Should I find a property before putting my house on the market?

Perhaps one of the most common questions we are asked from prospective sellers is ‘Should I find a property before putting my home on the market?’

Sellers are often unsure where to start however ultimately, unless you are in a position to buy your next home without selling your existing property, then you do have to find a buyer for your home before you can make an offer. Once you have established that you would like to move home you need to market your property before necessarily finding a property to purchase.

Sellers may feel nervous about marketing their home without having a purchase in place, however all sellers who are dependent upon the sale of their home are in the same position.

Once you have made the decision to move you can invite estate agents to your home to offer advice about moving. Ryder and Dutton offer a free pre marketing consultation for any prospective seller, so at the early stages of deciding to move, we can visit your property and provide expert and individually tailored advice about the marketing of your home and its recommended asking price. Remember you are choosing an agent to act for you so it is important you make the right choice for you, and your property.

Missing out on your dream home

The drawbacks of finding a property that you want to buy before selling your own home is you could miss out on your ideal property if you are unable to find a buyer quickly enough. Another buyer who can proceed immediately could make an offer before you get the opportunity to do so.


Once you have found a buyer for your property you are in a much stronger position to be able to negotiate a sale. Any offer made before you have sold your home would be considered a register of interest until you are in a position to proceed. Once you have sold, it is no longer simply a register of an interest but a genuine offer to purchase a property. This can encourage sellers to enter into more serious negotiations with you and start to agree the terms of the sale.

How much can I offer?

House Prices are often relative and so knowing exactly how much your own property has sold for can actually help you decide how much you are in a position to be able to put forward. If your home sells for more or less than anticipated then it could have a direct impact on the amount you are in a position to offer, or even which property falls within your budget.

Standing out from the crowd

Sellers are looking for serious buyers who are in a position to proceed, so you can stand out from other potential buyers by demonstrating this. Having proof that your funding is all in place and you have a complete chain can set you aside from other buyers.

Should I market my property first?

By selling your property first you are in a much stronger position to negotiate a sale and avoid the heartache of finding your dream home, only to loose it by not being able to proceed quickly enough.

For more advice about moving home contact Ryder and Dutton Estate Agents on 0161 925 3255 or alternatively email us at

Ryder & Dutton are delighted to announce the acquisition of Eley Long & Company

Ryder & Dutton are delighted to announce the acquisition of Eley Long & Company, a successful family run estate agency that has been established for over forty years in the Rossendale Valley.

Ryder & Dutton have acquired Eley long’s two branches in Rawtenstall and Bacup, which perfectly compliments our existing branch network particularly in Heywood and Rochdale, and allows us to expand our current business further allowing us to help even more people sell or let their properties.

Eley Long 300

The Bacup and Rawtenstall branches will be run by office Manager Helen Norman and Helen comments, ‘We are really excited to become part of Ryder & Dutton and in particular about the prospects this move offers to all of our clients. We have always prided ourselves on the levels of local knowledge and the service we provide for our clients. The team all live locally to the area and so we are passionate about selling and renting homes in the Rossendale Valley, however we can now enhance the service with the support of the Ryder & Dutton branch network and the additional services that they offer’.

Richard Powell, Director of Ryder & Dutton added ‘We are delighted that Eley Long have become part of Ryder & Dutton. The business has been successful for many years and holds the same customer service ethos as ourselves. Eley Long have a successful sales and lettings team and we can now offer Ryder & Dutton’s expertise to buyers, sellers, landlords and tenants. Ryder & Dutton now boast a network of 19 branches across Lancashire, West Yorkshire and North Derbyshire.

2014 was an incredible year for Ryder & Dutton as we were named the North West Agent of the Year with Relocation Agent Network and also North West Agent of the Year and Large Estate Agent of the Year at The Negotiator Awards and so to expand the business further was a natural progression. The Rossendale Valley represents the perfect opportunity given our current branch network coverage’.

Ryder & Dutton are the only local agent to be affiliated with the Relocation Agent Network and were handpicked to be a member of the network based on strict criteria such as quality of service, local knowledge and professionalism, giving you an idea of the level of service that Eley Long clients can expect to receive from us.

If you have a property to sell or let in the Rossendale Valley contact one of our offices today to see how Ryder & Dutton can help.

