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Old 08.10.2011, 21:15
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Re: Getting a house ready for sale, what is expected?

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Thanks Meloncollie - although didn't mean to expose you on the kitchen remodelling front!

Yes - one of the things the agents wanted was our permission to approach all our neighbours to ask them if they knew of anyone who wanted to buy. At which point I got rather angry because doing that and listing it on Homegate is hardly worth what will be almost a 25,000 Chf fee, is it now?
When I was looking to buy, agents were USELESS. If you want to sell & get the best price you need 2 people who want to buy. To find 2 people you should advertise the house slightly below everything else, which has been sitting for 2 or 3 years!
Once you have 2 or more interested parties you will find out what the value really is, which may be above or below what else is on offer.
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Old 08.10.2011, 22:41
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Re: Getting a house ready for sale, what is expected?

well I am an agent and now after 6 months I will be calling it quits very soon.

It is impossible to work with people these days (both buyers and sellers) if you are not Swiss. at the slightest note of an accent you loose the contract. I must admit that having an agent makes things much much easier and the 3 % is because we work commission only....the Swiss housing market is a complete and utter joke in regards to prices and almost completely dependent on luck, meaning that the right person has to walk by the house by chance after it has been for sale 2 or so years.

Then we havent event talked about all the rules and regulations which are nearly incomprehensible if you are not a native speaker. and then there is of course the Euro dangling on a very small string (foreign buyers)

Anyways good luck with the sale
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  #23  
Old 08.10.2011, 22:45
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Re: Getting a house ready for sale, what is expected?

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well I am an agent and now after 6 months I will be calling it quits very soon.

It is impossible to work with people these days (both buyers and sellers) if you are not Swiss. at the slightest note of an accent you loose the contract. I must admit that having an agent makes things much much easier and the 3 % is because we work commission only....the Swiss housing market is a complete and utter joke in regards to prices and almost completely dependent on luck, meaning that the right person has to walk by the house by chance after it has been for sale 2 or so years.

Then we havent event talked about all the rules and regulations which are nearly incomprehensible if you are not a native speaker. and then there is of course the Euro dangling on a very small string (foreign buyers)

Anyways good luck with the sale
Perhaps it's because you drive a Diesel, the Swiss don't like old smokers!
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Old 08.10.2011, 22:51
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Re: Getting a house ready for sale, what is expected?

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Perhaps it's because you drive a Diesel, the Swiss don't like old smokers!

thats another thing I dont understand but anyways
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Old 08.10.2011, 22:53
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Re: Getting a house ready for sale, what is expected?

Thanks for your input Anthony.

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It is impossible to work with people these days (both buyers and sellers) if you are not Swiss. at the slightest note of an accent you loose the contract.
Eeek .. so they may ring me up having seen the advert but when they hear me speak ...

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....the Swiss housing market is a complete and utter joke in regards to prices and almost completely dependent on luck, meaning that the right person has to walk by the house by chance after it has been for sale 2 or so years.
You have confirmed what I have already gathered from studying the market and seeing the valuation tool used by the agents who have visited so far. There are 3 houses up for sale in our village - all within 30 000 Chf of each other and yet radically different in style, condition, age, position in village, outlook and even size. But according to the valuation tool used, only size would have an impact on their valuations.
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Old 08.10.2011, 22:57
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Re: Getting a house ready for sale, what is expected?

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Thanks for your input Anthony.



Eeek .. so they may ring me up having seen the advert but when they hear me speak ...



You have confirmed what I have already gathered from studying the market and seeing the valuation tool used by the agents who have visited so far. There are 3 houses up for sale in our village - all within 30 000 Chf of each other and yet radically different in style, condition, age, position in village, outlook and even size. But according to the valuation tool used, only size would have an impact on their valuations.

it is a computer system used and is based solely on the agents opinion (state which it is in etc etc) in several points, based on average sale prices in the area on other points. so you can get a hit or miss of +-50k

the CH real estate market is a tough one I must admit and I have been advised by several people to get out as it will likely collapse in the next few years
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Old 09.10.2011, 00:08
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Re: Getting a house ready for sale, what is expected?

