Most people are aware that historically, the best time to sell your home is in the spring. Inspiration is in the air, the weather is getting warmer, gardens are beginning to look bright again and many buyers are eager to kick the year off with a new home.
But does this mean you should avoid selling once this spring window has passed?
Absolutely not.
There is Strong Demand
Most people do not begin viewing potential new homes until they have offers relating to their current property. Therefore, selling your home later in the summer is an excellent option if you are part of a longer chain.
Those who have marketed their home in the late spring may find that they cannot attract and accept offers until the middle of summer. Therefore, they will be searching for homes in August.
With a less saturated market at this time of year, it is far more likely they will find your property.
Decreased Competition
Yes, the market is slightly slower in August due to holidays and schools being closed, but that means that your home will potentially face less competition.
Determined buyers will have a smaller selection of homes to choose from, and therefore there is a much greater chance of increased interest and buyers driving up the sale cost.
Progress is Progress
Your home could take longer to sell in the summer months.
Those with children are preoccupied with arranging childcare, and therefore they are slower to book viewings and can often be unreliable. Also, many people choose to holiday during this period, so they are not contactable in the same capacity they usually would be.
However, this does not mean your home will not sell; it simply means it might take a few extra weeks.
Try to embrace the slightly less hectic and more laid back market in the late summer months.
Your Home Photographs Beautifully
The key to a successful house sale is exceptional marketing materials. These marketing materials have three key elements: a beautifully written informative description, a detailed floorplan, and incredible photographs.
Summer provides the best lighting to capture these fantastic images.
Great Weather Incentivises Viewers
The restrictions of the pandemic caused a steep rise in online video viewings in the housing market. These are incredibly beneficial to both buyer and seller, allowing for more flexibility and encouraging quicker sales.
However, most buyers will want to view a home in person before placing a formal offer on the property.
The warmer weather and brighter evenings encourage buyers to make an effort to view your home.
When the autumn begins to creep upon us and the days get substantially shorter, prospective buyers are much less incentivised to make the journey after work to view your property.
Settled for Christmas
The festive period is one of the most cherished in all of our calendars. It’s something we all look forward to, and throughout December, we all spend a tremendous amount of time at home entertaining guests.
Therefore, most prospective buyers who haven’t secured a deal in the summer are eager to complete before the onset of winter.
Marketing your home in August allows for plenty of time to be settled into a new house before the start of the Christmas period.
Top Tips for Selling Your Home in August
Control The Temperature
It’s not often in the UK that we are blessed with scorching hot summers. However, you want your buyers to be as comfortable as possible, taking their time to view your property.
Therefore, if you are lucky enough to show your home on a particularly beautiful day, open the windows wide to let in the fresh air.
Declutter and De-personalise
As with any other time of the year, it is crucial that you thoroughly declutter your home before allowing potential buyers to view it.
However, it is never as important as in the summertime, when viewers expect to see a bright, fresh blank canvas.
Play to Your Strengths
All buyers are going to be interested in your outside space. In the winter months, viewers often overlook the garden, focusing on the cosy environment inside.
So, when showing your home in August, you must get the garden looking immaculate.
Mow the lawn
Remove any dead plants or empty pots
Repaint the fences where necessary
Finally, a great tip is to set out the garden for entertaining, showing just how viewers could use the space. For example, consider staging a BBQ scene complete with a dressed table to show your viewers how great the outside entertaining area is.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
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.
Are you planning on selling your house or flat in the UK? Once you’ve accepted an offer and instructed your conveyancer, it’s important for the process to run as smoothly as possible to ensure completion of the deal. With that in mind, leading conveyancing firm AVRillo explains which documents will be essential to ensuring your sale goes to plan…
1. Proof of ID, address and funds
You must pass Anti-Money Laundering (AML) regulations for the government to allow your estate agent to advertise your property and your lawyer to work on your transaction.
Find a conveyancing lawyer who’ll carry out a single source AML check to avoid having to pass AML twice, once for your estate agent and then later for your lawyer. Find a lawyer who’ll work with your agent so the AML your lawyer carries out for you will be shared on your behalf with your estate agent – this is a single source AML check and will save you time and money by not having to pass twice.
To combat money laundering , passing AML is a legal government requirement for sellers and buyers under the government’s Anti-Money Laundering Regulations and The Proceeds of Crime Act 2002. To pass you must produce proof of your identity and address to your estate agents and legal representatives.
Acceptable forms of proof of identity include a valid passport or driving licence. Proof of address can also be demonstrated through a driving licence, bank statement, or utility bill issued within the last three months.
