4 Tips to Spruce up the Home for a Quick Sale

The seasons are changing, the summer is breaking and the flowers are blooming, I don’t know about you, but I always feel my mood lifts when you start to feel the heat of the sun on your body after a long winter.

Summer is a time for rejuvenation, rebirth and new life. Time for a change can come in all shape and sizes, and summer can be the ideal time to refresh the home and make it great for the rest of the year.

If you have a house to sell, then it’s the ideal time to make the house look great for any prospective buyer, if you have to compete against other houses in the street, then you need to make sure your house is presented at its best.

  1. Colours are critical

When it comes to summery shades for a home, light pastel colours will give the home a warm feel, but still create the illusion of space within a room.

It’s important to make a room feel spacious when inviting viewings to your home. You have to remember, if someone is looking at your house with a chance they buy, and you get a quick house sale, with minimum fuss.

It’s because when they where in your home, they where visualising how it would look if they lived there. The viewers where placing their furniture and hanging their pictures.

Mentally of course, but if you prepare the room correctly, then you will allow any prospective buyers to visualise the house as they would like it. And if that helps to sell your house fast, then it will be worth it.

2.  Keep the house free from clutter

When you show people round. Don’t have the kids bikes in the hallway, and don’t have shoes lying round on the floor, as this could look unsightly and put people off.

Take the time to present your house at its best, another big space to utilise as the spring approaches is the garden, or any outside areas you may have.

If the sun is shining then take your prospective buyers outside to feel the sun, and show them how much they could make use of it for barbecues and parties.


3. Make sure any outside areas are tidy and presentable.

Make use of the blooming summer flowers and place them so they best display how appealing a space the garden is to relax in, summer is the perfect time to inject colour and light into a home.

Tidy Garden

4. Create extra space

A house is not only a home but also an investment for the future. And one of the best ways to add value to a property is to create extra space.

If someone is looking for houses for sale in Crosby, then one of the main motivations for this is to have more room to live in. Everyone has a cupboard that is full to the brim with clutter.

The two best ways of doing this is to either build an extension, or convert a loft space, both will cost you money, but if done well, both will add more space, and more importantly both will add value to the property.

Loft Conversion

And if you need to make a quick house sale then it’s in your best interests to make the effort, and make your home look its best in order to invite a buyer.

If you need any help or advice on how to sell your house quickly, feel free to give James Kristian a call and one of our team will be on hand to help you.

Bootle by the Sea, So Much History

It’s hard to believe that Bootle was once a thriving seaside resort, but its true.

Back in the early 19th Century, Bootle was the place for the wealthier residents of Liverpool to come and splash in the sea, and enjoy the summer sunshine.

The history of Bootle goes back way before the 19th Century though, with Bootle being mentioned in the Domesday book in 1086, known then as ‘Botelai’.

Bootle in the Domesday Book

The original village sat at the junction of Merton Rd and Litherland Rd, which even today is known as Bootle village, and is still one of the most popular places to live, with houses for sale in Bootle being very popular in that area.

In the late 19th century the town started to grow, as the expansion of the docks attracted Irish immigration into the area, with the attraction of work and houses to rent in Bootle.

In 1851 only a few docks came as far north as Bootle, were the docks are now, were residential areas that stretched from Kirkdale up to Seaforth.

But expansion came not without trouble though, as some of the dockside streets became notorious.

The case of the ‘The Teapot Murders’ happened on Lyons Street, where two sailors killed several call girls, that incident was one of multiple murders that happened in the street.

The incidents resulted in the street changing its name to Beresford street shortly after.

By the end of the 19th Century Bootle was a thriving town in the midst of expansion, and the amenities to service the population also began to emerge.

Bootle Baths in Balliol road was built at this time, South Park and Bootle Cricket Club also became fixtures within the community, with the cricket club moving to it current home in 1883.The North Park first appears on a map in 1894, and The Metropole Theatre was situated on Stanley Rd and played host to the biggest music hall stars of the day.

