• RICHARD STUBBS
  We provide a very wide marketing service for property sales as well as a thorough knowledge of the area and attractive commission rates. If you're buying, we have an ever-changing portfolio. If you're selling, we offer the very best of hi-tech with the very best of expertise. We SELL property!
  
  
• The best of the best! Our team has been selected from our most sucessful opposition and now works as part of our unbeatable TEAM. We have all the experience.
• W-i-d-e Advertising. Not JUST the Villager and the Property News - but the wider read LEADER series too.
  
• Member Firm of the National Association of Estate Agents
  
• Member of the Obudsman for Estate Agents Scheme.
  
• Member of HomeLink, the NAEA relocation company that works for YOU.
  
• Member of Rightmove - the country's favourite Property Website
  
• Subscibers also to Moveto, Globrix, PropertyLive TimesonLine and several others.
  
• One of the first to receive OFT (Office of Fair Trading) accreditation
  
• Our opinion has been sought by broadcasters such as The Financial World Tonight because we have a reputation for getting it right.
  
• Licenced under the Office of Fair Trading
  
• Our own excellent website at www.richardstubbs.co.uk (you're on it now!)
  
• The most up-to-date hardware, software and systems to cut out the drudgery
  
• Connections with anybody who's anybody in this area of business
  
• Well located office with easy free parking, right outside.
  
• And we're a useful source of information for - amongst others - most of the Building Society Surveyors who regularly check their local values here.

Here's some general advice on moving and choosing...

CHOOSING
Estate Agent
Naturally, in the local area, the best agent for you is likely to be RICHARD STUBBS. That goes without saying. Out of this local area, you'll probably want to know that whoever you choose will get you a sale in the shortest time. This usually means an Independent Agent: someone who is committed to his or her locality and has to live with the results! The National Association of Estate Agents is a good starting point. They can provide you with good Agents in any part of the country; you only have to ask. We can help.

Building Societies v. Banks
Most buyers need a mortgage of some kind and most will obtain this from either a Building Society or a Bank. Each of them carries it's own biased advertising to extremes quoting various incentives. On the other hand, there are other considerations and you should take advice from an independent Mortgage Broker. After all, you'll have the mortgage for quite a while; might as well get one that's right for you! MONEY IS VERY CHEAP AT THE MOMENT, SO EVERYONE WILL WANT TO CHARGE YOU A FEE FOR THE BEST DEALS.

Solicitors
Most of our purchasers are experienced buyers and have family solicitors with whom they are well pleased. Knowing a good solicitor is always a great deal more important than choosing the cheapest one. We know several solicitors with whom we do a great deal of work - and who aren't expensive.

Mortgages
There are several basic types of mortgage. The ordinary repayment mortgage is fairly unfashionable but still merits serious consideration. Fixed rate or Tracker, Low-start or Offset? Compare your proposed mortgage with the repayment loan before you sign on the dotted line. Some of the offers out there are pretty grim!

Surveys
You will be "advised" by your Bank or Building Society that they can organise a Structural Survey or Housebuyers' Report at a discount - but beware! The starting price of many of these surveys is much higher than an Independent Surveyor would charge. Usually you'd be better to pay the Bank or B.S. the standard rate for their standard inspection. Read their short report and then, if there's nothing outrageous disclosed, decide whether to commission a private survey.
If there's something really wrong, why pay for a structural? - just cancel the deal. And if something just needs further investigation you can instruct your independent surveyor to look at that matter in particular. Two heads are better than one. This way you get lower overall costs, a genuine second opinion and less risk of a wasted fee.

THE NUTS AND BOLTS
Chains
Most buyers have something to sell. Most sellers need to buy something. It stands to reason that most sales will therefore entail a "chain" of sales. Sometimes three or four; but if your Agent is good, he or she will investigate the chain and report back early on to give you a prognosis. Most short chains stick together. Many long chains do too. One way to avoid a chain is to buy a new property (which will be more expensive) or a vacant one - if you can find one you like.

WHEN YOU HAVE A BUYER, WHAT HAPPENS NEXT?

The Agent
We will write to the seller, the buyer and both solicitors enclosing a Sales Memorandum with the agreed details of the proposed sale.

Your solicitor will start the legal work and may ask for a deposit towards his fees. He will look at the contract for your chosen home and if you are selling, will draw up an appropriate contract for your buyer. There's quite a lot for him to do as well as just the searches. Searches are made to various places - one of the most important is to the Local Authority to find out what's going on in and around your chosen property.

Property inspection: Your Building Society or Bank will want to send round their valuer for an inspection (or survey). See the earlier item on surveys.

Loan Offer. When the Lender is satisfied that you and the house are acceptable, they will issue a formal Loan Offer. This is the first big milestone in getting the sale through...

Pre-contract enquiries will be raised by your solicitor on your purchase - and by your buyer's solicitors on your house, if you are selling. When you're ready, are they?

Is your vendor ready? When you are ready to sign on the dotted line, you'll need your vendor to be in the same position. This is where your estate agent becomes important again.

Is your buyer ready? We, as your agent, will be checking throughout the transaction to ensure they are.

How do we agree a moving (completion) date? This usually takes a day or two - someone's away next week, someone else can't move on a Tuesday, etc, etc. We'll help on that too.

How much deposit? Just before exchange you'll probably be asked for a deposit. Often 10% of the purchase price. With luck, your solicitor will do a deal with all concerned and this will be reduced to 5% - and you MIGHT be able to use your buyers deposit, too. We can often help here.

Exchange of contracts takes place when everyone is ready - and a moving date has been fixed. We often help with this. Things often seem a little slow for a week or so before exchange - because there's often someone who's trying to catch up with the rest! We will be in touch with everyone during this time.

Removals. You get what you pay for. It always takes a lot longer if you use a friend's van!

Completion Day. You'll get the keys of your new house when your money arrives at the sellers solicitors. Usually about lunch-time. We'll have the keys waiting for you.

Keys. Vendors usually let us have a key before completion so that we can release it when the solicitors have finished their work.

Cleaning. Yes, please. We imagine you'll be pretty pleased if you move into a clean new home - so will your buyer.

Vacant Possession means just that. No unexpected pieces of furniture, old cars or relatives. Tell us if you find anything "extra" when you move in!

Settling in will be the most enjoyable and rewarding part. At RICHARD STUBBS we mostly deal with nice property in nice areas - so you can be pretty sure that you will enjoy your new home to the full.

And Finally Don't forget to tell your friends which agent you bought through - and if you do ever decide to move on, remember that we'll be here, with an ever-improving service - waiting for your next instructions!