If you’re a buyer, or a seller who’s also buying, you need to provide bank statements and other paperwork showing evidence of how you’ve accumulated your money known as ‘source of wealth’ and evidence showing where that money is kept and being transferred from which is known as ‘source of funds’.
2. HMLR Land Registry title deeds
To sell your house, you must provide evidence of your ownership. This document could be a property register or title deeds which demonstrate you’re the legal owner of the property. The Land Registry is responsible for maintaining property ownership records in the UK and you can obtain an official copy of the register from the Land Registry website or request a physical copy through the mail.
As well as being legal documents that prove your ownership rights to a property, title deeds contain detailed information about the property’s boundaries, ownership history, and any rights or restrictions associated with the property and they need to be provided to the buyer of your property or their solicitor to facilitate the transfer of ownership.
If you’ve lost the title deeds, you can apply for a replacement from the Land Registry. Your lawyer will guide you through the process but some deeds will be harder to obtain than others.
3. Energy Performance Certificate (EPC)
An Energy Performance Certificate (EPC) is a mandatory document required for most residential properties in the UK. It provides an energy efficiency rating and recommendations for improving energy efficiency. An EPC is valid for 10 years and must be provided to potential buyers. To obtain an EPC, you should hire a qualified Domestic Energy Assessor to assess your property and issue the certificate.
You can’t sell your residential property without an EPC as it’s a legal requirement to have one, however there are certain exemptions from obtaining an EPC, such as listed buildings, temporary structures, and places of worship, but it’s recommended to consult a qualified professional to determine if your property qualifies for an exemption.
4. Gas safety certificate
If your property has gas appliances, such as boilers, fires, or cookers, you must provide a gas safety certificate to potential buyers. This certificate verifies that all gas installations and appliances in your property have been inspected and deemed safe by a gas safe registered engineer. The certificate is valid for 12 months and must be renewed annually. Buyers will want assurance that the gas installations in the property meet the necessary safety standards, making the gas safety certificate a crucial document in the selling process.
The time it takes to obtain a gas safety certificate depends on the complexity of the gas installations in your property. It’s best to contact a gas safe registered engineer in advance to schedule an inspection.
5. Electrical safety certificate
Ensuring the safety of electrical installations is incredibly important when selling a house. An Electrical Safety Certificate, also known as an Electrical Installation Condition Report (EICR), verifies the safety and compliance of the electrical systems in your property. A qualified electrician issues this certificate after thoroughly inspecting the electrical installations. The Electrical Safety Certificate should be provided to potential buyers, assuring them that the electrical systems in the property are safe and meet the required standards.
6. Planning permissions
If you’ve made alterations or extensions to your property, you must ensure the necessary planning permissions were obtained. Planning permissions are official approvals granted by the local planning authority for specific building works. Buyers will want assurance that any changes made to the property comply with local regulations and have the appropriate permissions in place. Failure to provide the required planning permissions can raise concerns and potentially delay the sale process. It’s essential to consult your local planning authority and obtain the relevant documentation for any modifications made to your property.
If you’ve made alterations without obtaining the necessary planning permission, you may face consequences such as fines or being required to revert the changes. It’s essential to consult your local planning authority to rectify the situation and potentially obtain retrospective planning permission if needed.
7. Building regulation certificates
In addition to planning permissions, building regulation certificates are vital documents that confirm compliance with building regulations for significant alterations or extensions. These certificates are issued by the local authority or an approved inspector after the completion of the building works. Building regulation certificates provide evidence that the construction work meets the required safety, accessibility, and energy efficiency standards. It’s crucial to retain these certificates and provide them to potential buyers as proof of compliance.
8. Guarantees and warranties
It’s essential to provide relevant guarantees and warranties to potential buyers if you’ve made significant renovations or improvements to your property. These documents demonstrate that the work was done by qualified professionals and offer assurances regarding the quality and longevity of the improvements. Examples of guarantees and warranties include that for roofing, damp proofing, double glazing, and central heating systems. These documents provide peace of mind to buyers and enhance the overall value of your property.
9. FENSA
As a homeowner, you must obtain a FENSA certificate from a registered installer when they replace windows or doors on your property. The certificate serves as proof that the installation complies with the building regulations and is in accordance with the energy efficiency, performance standards, and safety regulations.
10. Leasehold documents if you’re selling a leasehold (flat)
The key leasehold documents you should gather and understand to facilitate a faster and more successful sale include:
Lease extension documentation: duration and mortgage considerations:
It’s important to note that many mortgages don’t cover leases with less than 80 years remaining. If your lease falls into this category, it can potentially hinder the sale of your property. If you’ve lived in the property for a minimum of two years, you may consider extending the lease or initiating the extension process.