For the residents of Bootle one of the biggest events of the year was the annual May Day carnival, with one lucky lady being crowned May Queen.

Bootle Mayday Queen( Bootle May Day Parade 1903)

Bootle was the target for many German bombs in the wartime area, with the docklands often glowing red at night as the bombs caused major fires to the warehouses during the blitz.

There are many a tale of the bombs that fell on Bootle, with families hiding for shelter in the basements, and in the Anderson shelters built in the back garden.

It has been noted that up to 90% of all houses in Bootle sustained damage during world war two, but just as importantly it was an important naval point with the HMS Starling sailing from Bootle to fight in the Battle of the Atlantic.

Bootle had the dubious distinction of being the most heavily bombed borough in the whole of the UK.

Bootle in the Blitz(Bianca Street Bootle)

Post war Bootle was redeveloped in the 60’s with most of the large offices being built, such as The Giro, and The Triad, with The New Strand shopping Centre being developed in the early 60’s.

This provided the heartbeat of the local Bootle community for shopping and meeting with friends, and still does today.

Bootle New Strand(The New Strand Under Construction)

In the present day the docks are expanding still with the cranes from the new super dock standing firm on the horizon, bringing new trade and bigger ships than ever into the Freeport.

Bootle Super Dock(The Superdock)

Community is important, and Bootle is a community with a long history. James Kristian has been serving Bootle for over 10 years, looking to provide the best properties for the people of Bootle to buy or let.

If we can help you to find houses for sale in Bootle, or homes to rent in Bootle, please don’t hesitate to get in touch, we are more than happy to help you.



How To Sell A Probate Property

Probate Property

Losing a loved one is never easy, and when it comes tied in to a being left a property in someone’s will, then it can make the situation more complicated.

If the property is not going to remain in the family, then on the whole most people want to sell the property quickly; this can be for a number of reasons, but mainly for emotional or financial reasons.

Selling a house in probate is different to selling via a regular sale, so there are guidelines that need to be adhered to make sure the sale goes through.

So Just What Is Probate

Probate is the where the courts have been given permission to deal with the estate of the deceased person.

This can also include all of their assets, and usually includes paying off any debts before the proceeds of any sale can be distributed to beneficiaries.

Do Probate Properties Sell Quickly

The condition of the property at the point of sale is obviously going to be a factor when it comes to selling. Around 1 in 10 properties for sale in the UK market are probate properties, which can be attractive to buyers, as they tend to sell for lower prices for a quick sale.

Areas To Be Cautious Of

When selling a probate property, there are areas you need to check before a sale goes through, namely third party interests in the property, such as amount outstanding on the mortgage, or equity release charges.

Is there anyone else named on the title of the property, this can cause issues if you are the intended benefactor of the property, but if someone else is named in the deeds, then they may be entitled to the property, no matter what the will says.

It’s important to have all of these legal points covered before any intended sale goes through. Make sure you check the deeds to the property and any charges against the mortgage, as this will save you a lot of heartache in the long term, if not approached correctly.

When it comes to clearing the property, be careful what you throw out unwillingly. Before anything goes to the tip, make sure all-important documents are accounted for.

Its not uncommon for property deeds to be thrown out with the rubbish, so you may have to find copies, also in the case of probate, family members or friends can lay claim to property that may be theirs.

As trivial as it sounds, if your recently deceased relative has borrowed the neighbour’s lawnmower, this can become a protracted area of dispute when it comes to ownership of possessions in the property.

Before any items are given away or more so sold make sure an inventory of the property is carried out and all items listed thoroughly, this can then be used as a reference for family members when the time comes to move on.

What Is The Cost Of Selling A Probate Property

The cost of selling a property via probate should not really differ from a regular sale, however there may some additional expenses to consider.

If the property has been vacant for more than 30 days then you will need ‘vacant property insurance’ to cover any potential damages while the property is empty.

