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Completion day is without doubt the best part of the entire home buying process. It’s on this day that you’ll pick up the keys and take possession of your new home. But before completion day can happen, there are a few final checks to be done. What Happens Before Completion? Prior to completion your solicitor will ensure that all of the mortgage conditions have been met and request the money from the lender. The lender will also carry out some last minute checks to ensure there have been no significant changes to your credit rating. So, if you take out a loan to buy a new car for example, this could have very negative implications on your mortgage offer. On the other side, the seller’s solicitor will request a redemption certificate that’s calculated to the day of completion if the seller still has a mortgage on the property. Essentially this is a document that details what will happen to the outstanding balance on the mortgage when you take possession. In most cases, the seller will pay off the outstanding balance from the proceeds of the sale, while you will have a brand new mortgage agreement in place. What Happens on Completion Day? The solicitors on both sides will carry out their final checks and paperwork, including a completion statement which sets out all of the payments made and received. Any outstanding invoices will be raised too, including the estate agent fees for the seller and any conveyancing costs that you haven’t paid yet. These will be due on completion. Once the final checks have been completed and signed off, your solicitor will transfer the money to the seller’s solicitor. When they’ve confirmed receipt of the funds, they will let the estate agent know that the keys are ready to be collected and you will be notified by their solicitor that they’re now able to go and collect them. How to Ensure a Smooth Completion Day While completion day is an exciting day for both parties and the final point in a lengthy process, it can also be quite stressful too. To ensure it runs as smoothly as possible, there are a few things that you and the seller can do. For sellers, it’s vital to have everything boxed up and ready to move out prior to the day. The target time to move out is usually between 12pm and 2pm, although it can vary depending on the number of buyers and sellers in the chain. Put simply though, things will run a lot smoother if the sellers have everything ready to go first thing in the morning, rather than scrambling to pack everything by lunchtime. As for you, the buyer, all that’s really required is to have your phone to hand and be ready to pick up the keys from the estate agent! If you’re having to vacate your old property on the same day, then they’ll also need to be packed up and ready to move. There’s no requirement for you to actually move into your new property on completion day, however, it’s usual to do so unless you are a first-time buyer who still lives at home with parents, as you can simply collect the keys on completion day and then move in when you want to, perhaps after you’ve decorated for example. How Much Time is There Between Exchange and Completion? The completion day is agreed between you and the seller in advance, and it usually takes place between 7 and 28 days after the exchange of contracts. In some rare cases it can take less than 7 days, and it’s even possible to exchange and complete on the same day, but this is incredibly unlikely and not all lenders will allow it. What is the Best Day to Complete? Most people choose to complete on a Friday, as it then gives them the weekend to unpack and get things in place. However, due to the demand for this day, it can mean that removal costs are higher, and solicitors are busier, as they may have several completions to work through on the same day. Another potential issue is that if the completion fails to go through for any reason, the party responsible for the delay will be liable for the other party’s costs over the weekend. Therefore, it’s usually better to complete earlier in the week if possible, as it can save you money and your solicitor or conveyancer should be slightly less busy. James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

So, you’ve found the home of your dreams and your offer has just been accepted. Congratulations! Your journey to owning your new home has officially begun. If you’re wondering what happens next, here are five immediate things you need to do after your offer has been accepted to get things moving. 1. Provide Confirmation Once your offer has been accepted, your estate agent will likely give you a congratulatory call. But this won’t just be a courtesy. They’ll also request confirmation of a few things so they can finalise the offer. You’ll usually need to provide confirmation of things like: You have the funds available to make the purchase Your mortgage in principle You have a solicitor – or you’re working to get one now 2. Remove Competition Normally, estate agents will cancel viewings and take the property off the market as soon as your offer has been accepted. However, you’ll want to make sure this is definitely the case. Remove the competition immediately and ask your estate agent to cancel any scheduled viewings and to take the property off the market. If the listing isn’t taken down, you could be at risk of getting outbid or even gazumped. 3. Instruct Your Solicitor There’s no better time to get the ball rolling than after your offer has been accepted. For a quicker sale, you’ll want to instruct your solicitor as soon as possible. If you haven’t already found a solicitor, ask your estate agent for a recommendation. At this stage, your solicitor will start completing the checks and searches on the property. Depending on the solicitor, they may also ask you to pay up-front for some of their services. 