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Published: 04 January 2026

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Dreaming of a move, perhaps you’re looking for a larger family home, downsizing or perhaps looking for something a little different ?

Selling your home is a huge and emotional decision, it can be daunting. Understanding the process of selling will really help ease any stress. In this guide, we outline the steps you’ll need to go through, helping you to prepare for each stage, and potentailly speeding up the process.

Find out the estimated value of your home

One of the first things you can do is get an online estimated value of your property. Enter your postcode into our Instant Valuation here. to gain an approximation.  Our online valuation tool is based on powerful market data, although values do vary depending on the style of house, and variety of properties in your road.

Much better - Arrange a physical property valuation  

An in-person valuation allows Acres to see your property and to get a feel for the space, presentation, improvements made helping us to understand its features so as to highlight them to potential buyers, when ready. Nothing beats having Acres come to your home to have a comprehensive  look around thus giving an accurate property valuation.

Check your mortgage documents

You’ll also want to know how much you can borrow with a mortgage. Contact your current lender, if needed,  to check  your options with your current mortgage, as well as any potential redemption fees. You may be charged a fee if you’re ending your current mortgage early, so need to factor that into your budget. If you have a ‘portable’ mortgage product, you may be able to transfer your current mortgage to a new property, and top it up. It is always worth taking independent whole of market advice, here at Acres we are delighted to be able this service for you, please ask for details or click here to use our extensive mortgage, fees, stamp duty and other calculators

Choose the right estate agent

Choose an agent you feel you can trust to guide you through this process. Hopefully this will be Acres, we would be thrilled act for you.

Don’t choose an agent on fees alone. This is the sale of your biggest asset and you need to have an agent you feel confident in, has a proven sales record in your road / area and have you a rapport with. Their approach, market strength, depth of knowledge market exposure and methods should be just as important.  Acres will of course provide a proactive sales strategy, realistic asking price, and extensive, high calibre marketing. Please contact your local office to arrange a No obligation, Free Valuation  

Prepare your home

Getting your home ready for viewings is one of the most important things you can do, helping to create a sense of space and a blank canvas to help your buyer imagine themselves living there. The better your home looks, the more appealing it will be. First impressions count, it is amazing how many purchasing decisions are made within the first minute or two of a viewing commencing. Location is key, schooling, transport, and the general feel of the area.

Decluttering inside is hugely effective, so make sure it’s looking great for both the photos, and if possible viewings. Many buyers work from home, so it could be worth setting up an office or children’s play room, if space allows. Light, airy and spacious is the look buyers are after, And gardens are a big draw so a good tidy up and you’ll be onto a winner. 

Decide when to put your home on the market

Springtime is the best time for marketing your home. Between late January and June, the housing market bursts into action as buyers start looking for somewhere new.

The next best time is autumn, between September and October, as people hope to get settled into a new place in time before Christmas, and ready for the ever important school pacemnet offers in the new year.

The quietest times of the year for the housing market are in the summer, from July to August, when people are on holiday, or before Christmas, from November to December.

Set the right asking price

Once you’ve ready to market you need to decide the asking price. We will of course advise, and guide however if you feel it right to perhaps try a little higher to give some “ wiggle “ room, we will happy to try this for you perhaps for the first few weeks to test the market.

Nigel Deekes partner of Acres comments “ there is a fine line between a price that will generate interest, and one that won’t. “It’s all about footfall. Price your property too high and you won’t generate the necessary viewings. Reducing later on may send the wrong message to buyers  “

Energy Performance Certificate (EPC)

You legally need an Energy Performance Certificate (EPC). Your EPC provides information about your property’s energy use. If you don’t have a current certificate, for a small charge we can provide this for you.

How long will it take to sell my property and move ?

Once you’re on the market, the first few weeks are the most crucial time for your home to go under offer.

‘That first four to six weeks of marketing a property is so important,  says Chris Harvey manager of Acres Four Oaks ‘Your property is fresh on the market and it’s the best time to capture the maximum interest.’ Featured property listing on Rightmove, provided by Acres for all New Instruction means your property will top of the listing page for the first 7 day, BOOM ! Statistics show this can treble response compared to a “ normal “ listing.   

The whole process of selling a home, from the moment it’s first listed to the moment you hand over the keys to your buyer takes around 26 weeks on average.

However, selling a home is dependent on many factors and the process can be quicker, or of course take longer.