Lease details and marketing material:
Make sure to locate your lease document. Your estate agent should provide comprehensive information about the property’s tenure in their marketing material including the remaining lease, the term, current ground rent, service charges, and planned increases.
Obtaining the leasehold information pack:
Your conveyancer will contact the freeholder and/or managing agent to obtain the leasehold information pack. It’s crucial not to delay this process as acquiring the pack can take some time. Ensure you buy a management pack from your freeholder managing company as soon as possible. They’ll send you these documents to give to your conveyancer for them to digest, deal with on your behalf and send to the buyer’s conveyancer who needs these to proceed.
Potential buyer concerns:
Prospective buyers will want to understand key lease terms including service charges, ground rent, and administration fees. With this in mind, it’s essential to provide your conveyancer with documents related to the following:
Service charges, such as copies of accounts
Share certificates
Memorandum and articles of association
Buildings insurance
Recent correspondence from the freeholder or managing agent
Planned works and assessments scheduled for the property such as roof replacements
Fire risk assessments
Asbestos reports
Estate rent charges
Building Safety Act issues including cladding and other safety legislation
11. New build warranties
For new builds or properties under 10 years old, you must have a copy of your Buildmark (NHBC) or other new home policy/warranty documents. These documents provide essential protection and peace of mind to homeowners, ensuring that any potential issues or defects with the property are addressed and covered by the warranty.
Buildmark is a widely recognised and trusted warranty provided by the National House Building Council (NHBC) in the UK. It offers protection against various structural defects that may arise within the first 10 years of owning a new build property. This includes defects in the foundation, roof, walls, windows, and other crucial structural elements. A Buildmark warranty or an equivalent new home policy/warranty document is highly beneficial and provides homeowners with financial protection and support in case of unexpected repairs or remedial work needed due to structural defects. In addition to structural defects, new home warranties often cover other aspects such as plumbing, electrical systems, heating, ventilation, and air conditioning (HVAC) systems. It’s essential to carefully review the specific terms and coverage your warranty document provides as warranties typically have specific guidelines and procedures for making claims and obtaining necessary repairs.
Your Buildmark or other new home policy/warranty documents show potential buyers that your property is protected and that any unforeseen issues will be addressed which can enhance the marketability of your property.
12. Mortgage statement
If you have an outstanding mortgage on your property, you must obtain a mortgage statement from your mortgage provider. This document outlines the outstanding balance, payment schedule, and any other relevant mortgage details. It’s a requirement from the buyer’s conveyancers to ensure they can pay off the mortgage and leave the property legal charge free. No financial obligations are impending on the seller’s title at completion. It’s therefore essential to inform your mortgage provider about your intention to sell and obtain an updated statement reflecting the current status of your mortgage.
13. Other upfront material information
Government guidance defines material facts as things which may have a major impact on whether a buyer decides to purchase your home. For example, if it regularly floods or is of non-standard construction. Estate agents are legally required to share this information with potential buyers.
You’ll also be asked for any non-optional financial commitments such as council tax, leasehold charges and rent charge costs if your property is on a new build estate.
Government guidance for selling a house also suggests you should provide any Part Wall Agreements which are needed when carrying out any building work near or on a party wall shared with a neighbour which can impact the structure and boundary wall with your neighbour. Restrictive covenants are binding conditions written into a property’s deeds or contract by a seller to determine what a homeowner can or can’t do with their house or land under particular circumstances.
While you want to present your home in the best possible light, you shouldn’t mislead potential buyers by covering up defects, for example, by painting over damp patches. Any problems are likely to come up in the buyer’s survey. This could lead to price negotiations and possible delays which could’ve been avoided.
The more material information and documentation you can provide up-front to your solicitor, the better. You can then get their advice on what needs to be passed on to the buyer. This will reduce the risk of avoidable delays, costs and buyers pulling out when information materialises later.
Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.
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.
Here at Acres Estate Agents, we’ve seen first-hand that the Autumn home-selling season of 2025 has kicked off at a remarkable pace. Once the summer holidays wrap up, September and October traditionally mark one of the busiest periods of the year – and this year is no exception. Many homeowners and buyers across Sutton Coldfield, Four Oaks, Walmley, Great Barr and the wider North Birmingham area are actively thinking about their next move, whether that’s upsizing for family space, downsizing after retirement, or simply making a lifestyle change.