4. Complete Your Mortgage Application Since the mortgage in principle was a principle agreement, you’ll need to complete a full application for the money now that your offer has been accepted. You’ll need to apply for the exact amount you need to borrow for the property in question. If you have a mortgage advisor, they’ll guide you through this process and let you know what information you need to supply. 5. Arrange a Survey While surveys aren’t compulsory when you buy a new home, they’re a good idea. During a survey, a professional surveyor will inspect the property and cast an eagle eye over the place. Surveys can help you understand any current or future issues you may have with the property. To arrange the survey, you’ll need to speak with your estate agent about booking time with the sellers. Still Looking For a South East London and North Kent Home? If you’re still looking for your new home in South East London and North Kent, James Gorey Estate Agents could have what you’re looking for! Check out our listings or let us know what type of property you’re interested in so we can help keep an eye out for you. Give us a call today on 020 3633 9866 or email us at info@jamesgorey.com to speak to a member of our friendly team.

The process of moving home can become highly stressful. With a seemingly endless to-do list, mounting cardboard boxes and looming deadlines, getting in touch with energy suppliers is often pushed to the bottom of the pile. However, failing to notify your energy supplier in enough time can result in you being overcharged and adding further stress later down the line. Here’s your complete guide to dealing with energy suppliers when moving home in South East London and North Kent. First, Let Your Current Supplier Know Once your move dates are confirmed, you should let your current energy supplier know. They will require a few personal details alongside your move date and forwarding address. Some may also ask for the new occupiers’ names, to keep their records up to date. You should always give them at least 48 hours notice, but an extra few days can help you get your affairs in order. Take a good look at your account and figure out whether you are in credit or debit. This way, you will know roughly what to expect from your final bill. Your supplier will likely ask if you would like to transfer your plan to your new property. It is recommended you instead wait until you have moved, and assess your options. Provide a Final Meter Reading To calculate your bill efficiently, your supplier will require a final meter reading. This way, it is guaranteed you are not overpaying for electricity that you have not used. You should complete this meter reading on the morning that you vacate your home. Send a copy of this information to the new owners and your estate agents for the extra peace of mind that you all have the correct information. Find Out Who Your New Supplier Is Sellers should pass this information to the estate agents, however, this understandably sometimes slips the mind. To find out who your new gas supplier is, use the Find My Supplier website. The Energy Network Association can be used to find out your electricity provider. Notify Your New Supplier You should take meter readings on the day you move into your new property. Ordinarily, the estate agents handing you the keys will be available to show you where the meter is and take a copy of the reading for their records. Send a copy of the reading to your new supplier who will be able to calculate your ongoing bill. You should choose a flexible plan which allows you to exit at any time. You will likely find a more affordable plan elsewhere, and this way, you can avoid expensive exit fees. It is beneficial to also send a copy to the previous owner or landlord. This will help ensure that everyone’s records align and no one is caught out with an unexpected charge. Find the Right Settings Don’t forget that you are inheriting someone else’s heating system, who probably had different preferences to you. Check the timers and temperatures already in place to see if they fit in with your family’s needs. Otherwise, you might be unnecessarily burning through energy and cash! Search for the Best Deal The supplier of the previous occupier may not necessarily be the most economical option. Although you will owe them for your initial days in the home, you should head to one of the many price comparison websites to secure the best deal. It may also be worthwhile to arrange a smart meter installation which can save your household heaps of money as well as the hassle of submitting regular meter readings. Set Up a Direct Debit The easiest way to pay your monthly energy bill is via direct debit. You will generally pay the same monthly instalment, which can then be slightly adjusted either way in accordance with the meter readings you submit. At this point, it’s also worthwhile to check your records with the supplier from your previous home. Ensuring that you have paid any outstanding balance or claimed your refund will prevent any reminders from being issued in the weeks and months to come. Other Suppliers to Notify Council tax Water Broadband & landline Car registration and insurance Home Insurance TV licence Healthcare services (doctor, dentist, optician) Bank Stay Organised The key to a smooth home move is undoubtedly organisation. Understandably, many movers put off contacting their utility companies, either because of logistical stress, or to delay payments. However, attempting to delay these bills will only result in a much heftier sum when it does arrive on your doorstep! If you have any questions, please do get in touch. James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to see how we can help.