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it is a computer system used and is based solely on the agents opinion (state which it is in etc etc) in several points, based on average sale prices in the area on other points. so you can get a hit or miss of +-50k

the CH real estate market is a tough one I must admit and I have been advised by several people to get out as it will likely collapse in the next few years
As sale prices are not published, how do they know?

The valuations I saw were based on land value then building at cost less depreciation. Thats's an insurance valuation for the building IMHO, nothing to do with what a willing buyer will pay.
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Old 09.10.2011, 00:12
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Re: Getting a house ready for sale, what is expected?

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the CH real estate market is a tough one I must admit and I have been advised by several people to get out as it will likely collapse in the next few years
Ah, yet more predictions of the immanent collapse of something Swiss.

Yes, the Swiss property market may possibly collapse at some point in the future, but it will only be after most other markets world-wide have collapsed first...
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Old 09.10.2011, 00:14
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Re: Getting a house ready for sale, what is expected?

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Yes, the Swiss property market may possibly collapse at some point in the future, but it will only be after most other markets world-wide have collapsed first...
That will make people with large CHF mortgages sleep better tonight
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Old 09.10.2011, 00:23
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Re: Getting a house ready for sale, what is expected?

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Ah, yet more predictions of the immanent collapse of something Swiss.

Yes, the Swiss property market may possibly collapse at some point in the future, but it will only be after most other markets world-wide have collapsed first...

which is exactly that what is happening no? It is only a matter of time imho
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  #31  
Old 09.10.2011, 00:24
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Re: Getting a house ready for sale, what is expected?

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As sale prices are not published, how do they know?

The valuations I saw were based on land value then building at cost less depreciation. Thats's an insurance valuation for the building IMHO, nothing to do with what a willing buyer will pay.

listing prices, averages of what they sold.etc etc also you would be suprices how much collaboration there is between agencies...And all agencies use the same programme , if im not mistaken it is simply one large database from where they get the numbers. Banks use a VERY similar system
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Old 09.10.2011, 00:30
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Re: Getting a house ready for sale, what is expected?

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which is exactly that what is happening no? It is only a matter of time imho
Yes, but if Switzerland's property market collapses after all other markets (stocks, shares, currencies, pensions, banks etc etc.) we will hardly care, will we??
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Old 09.10.2011, 02:48
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Re: Getting a house ready for sale, what is expected?

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Yes, but if Switzerland's property market collapses after all other markets (stocks, shares, currencies, pensions, banks etc etc.) we will hardly care, will we??
In Ch you may well be asked for additional security if the value falls, you can't walk away from the property to get out of the loan. Bankrupsy does not exist in the same way as the UK & USA. Having a 65% mortgage could become a real liability.
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Old 09.10.2011, 02:50
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Re: Getting a house ready for sale, what is expected?

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listing prices, averages of what they sold.etc etc also you would be suprices how much collaboration there is between agencies...And all agencies use the same programme , if im not mistaken it is simply one large database from where they get the numbers. Banks use a VERY similar system
I am not sure I trust 'colaboration', if a property listed at 3,000,000 sell for 1,800,000, I really would not trust that the correct price gets passed on. Too many conflicts of interest IMHO.
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  #35  
Old 09.10.2011, 11:15
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Re: Getting a house ready for sale, what is expected?

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Hi. I'm hoping to revive this thread as we are currently thinking of putting our house on the market and are wondering exactly how to go about it.

All other houses I have sold (3) were in the UK, where we used an agent and got quick sales, paying the agents 1.5%.

We have had 3 agents round this house and all of them seemed to know less about house selling than I did (which is worrisome). Then they ask for 3% commission. I actually think I would pay that much if I thought they would do a good job, but that seems doubtful.