There may be an expense for clearing the property, and it is to be empty during the winter months, there may be some maintenance costs to make sure the property doesn’t incur any damp or burst pipes.

What Documents Do I Need For Probate

For a sale to be completed documents that would be required are.

  • Copy of the probate or letters of administration
  • Original Will
  • Death Certificate
  • NI number
  • Property deeds
  • Mortgage information
  • Bank Statements

You are under no obligation to use the same solicitor for probate, for the sale of your property.

Find the Right Estate Agent

Once all of the legalities are in place then its time to put the house on the market. For the purposes of Probate the property’s value is based upon the open market value of the property, in a sale by a willing seller to a willing buyer.

This will be guided by previous valuations on the property to evaluate an average price for sale.

At James Kristian we have the experience to help sell your probate property quickly, we understand the sensitivities that come along with probate sales.

Our team is on hand to advise you all the way to point of sale, we can help appoint you the best solicitor for the sale, and make sure the property is in the best condition to appeal to the market.

Our estate agents in Waterloo are happy to advise you on all points needed to ensure the sale completes quickly with minimum stress or fuss to you and your family.

We have dealt with many probate sales over the years, and have the experience to help you today.

If you would like some advice on the best way to move forward then please don’t hesitate to contact us in our Waterloo offices.

Feel free to drop in at anytime or give us a call on 0151 928 8822.

And one of our friendly staff will be on hand to help you through what can be a difficult time, to make sure you achieve the sale you require quickly.

Whats On In Waterloo – A Guide.

Spring is around the corner, and even though there’s still a chill in the air, it won’t be long now before the warmer weather starts breaking through.

One of the best places to enjoy the nicer weather and find some time to enjoy a stroll is Waterloo.

Poised on the edge of the sea, Waterloo is one of the best areas locally for greenery, space and local amenities.

The area is known for its Georgian, Edwardian and Victorian Villas, which stretch out facing the sea and overlooking the marina gardens.

On a sunny afternoon you can take a leisurely stroll around the lake, up to the seafront, and onto the beach.

The Marina has an excellent bar and bistro, housed in the Crosby Lakeside Adventure Centre, which overlooks the lake, where you can enjoy a nice meal and a drink as you watch the activities.

Marina Lake, Waterloo

Ranging from the local triathlon club swim training, to the windsurfers gliding over the top of the waves, and the local sailors enjoying the lake.

It’s only a short walk to the beach front, which houses the world famous “Another Place” the permanent art installation from Anthony Gormley, which spans the beach from Waterloo up to Blundellsands.

The installation itself comprises of 100 cast iron figures that look hauntingly out to see in silent expectation.

Another Place, Anthony Gormley

Gormley wanted to harness the ebb and flow of the tide, exploring mans relationship with nature.

And for an attraction to have in the local area its been a fantastic addition to waterloo and Crosby.

Aside from the natural beauty of Waterloo, we also have our local slice of culture that comes via the Plaza Cinema.

The Plaza opened originally in 1939, and before the advent of cinema it was a live entertainment venue, where some of the countries biggest entertainers would perform.

It was converted in 1976 to the three screen cinema we have today, The Plaza is now run by a community charity, which saved the cinema from closure and redevelopment.

The Plaza continues to show the latest movies to the local Waterloo community, at a much cheaper price than the big multi screen franchises.

Plaza Cinema Waterloo

Just around the corner from the Plaza is South Road, which over the last 10 years has become one of the best places in Liverpool for restaurants, bars and live music venues.

South Road runs from Cremona Corner down to the Marina lake, and the range of restaurants cover the whole of the road, but also covers the globe when it comes to eating choices.

You can choose from Indian, Nepalise, Greek, Turkish, Chinese, Italian, Mexican and a good old burger in Wetherspoons if you fancy it.

South Road has become a bit of a mecca for foodies, and Saturday evenings are the busiest as you see lots of people moving in and out of the restaurants and bars.

There are some great live music venues such as The Old Bank, and Stamps Too. Where you can see the local talent performing for the crowds.