Who doesn’t love the festive season? One of the best things about Christmas is getting to lug the decorations out of the loft and scatter joy around your home. But when you’re selling up, Christmas decorations need to be handled in the right way. The trick to decorating your home when it’s on the market is to keep things clean and simple. There’s nothing worse than scaring off a potential buyer with an overbearing amount of Christmas Santa’s in the hallway! Without being a bah-humbug this year, here are six stylish Christmas decorating ideas for your home that won’t scare away buyers! 1. Wrap Up Ornaments Instead of putting away the ornaments on your shelves, how about turning them into presents? Choose a simple colour scheme (like brown, silver, blue or gold) for your wrapping paper and replace your ornaments with beautifully wrapped presents. 2. Add Eucalyptus Accents Fake or real – eucalyptus adds a splash of nature to homes at Christmas. Add a few accents to your bathroom, dining room table or living room to create a fresh and stylish look. You can even add a few accents to your Christmas trees! 3. Go Bold Just because it’s Christmas, that doesn’t mean you have to stick to the traditional red, green and gold colour schemes! Be bold this year and do something different. Grey, blue and white, and even yellow colour schemes are popular choices for people selling their homes. Their neutral feel creates a bright yet festive atmosphere that looks fab and won’t deter buyers. 4. Scatter Logs Give your home a rustic feel this Christmas! If you have kiln-dried burning logs, pile them up at the bottom of your tree or near your fireplace. The simplicity of firewood can make your home look cosy and comfortable this Christmas and both you and potential buyers will appreciate it. 5. Create a Festive Bar Just because you’re selling at Christmas, that doesn’t mean you can’t enjoy a drink or two! Create a space you and your guests love by reserving an area for festive drinks. If there’s a lonely cabinet in your living room or an area of your kitchen you don’t use often, add a few sprigs of holly, some festive glasses and a few coffee (or alcoholic) syrups to make your own DIY bar. 6. Add Fresh Amaryllis Fresh amaryllis is a growing trend! Chances are that your local supermarket packs the shelves with these luscious plants at Christmas time. If you want to create a stylish look in your home this year, choose a vibrant red or crisp white flower. They’ll look stunning throughout the festive season. Plus, they’ll prove to buyers that there’s enough natural light in your home to keep plants alive! Selling Up This Christmas? Christmas time is just as good as any to put your house on the market. If you’re thinking about selling up this Christmas, we’d love to talk to you! Here at James Gorey Estate Agents, our team are experts at selling homes in any season – including yours! Give us a call today on 020 3633 9866 or email us at info@jamesgorey.com for a chat with one of our friendly team.