Rawtenstall office 01706 227999 or email

Bacup office 01706 875259 or email

Moving in the School Holidays

The school holidays here … meaning that for families moving house over the next few weeks it means the children are likely to be more involved in the move!

We all know it can be a stressful process so we bring you our top tips to help involve the whole family when moving home!

Family MOving

  1. Keep everyone informed

Keep everyone informed about the house move so they feel involved and have time to get used to the idea. Moving home can be a really big change for children and they are likely to have lots of questions for you. Taking time to answer all their questions can help make them feel involved and ease some of the questions on moving day itself!


  1. Be Positive about moving

Moving can be stressful so its good to try and focus on the positives where possible. There is usually something positive to keep the family excited about the up and coming house move. It might be the nice new garden, a new bedroom, moving close to friends or even just starting out on a new adventure! Keeping everyone excited about the move can help ease some of the stress involved.


  1. New Bedroom Ideas Scrapbook

One of the most exciting parts of moving home for children can be the new bedroom they will get! This could be a great opportunity to let them create a scrap book to keep all their ideas together. It could be as simple as what colour do they want their new room to be? Where will their furniture go? This also allows children to start to visualise themselves in their new home which can help them settle in when they arrive there.


  1. Involve the family in deciding what to take to the new house

It can be an ideal time to have a clear out when you are moving home. You might find unwanted items lurking at the back of the kitchen cupboards or under the stairs that you wont necessarily want to take with you when you move. Garages and garden sheds are also notorious hoarding hot spots! It can be a really good chance to do some charity shop runs with toys, games, DVD’s, pots and pans or anything that you don’t want to take to the new house.  Some children may enjoy some input into what they are taking with them too.


  1. Make the move as fun as possible!

Try creating games to make moving home fun for all the family by suggesting rewards for completing tasks to keep children interested and motivated. For example once you have packed up a box of your toys you earn a film night in the new house! You could even write a list of jobs that need to be done and pop them in a hat so each family member chooses their task at random … but no peeking! Creative youngsters might enjoy designing labels for their boxes such as ‘My Toys’ or ‘My DVD’s’. There is so much more you can do to make packing more exciting!


Our Final Tip: Allow children to have their own ‘Moving Day Box’ that they can label and pack themselves with their moving day essentials. This could perhaps include their tablets, ipads or mobile phones for older children (don’t forget their chargers!) colouring books and toys for younger children and maybe even a few of their favourite snacks to keep them going.

Having items that are important to children being readily available at the new home can help them settle in and more importantly keep the family occupied, leaving you free to focus on moving!

These boxes can either be packed onto the van last or even be taken in the car with you, to make sure they can use them as soon as they arrive as the new house!

Adults might also want a moving day box but it might be more likely to include documents, tools to build the important items such as beds for the first night and perhaps a bottle of wine for the end of a long day!

Three bed semi-detached homes are this year’s best sellers

Research from Move with Us has demonstrated that three bedroom semi-detached homes will be the best sellers on the property market this year. In a survey of 130 estate agents, when asked which property type they think will sell best in their area in 2015, 46% said semi-detached.

When asked which number of bedrooms they believe will sell best 70% opted for three bedroom homes. This is the third year in a row, agents have voted three bed semis as the best sellers in the property market.

Other estate agents noted that any properties at the lower end of the market will sell well this year in addition to new builds.


Best-selling properties by region


Best-selling property

East Anglia

2 bed semis

East Midlands

3 bed semis

Greater London

3 bed flats

North East

3 bed semis

North West

3 bed semis


3 bed detached

South East

3 bed semis

South West

3 bed semis


3 bed semis

Yorkshire and Humber

3 bed semis


Simon King, Director of Move with Us commented:“The age of the first time buyer has been increasing over the years and with the 5% deposit brought about by the Help to Buy scheme, many home buyers are now opting to purchase three bedroom properties as their first home. They’re skipping the first rung of the property ladder, forgoing the starter home and moving straight into a property that they can grow into.”

“Three bedroom semi-detached properties have always been one of the most popular property types and are typically a solid investment. Three bed semis are also popular for investors. The low entry point in some regions means they can generate a good rental yield.”

Open Viewing at Manor Road in Alkrington, Middleton

12 Manor Road in Alkrington is open for viewing on Saturday 1st August 2015 between 12pm and 1.30pm . NO APPOINTMENT NECESSARY

Manor Farm

This classic 1930s bay fronted semi detached house stands in a corner plot with good-sized garden to front with off-road parking for two cars alongside, detached garage, plus small enclosed garden to the rear.

