The property market does not stop for winter. Many people across Blackpool and the Fylde Coast choose to put their homes on the market in the autumn and winter months, often with the aim of moving early in the new year. Buyers at this time of year tend to be serious and motivated and with fewer properties on the market there can be less competition.

However, winter sales bring their own challenges. The Christmas and New Year period slows everything down, as lenders, local authorities, estate agents and solicitors all work reduced hours. A sale that is not well prepared can easily lose weeks and in a chain of several transactions, a delay at any point affects everyone.

In this article, the residential property team at Blackhurst Budd shares practical advice on how sellers can prepare in advance and help their sale progress as smoothly as possible.

Instruct your solicitor early

One of the most common causes of delay is a seller who waits until a buyer has been found before instructing a conveyancing solicitor. There is no reason to wait. You can instruct a solicitor as soon as you decide to sell and doing so can save valuable time later.

Once instructed, your solicitor can complete identity and anti money laundering checks, obtain a copy of your title from HM Land Registry, review the title for any potential issues and send you the property information forms to complete. By the time a buyer is found, much of the groundwork will already be done and the contract pack can be sent to the buyer's solicitor without delay.

Complete your property information forms carefully

As a seller, you will be asked to complete a property information form, which gives the buyer details about matters such as boundaries, disputes, alterations, guarantees, services and any notices you have received. You will also complete a fittings and contents form setting out what is included in the sale. If your property is leasehold, there will be an additional form covering the lease.

These forms are important. The information you give forms part of the basis on which the buyer decides to proceed and inaccurate or incomplete answers can lead to claims after completion. Take your time, answer honestly and if you are unsure about anything, ask your solicitor rather than guessing.

Incomplete forms are one of the main reasons the buyer's solicitor raises additional enquiries and each round of enquiries adds time to the transaction.

Gather your documents now

Buyers' solicitors will expect to see paperwork relating to any work carried out on the property. Gathering this in advance can make a real difference. Useful documents include:

·       Planning permissions and building regulations completion certificates for any extensions, loft conversions, structural alterations or changes of use.

·       Certificates for replacement windows and doors installed since 2002, usually issued under the FENSA scheme or a similar competent person scheme.

·       Electrical installation certificates for any rewiring or significant electrical work.

·       Gas Safe certificates for any new boiler or gas appliances.

·       Guarantees and warranties, for example for damp proofing, timber treatment, cavity wall insulation, roofing or solar panels.

·       Any agreements relating to solar panels or other equipment, particularly where panels are leased rather than owned.

If you cannot find a document, let your solicitor know as early as possible. Copies can often be obtained from the local authority or the relevant scheme. Where a document cannot be found, it may be possible to deal with the issue by way of indemnity insurance or a regularisation certificate, but these solutions take time to arrange.

Properties with a history

Blackpool has a particularly varied housing stock. Many properties in the town were originally built as guest houses or hotels and have since been converted into family homes or flats. Others have been extended or altered several times over the years.

Where a property has been converted or changed its use, buyers' solicitors will want to see evidence that the necessary planning permission and building regulations approval were obtained. For flats in converted buildings, there may also be detailed questions about the lease, the management of the building, service charges and responsibility for repairs to the structure and roof.

If you own a property of this kind, it is particularly important to speak to your solicitor at the outset. Identifying any gaps in the paperwork early gives the best chance of resolving them before they hold up the sale.

Selling a leasehold flat

If you are selling a leasehold property, your buyer's solicitor will need a management information pack from the landlord or managing agent. This sets out details of the service charge, ground rent, building insurance, planned major works and any disputes.

Managing agents can take several weeks to provide this pack and will usually charge a fee. Ordering it as soon as your property goes on the market, rather than waiting for a buyer, is one of the most effective ways to avoid delay in a leasehold sale.

It is also worth checking how many years remain on your lease. A short lease can affect a buyer's ability to obtain a mortgage and may need to be extended, which is a process in itself.

Selling a property as an executor

Many properties on the Fylde Coast are sold as part of the administration of an estate. If you are selling a property as an executor, you can put the property on the market and agree a sale before the grant of probate has been issued. However, you will not be able to complete the sale until the grant has been obtained.

Make sure your estate agent and buyer understand where you are in the probate process and keep your solicitor informed so that the timetable is realistic.

How Blackhurst Budd can help

Blackhurst Budd has been helping the people of Blackpool move home for 150 years. If you are thinking of selling this winter, please contact our residential property team for a quote and get your sale off to the best possible start.

This article is for general information only and does not constitute legal advice. You should take advice on your own circumstances before acting.