But if it’s a more sedate kind of activity you’re looking for, then there’s the Waterloo Farmers and Artisans market, which is an indoor market with stalls selling a variety of produce from farms and other traders located in Lancashire, Cheshire, Cumbria, Wales and elsewhere.

The market is situated in Old Christ Church in Waterloo, which also houses the Waterloo Flea Market.

An all indoor market with up to 80 stalls selling a variety of products in a magnificent Grade II listed building.

Christ Church Waterloo

So if you are looking for something to do in Waterloo you are spoiled for choice. Stay local for a great time, or if you need to get away for a weekend break, try a Lake District Hotels as an alternate before you come back to Waterloo.

No wonder the area is a popular place for people to live, with great schools and transport links, the main bus routes and train station are situated in in the middle of South Road.

Which makes commuting to the city centre easy and quick.

If Waterloo is somewhere you have been thinking about moving to, then there are plenty of positives to help inform your decision.

Why not let James Kristian help you find the right place, we are local estate agents in Waterloo.

Estate Agents Waterloo

If you are looking for houses to rent in Waterloo, or houses for sale in Waterloo, then we have the experience and local knowledge to help you find just the right place.

We are situated on Cremona Corner at the junction of South Road and Crosby Road.

If you are visiting Waterloo, then why not call in and see how we can help you find the right place to live.

If its evening strolls along the beach among the ironmen, or drinks, restaurants and entertainment, Waterloo has it all.

Summer is on the way so why not plan to make the most of it, and enjoy all that Waterloo has to offer.



10 Years of James Kristian

As the New Year arrives, 2018 takes on a bit of extra significance for James Kristian, as it means this year we celebrate our 10 year anniversary in property sales & lettings.

James Kristian started back in 2008, and in the 10 years that’s passed we are proud to say we have worked hard to help all of our clients, find a great place to rent, buy a house, or sell a property quickly.

Our values haven’t changed in a decade, from day one we set out to be friendly and professional, with our client’s best interests at the forefront of everything we do as a business.

In that time our knowledge of the local markets and the experience we have gained,helps us to understand your unique needs, and tailor an individual approach so you achieve your aim quickly.

Whether that’s buying, selling or letting, all for the best price quickly.

We have recently moved to our new home on Cremona Corner on South Road, Waterloo, which is a great location.

In line with the growth of the business, our new office gives us further potential to offer great properties for our clients.

Initially lettings was the main core of the business, and from our start in the Knowsley road office in Bootle, we have built steadily on the foundations of customer care.

We have always worked around our clients needs, if its late night or weekend viewings, then we are more than happy to accommodate this, to make sure you find the best place to live.

Over the years the James Kristian team has grown with the business, and this has allowed us to expand the services we can offer you within property.

The other side of lettings aside from finding you a home to suit your needs, is helping landlords to let out their properties to the right tenant.

So we now have great systems in place to offer full property management services for landlords.

As a landlord you want to know your house is in safe hands, with the experience James Kristian has built in letting out properties for the last 10 years, you can be assured we take the greatest care to only let your property after being thoroughly checked and referenced.

We want to make sure you get your properties rented out quickly to maximise your rental income.

We can also offer a property refresh service for in between tenancies, to make sure any property is brought back onto the market quickly, and to a high standard of décor.

We understand your property is an asset, and take great care to look after it.

Adhering to the highest standards has been the cornerstone of offering our services to you, and helping us to grow over the last decade.

The other aspect of our business is property sales, we want to make sure you sell your house quickly, whilst achieving you the best price.

The decision to sell a house is not one that’s taken lightly, and the team here at James Kristian understand that.

That’s why our property sales side of the business has grown, because clients have come to trust the way we work for you.

Our team are on hand to take the stress away for you and find a buyer for your home.

We strive to stay ahead of the curve when it comes to marketing your property, using professional photos of your house, as well as marketing online across Right Move and Zoopla.

We also use social media to promote and sell for you quickly.

