to professional experience and awareness of indicators such as location, a decisive role is also played by the identification of target groups of relevance, the consideration of advantages and disadvantages, and a detailed knowledge of the market.

Location analysis

In order to analyse the location, the information gathered during the visit is combined with key demographic data and an analysis of the surrounding area with regard to purchasing power, the rate of employment, rates of home ownership, occupational groups, and many other factors.

Target group analysis

Who are the potential buyers of the property? Which groups of people? With what levels of income? What about their domestic arrangements? Age? Specific needs?

Market value tools

Accurately valuing a property isn’t quite witchcraft, but it does require the use of professional tools for analysis and valuation, combined with comprehensive and up-to-date market data. The widespread practice of simply determining the value of a property by comparing it with what are assumed to be similar offers is entirely inadequate.

Empirical data

Over time, markets change. Knowing why values rise or fall, how trends evolve and, more critically, being able to perceive such phenomena in the first place – these are all things which require experts with plenty of experience.

Final analysis

During strategy-focussed internal discussions, the advantages, disadvantages, opportunities and risks, and the potential of the property are examined and categorised. The result is a carefully considered and well-founded valuation.

Sole agency agreement

Peace of mind

Granting sole agency to a competent agent permits the optimal conclusion of the transaction. It means that disruptions are avoided, and that conditions can be tailored entirely according to the needs of the client.

Guaranteed comprehensive service

From the creation of superior marketing materials to the full utilisation of all relevant marketing tools and channels; the selling process is organised and controlled with the utmost care. This also includes trouble-free communication.

Customised contractual conditions

The duration of the services provided, as well as the specific kind of service desired and the constituent components required, are agreed on a case-by-case basis. In doing so. any special wishes on the part of the client are taken into account. The commission is regulated with full transparency.

The success principle applies

We only require payment for our services if we achieve the aims agreed by contract. In most cases, and in keeping with the current standard local regulations regarding commission, the buyer and the seller pay half of the commission each, i.e. everything is regulated according to what is specified by law.

Gathering the documentation for the property

Document management

For real estate transactions, legal and contractual security are clearly defined in law. At the very latest by the time the contract is concluded, a variety of documents need to have been gathered. In addition, it is recommended that the object of sale be as fully documented as possible. This is a task which is best left to experts with plenty of experience. This not only saves time and money, but also provides for greater confidence and certainty.

Building documentation

Relevant building documentation includes construction documents, building specifications, architectural plans, floor plans and documents relating to renovation and maintenance work.

Official documents

From entries in the land register to cadastral maps and site plans, from cadastral excerpts (e.g. land survey register) and planning permission to energy performance certificates: the spectrum of official documents is broad.

Administration and management-related documentation

It is advisable to be able to provide a comprehensive portrayal of ongoing costs. Doing so requires such things as HOA bills, budgetary plans, running costs, the minutes of home-owners’ meetings and declarations of division (Teilungserklärungen).

Selection of marketing tools

Appropriate methods

Depending on the character of the property, the target groups in question, the results of the market analysis, and the objective identified, we draw from the broad palette of possibilities in order to produce a catalogue of appropriate strategies.

Photographs

Whether it be sophisticated architectural photography or images taken using drones: pictures have an immediate impact. Professional photography is therefore imperative.

Film/animation

The moving image moves people – ideally towards buying. Achieving such an impact always depends on getting the right shot. Sometimes this means high-definition 4K footage, sometimes it means aerial photography. The story always has to be just right, and the technology used must be state-of-the-art.

3D visualisations

Inside, outside – present the full picture. 360 degrees. Digitally generated photorealistic renderings and concept development can be extremely effective. And not just during the planning stages of a project.

Texts

Messages are successfully communicated when the reader enjoys reading the story. Copywriters and translators (English) who have been practising their craft for many years know precisely how to use the written word to bring brick and mortar to life and render properties desirable to the reader.

Floor plans

Soundness and clarity are the distinguishing characteristics of a good floor plan. It may well be that a floor plan needs to be improved or added to, redrawn or redesigned. Whatever the case may be, this is a job for the specialists.

Measurement

To sell a property, a reliable calculation of the living area is needed. This needs to be based on accurate measurements. This is often not available and therefore has to be recalculated.

Sales brochure/property description

Turning a property into a convincing brand requires great sensitivity and plenty of experience in conceptualising texts and layouts, and of coming up with the appropriate graphic style. It is a process which takes place very much in accordance with the architectural principle that form must follow function.

Home Staging

Whilst hiding nothing, good styling emphasises the advantages of a property. This applies to outdoor facilities and indoor spaces alike, which is why home staging can play an important role in optimising the marketing of certain properties.

Interior Design

The constructive redesign of rooms, which can take place either in real life or virtually, can serve as an important indicator of the kind of lifestyle which a property is capable of supporting. Whether fully-furnished or just partly, visual representations help people to get an idea of the possibilities available.

Approval

Checks

Nothing will be published or circulated without the client’s express permission. This is why all documentation and media produced by Semmelrock Immobilienagentur will first be presented and approved for release by the client before the property is put on the market.

Presentation

The strategy is clarified and the process, communication channels, and aims are specified.