Do you know where your boundaries are for your property? And, do you know which boundaries you are responsible for? There are many myths surrounding boundaries and responsibilities, so we’ve put together this short guide to help you understand where your property boundary is – or if you don’t, knowing how to find it! Is it important to know my boundaries? Sometimes it’s easy to spot exactly where your property boundary is. Chances are, there will be a fence or a hedge or some other structure that helps define the boundary. But that is not always the case. It might be that the boundary is overgrown, or there is no definitive boundary to be seen. There could even be not-so-neighbourly disputes that occur about trees planted on a boundary for example, with one side saying the other has to sort things out and the other side are in disagreement. That’s why it’s important to understand boundaries! Not to mention the fact that it’s useful to know exactly what’s yours! Will the title deed of a property tell me about my boundary? Actually, while you would have thought so, it’s not always the case – but it’s a good place to start. If you look at the Government website, it’ll tell you that to find out about boundaries, you need to look at the Land Registry website and find the title plans. The Land Registry is where ownership of land is registered, and the title plan outlines the land in question. The website states: “Most title plans don’t show exact boundaries”, however, this is not a huge issue as the website goes on to state that “you usually don’t need to have the exact boundaries recorded anywhere”. So, I can make an agreement with a neighbour about my boundaries? Yes, you can make an agreement with a neighbour which is handy because between you there can then be no dispute as to which bit of land is yours and what you are responsible for. You can do this informally, or you can apply to have it officially registered. There is a process to go through and certain details are required. It’s best to seek formal legal advice on matters like this. Is it right that the rule is that I’m responsible for the left-hand side of a property boundary? This is something many people believe to be true but it’s not! There is, in fact, no legal basis to this. Some people, even solicitors, will say that a red line on a title deed marks the boundaries, and therefore responsibilities, but this is not always the case either. As the Land Registry says, it’s just the general boundary. The red line will fall within the boundary, but in the case of a dispute, it is the courts that will decide. What if my boundary is obviously marked by a fence and trees? If you plant a hedge or a tree, what happens when it grows so wide that the original boundary becomes obscured? You may have a fence installed – but does it run along the boundary or is it just inside? It’s fair to say that you should not assume anything as boundaries can become blurred over time. How can I find out where my boundary is for sure? There is a document called a Title Plan. On that plan, which goes right back to when the land was originally developed and sold, there will be a boundary mark, and on it will be a shape like the capital letter T. Where the top of the T falls, it is the owner of that land that has a particular responsibility. But, again, be careful. Just because you have responsibility does not necessarily mean you have ownership! Are boundaries really this confusing? It’s clear that the rules on boundaries aren’t always crystal clear. But, you will need the information when you are ready to sell your property. Your conveyancer will definitely want to know about boundaries and responsibilities because the Land Registry will need to know who owns what and where. And of course, you and your buyer will want to know for sure too. A conveyancer will likely ask if the boundaries are your understanding. So, if you’re thinking about moving home, we suggest that you gather all the paperwork regarding boundaries together in good time so that it can be presented to the conveyancers. If there are any issues with land ownership and boundary lines, they are the ones who will ask the questions and raise enquiries. While boundaries are not an issue for the majority of home movers, they can become a legal minefield for others and it’s easy to see why neighbourly disputes can occur. If you have any questions, please do get in touch. James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to see how we can help.