Ideal for the family purchaser, internal inspection of the house is highly recommended and will reveal a smartly presented interior featuring hall, lounge, dining room open to kitchen with smart modern fitted units, conservatory, three bedrooms plus stylish bathroom with modern white three piece suite. The property further benefits from gas combi central heating, uPVC double glazing and a useful, improved loft area with electric and skylight. EPC – E

Offers in excess of £170,000.


You can also view full details on the website HERE. 

Buying a House: Spotlight on Conveyancing

When you are looking to sell, or purchase a home, you will need someone to take care of the legalities of the house move. This is referred to as the conveyancing process.

So what do we mean by Conveyancing?

The process of conveyancing involves legally transferring the ownership of a home from the current owners to the new buyers, and is a process taken care of by a solicitor or conveyancer. Both the seller and the purchaser will appoint their own solicitor to take care of their side of the transaction.

You will need to have your solicitor or conveyancer in place as soon as you reach the point of either making or receiving an offer on a property, therefore the earlier in the process you instruct a conveyancer the better prepared you are.

For sellers, having solicitors in place early means the solicitor has more time to prepare the documents that you need to complete, including pre-contract enquiries, that provide the solicitor with extra information about the property being sold. By receiving these forms early, the seller is also providing themselves with plenty of opportunity to gather any information they may require to complete the forms.

Ryder & Dutton have relationships with local conveyancing firms that will work on A No Completion, No Legal Fee Guarantee, meaning you can instruct your conveyancer early without having to worry about a hefty legal bill if your transaction does not proceed to completion, as no legal costs will be charged (this excludes fixed disbursements and the cost of additional work which may, by agreement, be charged).

We use local solicitors you can trust with many years experience in dealing with conveyancing who will do all they can to ensure your transaction proceeds as quickly and smoothly as possible.

As soon as a price has been agreed for a property and both parties have instructed solicitors, draft contracts can be issued. These are drawn up by the seller’s solicitor and sent to the purchasers solicitor.


The purchasers solicitor can raise something known as enquiries which are standard questions about the property. These enquiries are often answered by the pre-contact enquiries form that the seller completed at the outset of the transaction, however the buyer may wish to raise additional enquiries in relation to matters not dealt with in the standard enquiries.

Land Registry

The purchasers solicitor will also check the properties ‘title register’ and ‘title plan’ at the Land Registry – these are the legal documents proving the seller’s ownership. Your solicitor will deal with the Land Registry, to register the ownership of land or property into the new purchaser’s name.


The purchasers solicitor will undertake searches. Searches are a method of checking matters that may affect the property and include a Local Authority Search which covers items such as planning applications and building regulations. It is worth remembering that the Local Search covers the property, not the surrounding area. Other searches include a coal mining search, Water authority search and Environmental search. There are other searches that you can obtain and your solicitor will advise you what searches they feel you require, as this may vary between areas and properties.

Your solicitor will provide any legal advice that may be required in connection to the sale or purchase of a property.

Solicitors are unable to finalise the sale until the contracts, enquiries, additional enquiries, fixtures and fittings lists and arrangements for the purchasers to pay their deposit have all been satisfactorily completed. Once this has all been done, dates can be agreed between all parties to exchange and complete.

Once you have exchanged contracts you will be in a legally binding contract to buy the property with a fixed date for moving.

To arrange a conveyancing quote for your home move CLICK HERE or contact us on 0161 925 3255.

Open viewing at Osborne Road in Heywood

4 Osborne Street in Heywood is holding an open viewing on Saturday 25th July 2015 between 11.30am – 1.30pm.


4 Osborne Rd

Osborne Street is a well presented and much improved traditional terrace home, ideal for first time buyers or buy-to-let investors conveniently set close to Heywood town centre.

Internal inspection will reveal a large lounge with feature fireplace, spacious kitchen/diner with access hatch to a large cellar area offering ample storage, three generous first floor bedrooms and a smart family bathroom. EPC: E.

Available for an open viewing on Saturday 25th July between 11.30am and 1.30pm. Price £79,950. 4 Osborne Street, Heywood OL10 1BU

No appointment necessary. You can also see full details on the website HERE.