Valuations and Appraisal
NALC Group prides ourselves on points of difference.
One of those points of difference is our one to one full market appraisal and advice service. If you want to book your valuation call us now on 01636558200
If you would like to read more please see below:
We know that there’s much more to selling a property than recommending an asking pricing and marketing it to buyers. We guide you through every step of the way, from advising on how best to present your home for viewings, to negotiating the sale and liaising with solicitors.
Whether you’re planning to sell, rent or are undecided, we’ll ensure a smooth process at every stage. We make sure your property gets in front of the right buyer,
We can draw upon over 30 years of auction and sale experience years of getting your property in front of the right buyer
Our buyer pool doesn’t end there. Nearly 95 per cent of the UK population use the internet as their preferred method of searching for a property, so our website is optimised for this purpose*.
When attending your property our valuers will consider and talk you through all aspects of your very own individual circumstances and property. Including:
- Current economic Background to the Residential Property Market
- Interpreting the Market as an Expert
- Valuation Methods including comparable, residual and investment
- Each possible Different types of valuation for Insurance, Probate, tax and Matrimonial.
- How to add real value to your own approach to selling your property.
- Condition of the property
● Planning Potential
Paid Valuation vs Market Appraisal
Understandably, sometimes there is confusion between the use of the world’s ‘valuation’ and ‘market appraisal’ in estate agencies. Additionally, some estate agents offer an ‘instant valuation’ service, which provides an online estimate for the value of a property.
However, these terms should not be used interchangeably, as they have distinct meanings. Below we have defined each term and outlined the difference between them, so that you can choose the option that best suits your needs.
Given the associated time and costs, a full valuation is not the approach most sellers will want their estate agent to take when advising them of the price and marketing that should be employed to sell their home for the best price.
For these reasons, NALC Group does not normally provide clients with formal valuations (unless requested). Instead, as marketers, we provide a free market appraisal service that incorporates recommendations on asking price and marketing strategies. We take into consideration the sellers’ individual requirements, our expectations of the market going forward, and known interest in the particular property and/or its location.
We recommend what actions the seller can take to attract buyers and achieve the best sale price. This can include decluttering, gardening and redecoration. As we do not undertake surveys, we are not qualified to comment on the structural condition and recommend specialist advice is taken where a concern of this nature is identified.
To achieve the best price and terms for our clients, there are many strategies that can be employed – for example, ask a very competitive price to generate interest at the auction This leads to a competitive situation and usually results in achieving a much higher price.
Alternatively, we can ask a full price and be prepared to consider negotiating when the marketing strategy demonstrates how much the market is prepared to pay.
When you apply for a mortgage, a surveyor is invariably employed to carry out a formal valuation on the property. The surveyor must be suitably qualified, and it is usual for mortgage lenders to insist that valuations be undertaken by a Registered Valuer from the Royal Institution of Chartered Surveyors (RICS). A fee must be paid for the Registered Valuer’s opinion.
This qualified person will have professional indemnity insurance, giving consumers confidence that the opinion of value can be relied upon, subject to any qualifications in the valuation document. Therefore, a full valuation is an evidence-based opinion with an element of subjectivity.
Of course, different Registered Valuers may provide different opinions of value. Over the years, the courts have been asked many times to decide if a value is correct. They have found that, provided the valuation has been conducted in accordance with the RICS Red Book (where best practice is set out), an opinion of value cannot be ‘wrong’ as long as it is within reasonable tolerances.. While this tolerance depends on the circumstances, however this is usually up to 10%.
Registered Valuers will be cautious in their opinions and will not consider the ‘special buyer’, to whom the property has an enhanced value. Instead, the Registered Valuer will look at what comparable properties have sold for, considering how prices may have risen or fallen since the date those comparable properties were sold.
Instant Online Valuation
For many people who have enlisted NALC’s group of Estate Agents to sell or let their property, their first step has been to request a free instant online valuation.
Your online valuation provides an estimate of how much your house is worth, based on average property prices in your area. As such, it offers a useful guide to your property’s potential asking price but should not be taken as a reliable valuation – for instance, it assumes that your home is typical of those in the area, without any improvements having been made.
Important notices pre-registration
Please note that charges and fees additional to the sale price might be payable by the successful buyer in respect of the lot please read the information contained below and check the special conditions of sale plus the particulars of sale and any addendum for the lot before deciding whether or not to bid.
Pre-registration approval to bid
All bidders who wish to bid need to register beforehand all checks required by current money laundering regulations must be satisfactorily completed as part of the process prior to NALC Auctions approving you to bid at our Auctions please use the links upon our website in order to fill in your pre-registration forms (hyperlink).
- Where a guide price or range of prices is given that guide price is the minimum price at which or range of prices within which the seller might be prepared to sell at on the date on which the guide price is published upon this website. The guide price will normally be at or above the reserve price. The guide price may be subject to change at any time up to and including the day of the auction the latest publish guide price or range of prices is displayed on our website and you are advised to check the website regularly for any updates alternatively you can of course call the office and speak to a member of our team on 01636 558200 for an update on the status of any particular property which you may be interested in.
- All guide prices are always quoted subject to the auction contract.
- Please note the guide price in the lot does not include any buyers fee charged by the auctioneers and the VAT on the sale price, any stamp duty land tax or any other taxes or additional fees which may be payable
- Additional costs and fees charged by the seller or third parties that might apply to some lots and also some buyers’ fees are not included within the guide price.
- if a guide price is listed to be advised that’s TBA it means no guide price has yet been set, should you be interested in this particular property please do not hesitate to call the office on 01636 558200 and the members of staff in the office will endeavour to give you the most up-to-date information.
6.The reserve price is the minimum price at which the vendor is prepared to sell the lot. Whilst every effort is made to ensure the advertised guide prices are up to date it is possible that the reserve price set for any lot may exceed the previously quoted guide price this is because our sellers do not fix their final reserve until just before the lot is offered for sale at the auction itself.
Buyers and sellers’ fees and additional charges
- For each lot a buyer’s fee is payable on the fall of the Hammer.
- NALC Auctions Ltd charge the following amounts for a residential auction. A buyers premium is chargeable in all cases subject to a minimum of £3600 plus vat in addition All lots £650 plus the VAT
- For our chattels and machinery and equipment auctions a minimum of 10% buyer’s premium on the hammer price will be charged.
- Sellers fees and additional charges might be charged by the seller and all other parties. You are strongly advised to read the special conditions of sale for the lot prior to bidding and check any additional charges and fees and to check the addendum. The addendum may but does not always contain details of any such amounts.
- Some lots (commercial property) VAT may be chargeable in addition to the sale price of the lot. The lot particulars and all the special conditions will explain whether VAT is chargeable or not.
- Other matters. Please note that lots may be sold or withdrawn at any time prior to the auction.
- Please note that the amount of security (deposit payable) per lot is variable and must be agreed with the auction department prior to bidding please refer to the addendum and the particulars and conditions of sale which will normally state the guide price and required deposit or bigger security deposit. The required deposit will normally be 10% plus any buyer’s premium
- Plans are reproduced with the consent of promap and ordnance Survey and are licensed by HM stationery office
- Plans and photographs shown in the catalogue and on this website are included in order to assist you in locating the lot in question. They are not necessarily drawn to scale and any arrows on plans or photographs are merely there to assist you in finding the lot itself and not for the purposes of indicating the legal boundary; especially when referring to Land Registry plans.
In this regard the auctioneers cannot guarantee that any plans or photographs showing up-to-date position with regard to boundaries or occupiers either of the lot or for the property shown in such plans or photographs.
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