Well, the answer to this question is ….. maybe! Some might, and some are unlikely to. Some may add to the value, but some may be valuable in other ways. So, here, we at James Gorey Estate Agents take a look at whether all home improvements are equal. We have bags of experience in property in and around South East London and North Kent, so if you need some expert advice on exactly what could add value to your home, just get in touch. Call us on 020 3633 9866 or email us at info@jamesgorey.com. What classes as a home improvement? To start with, what exactly constitutes a home improvement? This is an interesting one. A new central heating system is undoubtedly an improvement, but chances are that a new system is being installed because the old one isn’t up to the job. So, yes, it is a home improvement, but it’s not the same as, for example, building a conservatory. Get a bit lofty Many people are looking for a home that gives them space. Perhaps a growing family needs a couple of extra bedrooms, or a room is needed to use as a space in which to partake in a hobby or to work. There’s no doubt that in the right area, the number of bedrooms can help increase the price of your property. You could go up into the loft, making good use of a void, or you might decide to have an extension built. The thing to consider here though is why you are having the improvement done and what it costs. If it costs you £25,000 to have your loft converted, and it will only add an extra £10,000 to the property, does it make sense? Perhaps not if you’re doing it to sell your home, but it will if you intend on staying there and need the space. Kitchen improvements They say that the kitchen is the heart of a home. A tatty, tired-looking kitchen with units from the 1970s may well put people off. If you have a brand new, sparkling kitchen, then you can certainly up the value of your home. If you don’t want to go the whole way to getting a new kitchen, have you thought about putting new handles on cupboards, painting doors, installing a new worktop? There are alternatives. Drive up the value You may be tempted to create space by adding a bedroom, office or playroom by converting the garage. But, put the brakes on and have a think. If you need to, fine. But, think about those who may buy your house when you sell. Are they likely to need a garage? So will you be driving up the value or making your property harder to sell? By changing the use of the garage, you may be devaluing the price and attractiveness of your home – particularly if you’re in a busy town or city centre where parking is at a premium. Decorating and landscaping You’ve chosen some lovely wallpaper. And while you were at the DIY store, you picked up some ideas about landscaping the garden too. But, wait a minute. If you’re decorating or landscaping, you’re probably doing it to your tastes. That’s fair enough, but if a potential buyer comes along and really doesn’t like what you’ve done, you may not be getting any future value out of it – although landscaping may make your home more attractive and so easier to sell. It’s about the value of kerb appeal! What’s the added value? It’s difficult to put a value on home improvements as they vary so much. A bathroom in one house may add £10,000 to a property, but a bathroom at another house that doesn’t match the same quality finish, may add just a couple of thousand. A decent loft conversion could add up to £30,000 to a property, but the profit depends on exactly how much it cost you in the first place. As you can see from a brief look online, a lot of “value” is based on estimates. Based on our experience and knowledge of the local property market in South East London and North Kent, we can tell you what your property is worth now, and what it might be worth with a few home improvements. James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

Sealing the deal for your new home is about as exciting as it gets. It’s the chance for a fresh start and the opportunity to put your stamp on a completely new property. However, before you can pop open the champagne and raise a toast to your new home, you first need to pack up your old one. Very few people, if any, enjoy the process of packing, especially the lengthy ordeal of having to pack up everything you and your family own in the whole world when moving home. Unfortunately though, it has to be done. However, there are ways in which you can make this undertaking a little bit easier, quicker and less stress-inducing. From using a colour coded labelling system, to picking the right boxes, to systematically making your way through your home; keep reading to discover our top tips on how you can effectively pack for moving house and avoid any potential packing disasters. Start by decluttering Everybody has items in their house that they no longer want or need. They may have been hidden in a drawer or under a bed for some time and you may be surprised at just how much unwanted clutter you have squirreled away. These items should be thrown away or donated immediately as you do not want to have to pay a removal company to deliver things to your new home that you don’t even want. Make sure you are thorough with this process and clear out your entire home including your loft, basement, garden and any other exterior spaces. Scrutinise your new floorplan You may have been provided with a brochure containing a floorplan of your new property when you originally viewed it, complete with the exact dimensions of all of the rooms. This is a handy document to keep as you can then inspect this plan and use it to help you decide which furniture you can comfortably take to your new home, plus you can check measurements for elements such as curtains, blinds and rugs. The earlier you undertake this task, the sooner you can sell any items that will not fit or are not needed