Final check

A final check of the property data for accuracy and completeness, as well as for any possible revision or reworking which may be needed, ensures that no erroneous information is passed on to the public.

Release

The client concludes this process by confirming the accuracy of the information and approves the initiation of the marketing phase.

Putting the property on the market

Sales channel selection

When the property is put on the market, specific communication channels are activated in accordance with previously selected strategies and target groups. These depend on the property in question. It may be conventional, it may be hip – it may be something else altogether.

Internal customer file

A well-selected high-quality customer file is part of the DNA of a good intermediary. For every property there are appropriate potential buyers, who can be informed in a targeted manner by means of one-to-one conversations and/or email.

Listings on the big property portals

The enormous reach of the internet is something which those who market property can simply no longer do without. By means of high-priced premium placements, and property descriptions and audiovisual content which are carefully tailored to the target groups in question, the most promising potential buyers can be selected and addressed in a targeted manner. ImmobilienScout24, Immonet and Immowelt are the biggest names, but the use of well-chosen partner portals can also result in very real success.

Publication on the company website

Another very appealing shop window for the world to gaze upon is the prestigious and constantly updated company website of Semmelrock Immobilienagentur itself. It is a website which radiates exclusivity and style. Integrated animations, films and special highlights emphasise the special qualities of the properties presented. Your property will also profit from the obvious quality of the portfolio as a whole.

Shop window

Opportunity makes the thief (and the lover), as the saying goes. It is always surprising to see how often a property ends up being bought simply because somebody happens to glance at the display as they walk by.

Advertising on the property itself

This is where it’s all about “love at first sight”: having the property right there in front of you, knowing that it is available, knowing the basic information about the property, and seeing the contact details – in an instant, these all combine to create a buying process characterised by transparency and trust. Here, signs, banners and flyers are the order of the day.

Social Media

So far and yet so near. Freed from the limitations of space and time, discoveries get liked, shared, and added to shortlists, especially on Facebook and Instagram.

Flyers

Depending on the target groups and the setting, the distribution of flyers in the neighbourhood or in the larger area surrounding the property which is to be sold can also be an investment worth making. A traditional approach, which has proven its worth a thousand times over.

Special events

From an “open day” to a culinary event. This is where anything goes, as long as it suits the property and the target groups. How about a pop-up art exhibition?

Communication management

Prospective buyers

Those who have discovered something they like will want to have more information about it – and quickly too. Action and reaction. Both need to be appropriate, and both must be guaranteed. Whether it be brochures, an appointment, a face-to-face conversation or a viewing: the Semmelrock team is on call 7 days a week and will respond within 24 hours.

Owners

Complete transparency – for owners as well as buyers. Cooperation is strengthened by making sure that property owners can quickly and easily contact the estate agent, and by carrying out regular reporting.

Information management

Coordination with the relevant network of architects, surveyors and providers of financing is managed and supported by Semmelrock Immobilienagentur. Any conflicts which may arise are mediated in an objective and targeted manner.

Concluding the sale

Control

The pulse of both buyer and seller will start to race as the conclusion of the sale approaches. A period of elevated tension. A good overview of everything, combined with experience and professional neutrality, ensures a satisfying conclusion to the sale for both parties.

Negotiating the price

First of all, specific and reliable offers need to be gathered. These then need to be evaluated in order to then be able to then enter constructive negotiations regarding the final price.

Agreeing on the selling price

When both parties are happy with the proposed transaction and can agree on a price, an important objective has been reached. It’s time for a binding offer on the property to be made.

Financing/payment

Of course, the availability of funds on the part of the buyer and financing for the purchase must be guaranteed. Semmelrock Immobilienagentur has both the expertise and the relevant contacts when it comes to checking solvency and arranging opportunities for financing with attractive terms.

Notarisation

The Contract

The legal act of notarising the sale of real estate requires careful preparation and smooth execution. If there are any irregularities, this can result in anything from annoying and possibly costly delays all the way to the sale falling through altogether. Semmelrock Immobilienagentur will do everything to ensure that things go as smoothly as possible.

Preparation

Are all the necessary documents on hand? If so, Semmelrock Immobilienagentur will transfer them to the notary. A draft of the contract of sale will be obtained and, if need be, a certified translation will be prepared. If the parties involved request any changes, these are communicated, with the estate agent functioning as a go-between.

Completion

Semmelrock Immobilienagentur diligently coordinates and schedules the appointment with the notary and accompanies the client to the appointment.

Follow-up support of the seller and the buyer

After the sale

Even once the contract has been signed, support is often still needed in order to deal with all the questions which can arise. During the process of handing over and taking possession of the property, Semmelrock Immobilienagentur will be there at the side of the buyer and the seller, ready to provide any help or advice as needed.

Handing over the keys

For many, the most emotional moment of the entire process occurs when the keys are finally handed over. The Semmelrock team will support you with just as much expertise and personal attention when it comes to any inspections which may be required, as well as with introductions to neighbours etc.

Recommended service providers

Once you have moved into your new home, all sorts of questions arise: who’s going to look after the garden? Who can I call if something gets damaged? We can give you helpful advice and the contact details of tradesmen, gardeners, pool and solar panel maintenance services and other service providers. All of this is simply to ensure that you are as well looked after as possible.