Find a solicitor

Getting a solicitor to act for you is as important as picking your agent. Once you have accepted an offer, they will administer the sale, and onwards purchase. Acres are able to offer referrals to excellent local solicitors at competitive fees, on a No Sale No Fee basis.

It’s never too early in the process to instruct your solicitor. You can ask them to prepare the contract, and if there is a managing agent, make sure they have the Seller’s Leasehold Information Pack ready, so everything is in place when you find a buyer.  Your solicitor is going to need some information from you – everything from title deeds and building control certificates for any work you’ve had done, to leasehold documents and boiler service history, so it’s a good idea to start digging them out. You will also be asked fill out forms about the property and what you're planning to include from it in the sale.

Offers received

It's an amazing feeling when the offers start coming in. So how do you know which one to accept ? We will advise if the offer is good, and take your instruction on and negotiate as needed with your buyers. We will check the chain, finance of the buyers, and seek to find how quickly the buyer is likely to be able to complete the purchase, particularly if you're in a hurry to sell.

Remember, you don’t have to accept the first offer you receive. If you receive more than one offer, we will seek the best buyer, at the best price and in the best position for you to help you make an informed decision.

Accepting an offer

When you get an offer, it doesn’t mean that the sale is finalised. Acres expert contract “ chasers “ will liase with you, both yours, and your buyers solicitors, surveyors and other parties to keep your sale on track. Be as flexible as you can about timings, and as efficient as you can about producing any requested paperwork. If needed we will arrange further reports and advice on the contacts of any of these. Once the joy of going under offer subsides, you may find yourself in the dreaded property chain.

This is the part when the surveys start happening and the solicitors get busy with all of the relevant searches they need to conduct on your property.

This phase can take anything between 8 to 18 weeks, depending on the complexity of the chain and the properties involved.

Delays in the conveyancing process are one of the biggest hold-ups in the buying-and-selling-a-home experience. 

Exchanging contracts

Once all parties are agreed there will be ‘Exchange of Contracts’, meaning that both parties are legally bound to the sale. Exchange of Contracts is the last stage of the legal process after which you cannot pull out (without losing your deposit and any legal costs you may have incurred).

At the point of contracts being exchanged, usually a 10% deposit from your buyer will be paid into your solicitor's account. The date agreed for completion is then fixed in the contract.

Between exchange and completion, you’ll be sent a statement showing the costs, the solicitor’s charges and the mortgage monies that are being repaid. If you are making an onward purchase at the same time, you may need to send a balancing payment.

Preparing to move out

The move will take a lot of preparation, and one of the advantages of having time between exchange and completion is that you can finalise your moving arrangements. This means you can do things like cancelling your home insurance in time for the move, and make sure you’ve read your meters. Sometimes there can be a very short time ( even the same day ) between exchange of contracts and completion ( moving day ) and so early preparation if this were the case will be needed

Completion and moving day

On completion day, the money for the sale of your home will be transferred from the buyer’s solicitor to your solicitor. You’ll need to remove all of your possessions from the property, apart from any items you’ve agreed to sell to your buyer, as they will be eagerly collecting the keys from Acres, or yourself dependant on the arrangements already made.

Once the cash has landed with your solicitor (it's usually done by CHAPS which can take a couple of hours), they’ll telephone you to confirm the completion and authorise key release.

Tax when selling property

If you’re selling a property that’s been your main home since you bought it, you shouldn’t  have to pay capital gains tax.

However, if you’ve previously rented out the property, capital gains tax may apply and will be calculated based on the amount of time it wasn’t your main home.

If you’re selling so you can buy a new home, you’ll also need to factor in stamp duty calculator here

What are the costs of moving home ?

Acres fees will vary dependant your properties value, and sometimes other factors, however rest assured they will always be highly competitive, and comprehensive, on a No Sale No Fee basis, in other words you only pay us a fee when you move ! That shows our confidence in being able to find a buyer for you.

• Next up it will be your conveyancing / solicitors
• Then your removal costs
• Mortgaging fees
• The costs for any other expenses, such as the EPC or survey
• Stamp duty – Use Acres calculator here
• This of course is not a full list as there may be other costs for your particular sale but these are the main costs

Are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                  0121 321 2101

Walmley                                 0121 313 2888

Great Barr                             0121 358 6222

Lettings                                  0121 312 4997

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 33 years.

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Published: 26 December 2025

Hits: 1253

Why January great time to market

As this is our first post of the year, may we start off by wishing you all the very best for 2025. Following a much better year than expected, the general election, a reduction in interest rates, and better optimism things are geared up to be interesting, to say the least, but one thing is  certain throughout 2025, Acres are here for you.