in your new home. Make an inventory list You should make a comprehensive list of any of your valuable and smaller belongings that you will be taking to your new home. This is important for ensuring that nothing gets lost while being transported, as well as helping to work out how many and which type of packing boxes you will need. Pick a reputable removals company You can choose to rent a van and carry out your move yourself, however, be warned, this is a tough job, especially if you have a lot of heavy or delicate items to move. Therefore, most people will decide to save themselves the stress, and outsource this job to a local removals company. As you are entrusting all your worldly possessions to this company, you will want to ensure that you pick a reputable one that has received a lot of positive reviews. If in doubt, ask family and friends for recommendations. Start packing Now you can actually start packing up your belongings. It is a good idea to purchase high quality packing materials including sturdy boxes, bubble wrap and tissue paper to avoid any breakages. You can also utilise scrunched up paper to prevent items such as TV and computer screens, mirrors and picture frames from becoming scratched. You should work your way systematically through your house, starting at the top of the property and completing each room before you move onto the next, as this will help prevent you from forgetting any items. The most effective labelling system is using colour coded labels to identify different rooms in your home, such as blue for bathroom items, yellow for kitchen accessories and so on. This will make the unpacking process in your new home a lot simpler. Other packing tips include: Pack heavy items in smaller boxes Clearly label boxes that contain breakables or valuable items Utilise blankets and pillows for packing delicate items Pack important documents such as passports, marriage and birth certificates in one box together Prepare an overnight bag You may not want to start unpacking straight away when you arrive at your new home, especially if you have had a long journey. Therefore, you should pack an overnight essentials bag so that you have clean clothes and toiletries on hand without having to start opening securely taped boxes. In your overnight bag you may want to include: Clean clothes Nightwear Essential toiletries A kettle with coffee/teabags Snacks Plates, cutlery and a cloth A first aid kit A torch A small tool kit It is also a good idea to pack a small bag for the journey that includes any important documents you may need such as the details of your removal company, bottled water and a selection of snacks and in-car mobile phone chargers. For expert home moving advice, contact our team of professionals at James Gorey Estate Agents on 020 3633 9866 or call into our office. We look forward to welcoming you.

There’s no denying that selling a home involves paperwork. When preparing to sell, you’ll need to declare various things to your estate agent. While you may be worried about having to share potential issues from the past, it’s important to remember that what you disclose won’t necessarily put buyers off. An old building can be seen as an ‘opportunity for modernisation’. Planning permission from neighbours can be recognised as ‘potential to extend’. Plus, a good estate agent can find the right buyer no matter the circumstances. To prepare you for the sale, here are seven of the most important things you’ll need to declare to estate agents about your home. 1. What you plan to take and leave When you sell up, you’ll need to complete a ‘fixtures and fittings’ form. This will tell buyers what you plan to take with you when you leave, and what will be left behind for them. It’s important to establish these things as early as you can, as it can be a top question asked at viewings. 2. Renovation work While this is a legal requirement, it’s also a great selling point. If you’ve recently renovated the kitchen, had an extension put in, or remodelled the bathroom, then you’ll need to declare the renovation work to estate agents. 3. Planning permissions in the area Usually, you’ll get a letter from your local council informing you about the planning permissions requested by your neighbours. If you’ve had one of these letters recently, or if you get one during the sale of your home, then it’s important you declare it to your estate agent. 4. Denied planning permissions If you applied for planning permission yourself and it was denied, it’s important that you disclose what you applied for and why it was declined to your estate agent. 5. Disputes with neighbours If you’ve had a long-standing dispute with any of your local neighbours, you need to tell your estate agent about it. They are obligated to inform prospective buyers about the issues you’ve had with the people living around you. While it may seem trivial, if a buyer finds out later that you lied, it can be a very serious issue. 6. Pests or Japanese knotweed Even if it was a problem long ago, your estate agent will need to know whether there was a pest invasion in your home, or if you’ve ever experienced Japanese knotweed in your garden. 7. Green deal loans If you have one of these loans, you’ll definitely know about it. It’s a government loan that allows you to make improvements to your property and repay the costs using your energy bill savings. If you move, these debts get passed on to the new owners, so it’s absolutely essential to declare them to your estate agent. We’re here to help Even though it may sound daunting, with our help, we can make the selling process as easy as possible for you. At James Gorey Estate Agents, we provide expert help, guidance and support every step of the way. To start the conversation, get in touch with us today by calling 020 3633 9866 or via email at info@jamesgorey.com.