I would like to try to advertise the house myself at first .. at least for a few months. But if we did this, and then subsequently decided to get in an agent, I guess we could not increase the price to take account of the agent's fee ... and still get a sale.

Also I have to bear in mind that this is not exactly a Zurich/Geneva property hotspot (oh how I wish we could be in AbFab's shoes!). Has anybody else had experience of selling a house themselves, particularly in this area (Baselland)? Any experiences to share? (apart from providing lots of nice and varied photos .. unlike most sellers on Homegate etc)?
stick it on homegate. for 130 chfs or so, it would be stupid not to.
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Old 27.11.2012, 22:12
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Re: Getting a house ready for sale, what is expected?

Sorry for opening an old thread.
Put my home on homegate today and already got a reply from a Swiss guy in the same Kanton.
However, he wants me to send him more documents - bitte schicken sie mir die unterlagen zu! he says in the mail.

I presume that this is a Swiss way of buying - how much did you pay, what did you do to the house in the last 8 years etc. (none of their business is my way of thinking)

In the UK it is more a matter of look and if you like it make an offer (subject to a check by a Surveyor).

Does anyone (I.E- ABFAB) know which "unterlagens" might be required?
I don't fancy scanning all the bills and docs until he has at least had a look at the place. Also, I am slightly worried about phfishing etc.
Any advice?
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Old 27.11.2012, 22:25
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Re: Getting a house ready for sale, what is expected?

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Sorry for opening an old thread.
Put my home on homegate today and already got a reply from a Swiss guy in the same Kanton.
However, he wants me to send him more documents - bitte schicken sie mir die unterlagen zu! he says in the mail.

I presume that this is a Swiss way of buying - how much did you pay, what did you do to the house in the last 8 years etc. (none of their business is my way of thinking)

In the UK it is more a matter of look and if you like it make an offer (subject to a check by a Surveyor).

Does anyone (I.E- ABFAB) know which "unterlagens" might be required?
I don't fancy scanning all the bills and docs until he has at least had a look at the place. Also, I am slightly worried about phfishing etc.
Any advice?
Well for starters, it doesn't mean what you paid for the house. It does mean information such as:
grundriss /schnitt (floor plans)
katasterplan (lot plan)
grundbuchauszug
AGV (insurance) valuation
appraisal (HEV or other) if you have one
Pictures - exterior, interior not everyone is comfortable sending these to a stranger
house features, i.e. heating system and improvements, especially if you have an older home
running costs - you don't send bills but some people like to have an idea of the heating costs per year. Consumption varies by lifestyle, but a potential buyer wants some indication.
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Old 27.11.2012, 22:30
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Re: Getting a house ready for sale, what is expected?

more documents like floor plan, baurecht etc are needed for the buyer to approach any bank for tentative mortgage eligibility/ Property valuation done by the bank.
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Old 27.11.2012, 22:36
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Re: Getting a house ready for sale, what is expected?

Thanks very much - I think I need to do a lot of rummaging tomorrow.

Was avoiding the HEV valuation, just based the price on how much an identical house next door went for last year.

I still think that a visit is a better starting point - I will however try a tentative selection of technical documents based on your advice above (and what I can find) - thanks again Mrs Doolittle.

By the way - I agree with your Oil costs remark - I keep my home quite cold, a Swiss person would probably pay double my fuel bills.

Last edited by jbrady; 27.11.2012 at 22:37. Reason: Spelling
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Old 27.11.2012, 22:52
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Re: Getting a house ready for sale, what is expected?

We bought our house because we saw a big sign outside "Zu verkaufen" and the owners telephone number. Phoned him, made an appointment to view, liked it, put in an offer, after a while of him trying to get better offers, we got it.

Just a Notary for the transfer, shared 50/50.

I see these "Zu verkaufen" signs up on some houses - owner sellers.
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