We all spend a lot of time at home over Christmas, often your home can seem perhaps a little small with many visitors, or indeed too large now the family have their own homes perhaps ? So, for many of us it’s only natural to start thinking about the future. Some take the opportunity in the January “ sales “ to embark upon that long-awaited new kitchen, or bathroom, while lots decide it’s time to look for a new home. In fact, many of families locally will place their home on  the market in January, with many many more buyers also joining them.

If you’re looking to make a move, it’s a great opportunity to achieve a timely sale with such an influx of newly energised buyers. 

The early bird catches the worm

Perhaps unsurprisingly, the Christmas – New Year holidays are busiest days for people looking at homes on portals like Rightmove and OnTheMarket. Fed up with a dear family member  banging on about the election result or perhaps that new year diet, people start dreaming of what the new year could bring, and buying a new home is high up on the agenda.

This trend continues throughout January, with buyer enquiries and sales normally more than doubling. For those looking to sell, getting on the market as early as possible in January is vital to capture this spike in interest. Remember most sellers don’t know this and so look to market in February or even March, basic supply and demand, lots of buyers not as many sellers, a quicker sale generally, and perhaps even a better price….. Also, of course if you’re looking to buy on, once sold in a few weeks, your perfectly placed for the aforementioned influx of sellers.

Earlier on we touched on the idea that buyers are eager to get out and about, touring and looking at different properties as the weather warms and summer knocks. But how sure can you be that all of those viewers are serious buyers? The simple fact is that house hunting and touring different neighbourhoods is a lot more fun in the warmer spring and summer months, and so the chances of getting time wasters in your home is much higher. 

Marketing your property in January is a sure fire way of ensuring that those who do book viewings are serious – after all, with the sofa calling and the weather outside often cold and fairly miserable, why would someone book to view a property if they weren’t serious? 

While not all of these buyers will be interested in your home specifically, you can rest assured that those who do book a viewing are at least serious buyers who are looking to move in the near future. 

If you’re ready to sell, choose your estate agent wisely and make sure they understand the market, as clearly Acres do, and are fired up to get you on sale,  and sold as soon as possible. click here to book your free valuation.  

Tips to get a quick sale

 Now that you’ve got an idea of the benefits of selling your property or home in January, how can you place yourself in the best possible position to gain a quick sale?

• Make your home welcoming for potential buyers, by lighting the fire (if you have one), turning up the heating, and presenting a cosy and homely environment.
• Take down your Christmas decorations (after all, it is January) to give potential buyers a sense of everyday life in the property.
• Don’t let your garden let you down. Cut the grass and make sure it is as aesthetically pleasing as possible – even without flower beds and lots of greenery.
• Open blinds and curtains to show off how much natural light the property gets.
• Conduct tours and viewings in the daytime as much as possible. While this can be difficult in January with daylight hours so limited, you will find that potential buyers want to see the exterior of your home and its surrounding area in daylight and will be more likely to show interest if they can book a daytime viewing. 
• Consider the journey of potential buyers from car to front door. Will they have to walk through any mud or puddles? What can you do to make that journey the best it can be and enhance your property’s kerb appeal?

 Are you considering moving home?    If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it.  or call any of our busy, helpful teams / offices :

 Four Oaks                           0121 323 3088

Sutton Coldfield                 0121 321 2101

Walmley                              0121 313 2888

Great Barr                           0121 358 6222

Lettings                                 0121 312 4997

Thank for reading and your interest in Acres and our property for sale.  Nigel & Jayne  Deekes – Acres Partners

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Published: 20 December 2025

Hits: 2186

Personal circumstances are always the main driver when moving home, but the wider market can influence both timing and value. So what could the next 12 months hold for the housing market? Our forecast below will help ensure you plan with confidence.

2026 is expected to remain a buyer’s market

Rightmove reported 2025 as a buyers’ market, and many indicators suggest this could continue into 2026. A wider choice of homes for sale, cautious pricing, and the impact of higher interest rates have ensured buyers retain some bargaining power.

However, correctly priced properties are still selling quickly, with competitive interest and multiple viewings.

What’s happening with house prices now?

According to Halifax, average UK house prices reached a peak in 2025. However, market confidence may continue to be influenced by policy changes and the stamp duty increases implemented on 1st April 2025, which are expected to continue affecting purchasing costs into 2026.

Mortgage rates have climbed sharply since 2022 following the mini-budget, but have since eased. While still higher than early-2020 levels, rates have dropped significantly from the 2023–2024 highs, improving affordability.