We all know 2023 was more subdued: mortgage rates peaked, inflation stayed stubbornly high and many would-be movers pressed pause. Yet 2024 and indeed 2025 have proved to be quite different. Mortgage rates have been steadily easing since mid 2024, inflation is hovering close to the Bank of England’s 2% target, and crucially, August 2025 saw a further interest Base Rate, bringing renewed confidence to the market. Buyers who had been sitting on the fence have been prompted back into action, and many sellers are seeing higher viewing numbers.
Add to this the largest choice of homes for sale nationally since 2014, and it’s no surprise we’ve seen a marked increase in activity locally. Across our Sutton Coldfield and Greatt Barr branches alone we’ve recorded a significant rise in both buyer enquiries and agreed sales, mirroring the national picture of a 15% uplift in enquiries and a 27% jump in sales agreed compared with the same period last year. Our own data shows family houses between £300,000 and £650,000 are especially strong performers, while premium properties above £1 million in Four Oaks Estate and Little Aston are also enjoying more interest.
Local Expertise Meets National Trends
The combination of the Bank of England’s rate cuts and improving buyer sentiment has created a genuine “window of opportunity” for homeowners and buyers alike. Some of this is clearly pent-up demand from those who delayed during the tougher years of 2023–24. At Acres we are already seeing more offers at or very close to askingb prices.
That said, the market is still price-sensitive. Well-presented and sensibly priced homes are attracting strong interest, while overpriced properties risk sitting unsold for longer. Accordingly, we’re advising clients to price competitively from day one to capitalise on the current momentum. We also emphasise high-quality marketing — professional photography, clear floorplans, targeted social media — which helps our listings stand out from the increased competition.
The upcoming Autumn Statement on 30 October 2025 will also be one to watch. Changes in taxation, reliefs or incentives could have a real impact on certain sectors of the market as we approach the end of the year, especially for investors and downsizers. Our in-house team is ready to interpret any changes immediately so our clients can make informed decisions.
House Prices – Autumn 2025 Snapshot
Typically at this time of year we see a small seasonal uptick in asking prices. This autumn, prices have risen 0.8% month-on-month nationally, double the seasonal average. The average UK asking price now stands at £370,759, with first-time buyer properties averaging £227,570, second-stepper homes £343,052, and top-of-the-ladder properties £670,753.
Locally, Sutton Coldfield and surrounding areas remain robust, with premium family homes in Four Oaks, Little Aston and Wylde Green particularly sought-after. We’re seeing competitive bidding on well-located properties and strong interest across all price points. Family homes near good schools, homes with annexes or home offices, and properties within walking distance of Cross City Line stations are achieving especially strong interest.
Advice for Sellers in Autumn 2025
While buyer interest is up, it’s still taking an average of 60 days to secure a buyer – a touch longer than last year. This reflects a market where buyers have more choice and are taking their time to secure the right property.
Our advice at Acres Estate Agents is clear:
Price realistically from the outset. With affordability still stretched for many households, competitive pricing is key to generating early offers.
Presentation matters. Homes that are clean, decluttered and professionally photographed attract the most viewings and best offers. We also advise a pre-sale “health check” — making sure small maintenance jobs and paperwork (like guarantees, service records) are ready to show buyers.
Act promptly. Those listing early this autumn are getting the pick of the market, particularly as mortgage rates remain at their most competitive levels in several years.
Leverage local knowledge. As Sutton Coldfield’s longest-established, largest family owned independent estate agent, we know exactly what buyers are looking for street-by-street, which helps us position your home correctly.
What This Means for Buyers
For buyers, the 2025 market offers more choice than at any time in the last decade. However, increased stock also means the best homes still go quickly. Buyers who are mortgage-ready, have paperwork in order and are registered with the right agent will be the first to hear about new instructions.
We’re seeing a particular surge of interest from first-time buyers taking advantage of improved mortgage deals, as well as families moving into the area for schools such as Arthur Terry. In premium brackets, lifestyle features such as proximity to Sutton Park, home gyms, garden offices and energy-efficient upgrades are becoming deciding factors.
Final Word from Nigel Deekes
“Autumn 2025 is shaping up to be one of the busiest autumn markets we’ve seen in years. With mortgage rates easing, inflation under control and renewed confidence in the economy, buyers are motivated – but they’re also discerning. Pricing correctly and marketing your home professionally is crucial. At Acres, our experienced teams across Sutton Coldfield, Four Oaks, Walmley and Great Barr is on hand to guide you through every step, from valuation to completion.”