Equally if you are looking to buy a home, we have an excellent range for you to browse online, our local market knowledge is second to none, and we can find you the right house for your budget.

In no time at all.

At James Kristian we have always taken a family run approach to growing the business, and communication has always been at the heart of that.

We believe in building relationships, and this is reflected in some of the long standing partnerships we’ve built over the years.

From landlords, tenants, sellers, buyers & contractors, the longevity of the business, is totally dependent on the relationships we have built with our core clients.

So now its time to look forward to the next 10 years and beyond, you can be assured we’ll continue to treat every day like it was the first, and continue to improve what we do as a business.

And keep providing you the customer with the best customer service available.

So come and call in for a chat and a coffee at any time, we are just on the corner of South Road and Crosby Road.

We look forward to seeing you.



Local Estate Agents v Online – Price is Not The Only Factor

When it comes to selling your home, there are costs involved in the sales process that are unavoidable.

Aside from solicitor’s fees, there are the fees you pay to your estate agent to sell your house.

In recent years there has been an increase in online estate agents who’s main selling point is reduced fees, in comparison to high street estate agents.

But like most things in life, just because you pay a cheaper price, does it mean you get the same level of service.

There is no comparison for local knowledge, and this is where local estate agents such as James Kristian have the advantage over online sales portals.

A recent study carried out by getagent.co.uk, a comparison website for estate agents, analysed homes listed by the top four online agencies over a period of 12 months.

On average homeowners who listed properties online completed on only 53% of their listings.

By comparison the Home Owners Alliance consumer group states that, traditional high street estate agents complete on more that 84% of their listings.

This indicates two things, firstly that sellers may think they are going to get a sale for a lower fee by going online, but when the sale fails to materialise they switch to a local high street agent to complete the sale.

Secondly, they end up paying two sets of fees to secure the sale, as online agents charge their fee up front, which are more often than not non refundable.

Additionally, online estate agents basic costs rarely include services that are included as standard from high street estate agents.

Indeed this has led the Governments National Trading Standards team, who are the body in charge of policing the estate agency industry to issue the below warning.

‘We’ve seen many examples of online agents making unsubstantiated claims about fees when compared to traditional or high street agents.

‘It’s wrong to make general claims about savings when the headline price does not include facilities such as a sales board, floor plans, photographs, accompanied viewings or other facilities normally included with traditional firms,’ says National Trading Standards spokesman James Munro.

So while it may seem cheaper to use an online agent initially, it can actually cost you double the fees, once you switch to a local estate agent to complete the sale.

The high street agent gives you the personal touch.

Another common factor of using online agents is you end up speaking to a different person each time you call for an update on your property.

Essentially you are calling a national call centre.

The Home Owners Alliance notes that it’s not uncommon for vendors to have to wait on hold for lengthy periods of time, before being able to speak to someone about their query.

With a traditional agent there are no hidden costs, however with an online agent you may have to pay additional fees for items such as floor plans and professional photographs, and after sales support.

Hidden costs mount up and will end up costing you more that you bargained for.

When it comes to viewings if you list for sale online, then you will be responsible for scheduling and carrying out viewings with potential vendors.

So you will need to be comfortable with this process as well as having to act as your own salesperson.

This could include having to create your own sales adverts, as well as managing and responding to buyer enquiries, arranging and conducting viewings, and carrying out negotiations to secure the offer you want for your property.

These tasks are all done as standard by a traditional estate agent, who are trained and experienced in carrying out viewings, with sales experience to secure you the best price.

Additionally after sales support is crucial to completing on a property, online estate agents can’t call a buyers solicitor to push along a sale.

This can only be carried out by a property professional, which can slow the sales process down considerably.

So selling online loses the benefit of the middleman service you get with a local high street agent, this can add stress and time to the process.

Another crucial factor that sets out the high street agent from the online one is local knowledge.

There is no substitute for knowing the local area when it comes to answering queries, which a good local estate agent should pride itself on.