Mortgage rate outlook

Industry forecasts suggest that mortgage rates will continue to fall through 2026 as the Bank of England cuts interest rates further. However, external factors such as inflation or global events could still influence the speed of change.

What’s happening with sold prices?

Sold prices provide the most reliable insight, but reflect agreements made months before completion. Recent reports from 2025 show:

Nationwide recorded an annual rise compared to 2024.

Land Registry reported annual price growth through 2025, confirming modest improvement in values.

Conclusion: Sold prices confirm modest growth, with well-priced homes performing strongly.

What’s happening with asking prices?

Asking prices provide a live snapshot of seller confidence. They are not final achieved prices, but they reflect trends and sentiment. With more stock available and buyers staying cautious, realistic pricing matters more than ever.

House price predictions for the next 5 years

Savills forecast that UK average prices will rise inexcess of 20%. Growth will be driven by: Gradually falling mortgage rates and a long-term lack of supply

Continued demand from first-time buyers and families

2026 pricing outlook

Experts anticipate average asking prices could increase by around 4% in 2026, in line with long-term averages. This contrasts sharply with the pandemic boom years (2020–2022), when demand far exceeded supply and prices saw unprecedented growth.

Mortgage market outlook

Two- and five-year fixed rates could fall to around 3.5% in 2026, offering improved affordability.

Mortgage pricing will be closely tied to the pace of interest rate cuts.

Two-year deals may grow in popularity for buyers wanting flexibility.  It is unlikely we will see a return to the ultra-low rates of 2020–2021.

Stamp duty costs increased for many buyers from 1st April 2025, which fuelled a burst of activity early in 2025 and could continue to influence buyer behaviour into 2026.

Nigel Deekes, Partner at Acres, comments :   We expect the market to remain active as buyers continue their search to secure a new home. As is typical, January is likely to bring a sharp upturn in activity, with a number of new listings already being quietly marketed on a low-profile basis. We anticipate strong interest, although negotiations are likely to continue as buyers seek to secure the best property at the most competitive price.

Remortgaging will be a key theme in 2026

Many homeowners are reaching the end of fixed deals taken during either the pandemic or the post-mini-budget peak.

What this means:  Those who fixed in 2020–2021 will likely face higher rates.

Those who fixed in 2022–2023 may see lower monthly repayments if rates continue to fall.

Need mortgage advice?

Lisa Brown of Acres Financial Services adds: “Buyers need to act decisively, as lenders are changing rates rapidly. A deal today may look very different a week later.” 

If you’re thinking of moving home soon, a good way to find out how much you could borrow is to use our mortgage calculator. You can get a personalised result by applying for a  Mortgage in Principle This email address is being protected from spambots. You need JavaScript enabled to view it. , which will take you one step closer to a mortgage offer.  

Want to check how much your home is worth? You can get an Instant Valuation here.

Acres’ 2026 outlook

Following the Base Rate cuts in 2024–2025, buyer demand has risen sharply:

Enquiries to Acres increased by 33% compared to 2024

Sales were agreed up over October and November 2025

Despite seasonal price dips in late 2024, strong activity through 2025 suggests upward movement in 2026, particularly if mortgage rates continue to fall.

Rightmove notes: “Momentum is building again, but the market will still face twists and turns.”

Local activity at Acres

Prices remain strongest for properties priced under £300,000, particularly among first-time buyers, where demand continues to outpace supply. Areas situated near well-regarded schools, green spaces, and transport links are consistently performing above the local average.

In the Sutton Coldfield area specifically, we’re seeing particular strength in the mid-range market (£350,000 to £600,000), driven largely by families looking to upsize. This sector remains buoyant, with competitively priced homes attracting strong interest and often multiple viewings.

Are you considering moving home? If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams / offices :

Four Oaks 0121 323 3088

Sutton Coldfield 0121 321 2101

Walmley 0121 313 2888

Great Barr 0121 358 6222

Lettings 0121 312 4997

Mortgages 0121 387 1616

Thank you for reading this article, and your interest in Acres and our property for sale.

Nigel & Jayne Deekes – Acres Partners

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Published: 02 December 2025

Hits: 2637

We all know how important first impressions can be in life, people, places, smells and the feel of somethings, it a “ gut “ reaction, and this is certainly true when it comes to putting your property on the market.

The initial impression of a property and its surrounding area can have a huge impact on potential buyers.

What is / What does “Kurb appeal” even mean ?