Thinking of Selling? Book Your Free Valuation Today
If you’re considering a move this autumn or winter, now is an excellent time to act. Acres Estate Agents has been selling homes across Sutton Coldfield and North Birmingham for over 33 years and we know how to achieve the very best result for our clients.
📞 Call your nearest Acres office today or visit www.acres.co.uk to arrange a free, no-obligation valuation. Our friendly, experienced team will give you an accurate market appraisal and expert advice to help you make the most of the current market conditions.
Looking to Buy? Get Ahead of the Crowd
Our buyer register is busier than ever, and registered applicants are notified of new listings before they reach the property portals. If you’re thinking of buying in the area register with us now to receive priority alerts and early viewing opportunities.
📧 Email or call your local Acres branch today to join our buyer list — detasil below and we will help you secure your ideal home as soon as it becomes available.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas.
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.
Acres team are set, and ready for this years fun run on Sunday.
Please come along and support all the runners, walkers and teams. It is a great day, superb atmosphere and best of all - thousands of pounds will be raised for many deserving charities - Course route
When considering the factors that influence house prices, schools often emerge as a key player in the equation. The proximity and quality of schools have a significant impact on the desirability of a neighbourhood, which, in turn, affects property values. This blog will delve into the intricate relationship between schools and house prices, exploring how educational institutions can cause a ripple effect that shapes the local property market.
The Educational Ecosystem and Property Values
For families, the quality of education a school provides is a top priority. As parents seek to secure the best possible educational opportunities for their children, they are willing to invest in homes located in areas with reputable schools. Thus, a symbiotic relationship between schools and property values is established. Here’s how it works:
Demand and Attraction: High-performing schools create a surge in demand for homes within their catchment areas. Families often move or relocate to these areas to ensure their children receive a quality education. This increased demand leads to competition among buyers, ultimately driving up property prices. In 2019 PriceWaterhouseCoopers (PWC) reported that on average house prices near a top primary school costs £27,000 more than in a wider area, and £25,000more near the top 10 % of secondary schools. Living close to one of England’s top primary and secondary state schools can add over £25,000 to the price of a house (pwc.co.uk )
Resale Value: Homes situated near well-regarded schools tend to hold their value better over time. Even during economic downturns, these properties remain sought after, shielding homeowners from steep value declines. You can monitor house prices by seeing what homes have sold for in your area. Sold House Prices | See UK House Prices Online | Rightmove
Homebuyer Psychology: The mere presence of a renowned school can enhance the perceived desirability of an area. The prestige associated with such institutions contributes to a positive image of the community, further boosting property values. The Department of Education published a report in 2017 which analysed 3 years of house price data and concluded “The value of houses near the poorest- performing schools are also lower than in the surrounding areas. House prices near the 10% best-performing primary schools are 8.0% higher than in the surrounding area.” The report can be found here School performance and house prices: analysis – GOV.UK (www.gov.uk)
The Catchment Area Effect
One of the most prominent ways schools influence house prices is through catchment areas. A catchment area refers to the geographical boundary within which a particular school has priority for student enrolment. As the quality of a school improves, homes within its catchment area become particularly attractive to families.
Catchment Area Premium: Properties within a high-performing school’s catchment area often command a premium compared to those outside the boundary. This premium can be substantial and may vary depending on the school’s reputation and the scarcity of available homes.
Competition and Bidding Wars: Limited supply coupled with high demand within a catchment area can lead to bidding wars among prospective buyers. In such scenarios, home prices can skyrocket well above the original listing price.
Investment in Infrastructure
Council investments in school infrastructure can also impact local housing markets. When educational institutions receive funding for improvements, expansions, or modernisation, it not only enhances the learning environment but also contributes to the overall appeal of the surrounding community area.
Infrastructure Upgrades: Modern school buildings, state-of-the-art facilities, and advanced technology attract families seeking a contemporary and conducive learning environment for their children. These upgrades can indirectly contribute to a rise in property values.
Local Area Transformation: School improvements often spill over into the community, leading to a positive transformation of the local area. This can include better roads, increased safety measures, and improved public spaces—all of which contribute to heightened desirability and subsequent property value appreciation.
The relationship between schools and house prices is intricate and multifaceted. The quality of education provided by a school and its catchment area can significantly influence the demand for homes and impact property values. As families prioritise access to reputable educational institutions, the housing market responds with increased demand and higher prices. Additionally, investments in school infrastructure can catalyse neighbourhood improvements that further boost property values.
For homeowners and prospective buyers alike, understanding the dynamics between schools and house prices is essential for making informed decisions. As communities continue to evolve, the ripple effect created by schools will continue to play a pivotal role in shaping local housing markets.
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.