Additionally when it come to setting a valuation for a property, high street agents are aware of local market trends and pricing levels for the area, which is something that online agents may not be able to match.

Plus you only pay when your property sells, paying a cheaper fee up front to an online agent may be tempting, but this more often than not turns out to be a false economy.

It only turns out to be cheaper if the property actually sells; otherwise you have paid a substantial fee up front for a very expensive listing.

Experienced local estate agents such as James Kristian achieve the best possible price for our customers without up front costs, or risk.

Providing high quality personalised service for you on both value and saleability, to achieve you the best price from the sale, with minimum fuss to you.

So if you’re looking to sell a property, and you want the sale to be carried out by an experienced sales team, who understand the importance of good communication, then don’t hesitate to contact us.

James Kristian has over 20 years experience in selling properties for the best price.

Understanding your unique needs to sell your property quickly.



Looking for a Property Portfolio Building Service in Liverpool?

Why invest in Property?

The property investment business can be a financially rewarding and exciting business. It can produce a consistent income which should be able to support you once you have retired. Historically, property has doubled in value every seven years so no wonder it is seen as the best way to provide for long term financial security.

We are seeing a shortage of housing in the UK!

Some facts we have uncovered :

  • The UK has a serious shortage of housing caused by a number of social & demographic factors.
  • Unlike other European countries, our population is expanding significantly and current figures see our current population at 65,464,119, this is a rise of nearly
  • 7 million in the last 20 years.
  • The number of people living (or utilising) a single bedroom dwelling is increasing.
  • Demand for property is increasing therefore driving up the property prices in the long term.
  • According to the Office of National Statistics there will be an average annual shortage of over 125,000 properties each year for the next decade.

How can James Kristian Sales & Lettings help you to financial security?

  1. We are on panel with the majority of major asset management companies meaning we have access to many properties if you are looking for properties in Liverpool.
  2. We can source high yielding properties in the Liverpool and surrounding areas with strong rental demand.
  3. Looking for a reliable builder, we can assist through our sister company, www.refurbexperts.co.uk, they are landlord refurbishment company – if you looking for a reliable builder in Liverpool!
  4. Our Lettings team are on hand to manage your investment. We can offer a fully managed service in order to maximise your investment. This will ensure minimum voids in order to generate a regular income from your rental properties.
  5. We are members of National Approved Lettings Scheme (NALS), which means we offer client money protection. Your rental income is always protected by our insurers.

Easy steps in order to explore your options:

  • Call our team on 0151 933 2313 and ask to speak with Anna, alternatively email anna@james-kristian.co.uk
  • Discuss your ideas and goals and let us identify some options to start / add to your property portfolio
  • We will arrange viewings for properties we consider suitable for the buy to let market.
  • Should the property require building work, we can have our sister company compile a list of required works along with a quotation & schedule.
  • We can deal with all aspects of your purchase, including solicitors, mortgage advice, surveyors etc
  • Once the purchase is complete we will ensure there are no delays in getting the property tenanted. We understand minimising voids are important to aid cash flow!

We consider building a property portfolio is a healthy alternative to a pension so don’t hesitate to give our team a call. For our Portfolio Building Service, please call us today on 0151 933 2313.

James Kristian Blog Post

James Kristian is a leading estate and letting agency with over 20 years of experience helping people purchase, sell, and let properties across the Liverpool area. The James Kristian approach puts you as the customer first, providing excellence in service by attending to your unique needs.

We adhere to the highest industry standards, including NALS and The Property Ombudsman and take a family-run approach. Benefit from our in-depth local knowledge, whether you want to let, buy, rent, or sell a property.

Our dedicated team guides you through the entire process, from the first step to the final one, and is always happy to answer your questions. That is the James Kristian commitment to customer service.

Using industry leading technology, innovative marketing strategies, and social media, James Kristian takes a proactive approach to finding, selling, or letting your property. You are in trustworthy hands with our reputable, reliable agents.