Well in essence its that drive by, first impression; how does the property look. and feel. Having a strong kerb appeal can make your home a much more attractive option for buyers.

Kerb appeal is important as it can be a decisive factor for potential buyers. According to the HomeOwners Alliance, 68% of all buyers say that they are swayed by their initial impression of a property, and that it has a lasting effect on their perception of it.

Even if you aren’t looking to sell your property immediately, giving the exterior of your house a tidy up, or redesign can make it feel more homely and add a more welcoming presence to any visitors, or passers-by. It will also save you a job for when you decide to put your property on the market, as kerb appeal can have a significant impact on potential buyers.

Ways to improve kerb appeal

Revamp the front door  The front door of your home is the main focal point as your potential buyer approaches the property, you need it to look appealing. A damaged front door, or one that is in a poor state of repair will likely be an instant red flag for buyers, and could stop a viewing, or at least give an impress, saying “ if it looks poor from outside, what the inside like…….well, not for me, I’m looking for a well kept home”

Giving your front door a fresh coat of paint can help to bring your property to life. With a nice-looking entrance point, perhaps a handing basket, or some pots, winter or summer, buyers are more likely to have a positive first impression and be more inclined to keep that perception throughout the rest of the viewing.

Give driveways and patios some attention

As driveways and patios will likely be part of the first area people see / pass through, it’s important that they are maintained and kept looking good. Paths, driveways and patios can get grubby over time, so they need to be cleaned every once in a while. For larger areas, it’s a good idea to use a pressure washer to clean off any dirt or grubbiness. Being over run with weeds, also not good, again a few minutes work can make a massive difference to the look.

Hide the rubbish bins

Of course, every household needs bins, but it can’t be denied that they aren’t exactly appealing. If you don’t have anywhere to store your bins, it could be worth purchasing a bin shed to store them in. As Acres will, make sure your agent gets them out of the way for the pictures, and the car off the drive, you’d be amazed how many Agents don’t, thus not really assisting the seller with that first impression.

Make pathways tidier

Similarly to driveways and patios, it’s important that pathways around the outside of your house are maintained and kept in a good condition. You easily can give pathways a clean down with a power washer or a scrubbing brush and hot water. You should also make sure that your pathways are free of potholes or bumps, so it’s accessible for people in wheelchairs as well as families with pushchairs.

Improve exterior paintwork

If the exterior of your house is looking worn or damaged, it is highly recommended that you give it a touch up, or new coat of paint. A freshly painted house can improve its aesthetic and therefore its kerb appeal ten-fold. Touching up the exteriors of window frames with a new coat of paint can also add a bit extra to your home and leave it looking pristine from the outside.

Fix broken gutters, gates and fences

Damaged gutters, unhinged gates and broken fences are all likely to give off a negative perception to any potential buyer, so it’s essential that these details are fixed. Taking time to fix these problems yourself can make your home look more presentable whilst also adding additional security for your property.

Clean windows

This is a simple job you can do which will make the exterior of your home look much cleaner. You can either give it a go yourself or hire window cleaner, either way, having fresh shining windows will add more kerb appeal to the exterior of your property.

Keep on top of vegetation and lawns

Overgrowing vegetation can leave your garden looking untidy so giving any bushes, vegetation and grass a cut can leave your outdoor space looking more presentable. Trimming any tall bushes or trees you may have will also allow more light into your garden which is more welcoming to any potential buyers you have that are coming to view the property.

Refresh gravelled areas

Gravelled areas can easily be diminished over time and can be left looking bare or unfinished. Adding in some new gravel to paths or driveways can add a more finished look to your outdoor area. Using a garden rake to even out the gravel and get rid of any bumps or holes can make easy work of the job.

If you have a visible garage door, consider upgrading it to a more aesthetically pleasing one. Alternatively, you can paint the existing door to freshen its look

So, in summary poor kerb appeal can dissuade a potential buyer before they have even stepped foot in the property. Remember, the exterior of the property is the very first thing the buyer will see. In a worst-case scenario, the buyer may not even choose to go inside the property. 

You are not going to attract the same pool of potential buyers if your home doesn’t have much appeal. Potential buyers could be immediately put off just when looking through the photos of your home on line if the kerb appeal is poor.  

If you would like to discuss selling your home, our proactive approach and ideas please get in touch with us; This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                  0121 321 2101

Walmley                                 0121 313 2888

Great Barr                             0121 358 6222

Lettings                                 0121 312 4997

Thank you for reading our latest article, your interest in Acres, and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners