Our promise to you

To maximise the sale price of your property and to provide an efficient and stress free sales experience.

Beat the Portals

estate agent derby

You have decided to sell and put your home on the market.

The average agent says someone will be in touch to photograph your home and start marketing in a few days. Absolutely not!

At Cope & Co, we go full throttle straight away.

We go live on Facebook and Instagram instantly with a ‘sneak peek’ of your home to get buyers excited and eager to see the full launch.

Details of your property will instantly be sent out to our database of registered buyers who have supplied us with their exact criteria and requirements for their new home.

All this, even before you can say ‘Rightmove’!

A Marketing Toolkit


Different types of property benefit from different marketing strategies and we will always ensure that your property stands out from the crowd and is put in front of the best buyers.

Our marketing is both meticulous and comprehensive. We dress your property in professional photography, comprehensive descriptions, detailed floor plans, 360 degree virtual tours, walkthrough videos and more.

Initially, we tap into our large database of qualified home-hunters matching their individual criteria to your home.

Then, we follow this up with targeted social media marketing, putting your home in front of an audience of buyers who would be interested in purchasing your property.

Your property will also be visible on all the major property portals; Rightmove, Zoopla and On The Market.

Shout It Loud!


A pricing and marketing strategy should be created to achieve the objectives of the seller. It’s not JUST a property valuation.

At Cope & Co, we believe that there are three elements necessary to accurately price every home that we sell.

The local property market.

The individual characteristics of your home.

The homeowners personal circumstances, objectives and goals.

Everything needs to be taken into account before a pricing and marketing strategy is put into place. You should always choose the agent that you have the most confidence in to sell your home.

When we’ve done all that… we shout about your home from the rooftops!

I watched as people started bidding. My heart was pounding as the bids got closer to the reserve price. Within a few seconds, the hammer went down and he shouted ‘Sold’. I had sold my house in the blink of an eye!

Popular Seller Questions

Selling a home can be a complex process with various considerations and decisions to be made along the way. Here are some of the most frequently asked questions by homeownerswho would like to sell their home. 

How long will it take to sell my home?

The time it takes to sell your home can depend on numerous factors. Some you can control and some you can’t! Here are some factors you need to consider:

Local Property Market Conditions: Buyer’s Market If there are more homes available than buyers, properties might take longer to sell. In this market, buyers have more choices and can afford to be choosy. Seller’s Market – When there are more buyers than available homes, properties tend to sell faster. In this scenario, well-priced homes might even receive multiple offers or sell above the asking price.

Home’s Condition: A well-maintained home that is move-in ready will generally appeal to a broader range of buyers and might sell more quickly than a home requiring repairs or updates.

Pricing Strategy: Overpricing – Homes priced above comparable properties in the area will likely deter potential buyers, resulting in a longer time on the market. Competitive Pricing – Homes priced in line with or slightly below market value can attract more potential buyers and might result in faster sales or even bidding wars.

Marketing Strategy: Effective marketing can significantly influence how quickly a home sells. This includes digital listings, high-quality photos and videos, virtual tours, open houses, and leveraging social media and other platforms.

Seasonality: In many areas, certain times of the year, like spring and early summer, are considered peak selling seasons. Families often want to move before a new school year starts, and properties generally show better in the spring.

Economic Factors: Mortgage interest rates, employment rates, and overall economic health can influence buyer demand. For instance, historically low mortgage rates might increase the number of potential buyers in the market.

Preparations: To help speed up the conveyancing and legal processes, getting all your relevant paperwork and documents ready to pass to your representative will help move things along.

What is a property 'chain'?

A property ‘chain’ refers to a sequence of linked purchases, each of which is dependent on the preceding and succeeding purchase. Essentially, each buyer is also a seller, selling their existing home to finance the purchase of a new one.

For example, Person A wants to buy Person B’s house, but they need to sell their own house first to fund the purchase. Meanwhile, Person B is buying from Person C and also needs to wait for Person A’s purchase to go through to afford it. This continues down the line, forming a ‘chain’.

The more links in the chain, the more complex the process can become. All transactions need to reach completion simultaneously, meaning everyone in the chain exchanges contracts and completes on the same day.

If one sale falls through, it can potentially affect all the other transactions in the chain, causing delays or even causing the entire chain to collapse.

Chain-free property transactions, such as buying a new-build property or buying from a seller who isn’t making an onward purchase, are generally simpler and can be completed more quickly because they’re not dependent on any other transactions.

What costs will I incur to sell my home?

When selling your home, it’s essential to be aware of the various costs associated with the process. While some of these expenses can vary based on the property’s location, market conditions, and the specific terms of the sale, here’s a detailed breakdown of typical costs involved:

Estate Agent Commissions: Standard commissions can vary depening upon the skills and expertise of the agent you appoint. It is important to go with the agent who you feel most confident to sell your home for the maximum price. 

Solicitor or Conveyancing Costs: These are the costs you will pay to your appointed representative to handle all the necessary legal documentation and transfers of title etc. They will also liaise with your mortgage lender. 

Essential Repairs: There maybe renovation works that you may consider necessary before you put your home on the market. Those small DIY jobs that are so easy to put off will have to be done!

Staging Costs: To make the home more appealing, sellers may consider some sort of staging. This involves arranging furniture and decor to present the property in the best possible light, and it can vary widely in cost based on the size and condition of the home. This can be done professionally or by spending some money on updating a few soft furnishings etc.

Capital Gains Tax: If the home has significantly appreciated in value since purchase, sellers might be liable for capital gains tax on the profit. However, this will only apply if the property is not yourn primary residence i.e. an investment property or holiday home.

Moving Expenses: While this isn’t a cost of selling per se, it’s a direct consequence. Depending on the move’s distance and the amount of personal belongings, moving costs can be substantial.

Storage: If the seller needs to move out before selling the home, they might incur storage fees for their belongings.

Mortgage Redemption: If there’s an outstanding balance on the home mortgage, it needs to be paid off during the sale. While this isn’t a “cost” in the traditional sense, it’s essential to remember when calculating the net proceeds from the sale. Also be aware of any redemption penalties you may incur for paying of a fixed rate mortgage, for example.

How can I best prepare my home for viewings?

Preparing your home for viewingscan make a significant difference in the impression it leaves on potential buyers. Remember, the aim is to create a welcoming environment where potential buyers can visualize the property as their future home. Every detail counts in making a lasting impression.

Some of these may seem over the top, however, it’s up to the homeowner to decide what they feel is necessary to achieve that ‘wow’ factor.

Deep Clean: A sparkling clean home gives the impression of a well-maintained property. Clean all windows, inside and out. Shampoo carpets and rugs. Dust surfaces, including hard-to-reach places like ceiling fans and kickboards. Clean grout in bathrooms and kitchens.

Declutter: Clutter can make spaces look smaller and distract from the home’s features. Remove unnecessary items from countertops, shelves, and tables. Organize closets and cupboards just in case buyers peek inside.

Consider renting a storage unit for excess furniture or personal items.

Depersonalise: Buyers should be able to visualize themselves in the home. Remove family photos, children’s artwork, and other personal mementos. Take down any ‘controversial’ or highly niche decor!

Neutralise Decor: Stick to neutral colours and decor to appeal to a broad audience. Consider painting rooms in neutral shades. Replace bold or patterned curtains with neutral ones.

Repair and Refresh: Address visible minor repairs to show buyers the home is well-maintained. Fix leaky taps, broken light fixtures, and chipped paint. Replace burnt-out light bulbs.

Enhance Kerb Appeal: First impressions count! The home’s exterior is the first thing buyers see. Mow the lawn and trim hedges. Plant flowers or place potted plants by the entrance. Ensure the house number is visible. Pressure wash the home’s exterior, driveway, and pathways.

Optimise Lighting: Well-lit rooms feel more inviting and spacious. Open all curtains and blinds during viewings. Add floor or table lamps to areas with insufficient natural light.

Reduce Odours: Bad smells can turn off potential buyers. Empty rubbish bins regularly. Avoid cooking with strong odours before viewings.  Use air fresheners or scented candles for a pleasant aroma. If you have pets, clean litter boxes and other areas regularly.

Rearrange Furniture: The way furniture is arranged can influence how spacious a room feels. Remove bulky or excess furniture. Arrange furniture to allow for easy traffic flow and showcase the function of each room.

Highlight Key Features: Draw attention to the home’s unique or desirable features. If there’s a fireplace, ensure it’s clean and consider lighting it for viewings. For built-in bookshelves, reduce books and add a few decorative items.

Provide Information: Consider providing a sheet that lists the home’s features, recent upgrades, and benefits of the local neighbourhood.

Pets: Some potential buyers might be allergic or afraid of pets. If possible, remove pets during viewings and store pet gear out of sight.

Temperature: Ensure the home’s temperature is comfortable. In cooler months, consider warming the home a bit. In warmer months, ensure rooms are cool.

Finishing Touches: Add fresh flowers to main rooms. Set the dining table or kitchen island/bar with elegant place settings. Play soft background music.

Should the estate agent conduct all viewings?

Absolutely! Without question!

While you certainly know your property best, a professional estate agent brings specific skills, experience, and neutrality to the process. 

Professional Training and Experience: Estate agents are trained to showcase properties in the best light. They understand which features to emphasise and how to navigate potential concerns or questions posed by buyers.

Detachment and Neutrality: Emotional detachment can be beneficial during viewings. Sellers might have emotional attachments to their homes, which could lead to taking feedback personally or being overly enthusiastic. An agent can present the house more neutrally, focusing on its tangible benefits.

Effective Qualifying of Buyers: Experienced agents can discern genuine buyers from mere ‘window shoppers.’ They can also pre-qualify potential buyers, ensuring that only those serious and financially capable are brought to view the home.

Addressing Difficult Questions: Buyers often have tough questions about the property, neighbourhood, or reasons for selling. An estate agent can handle these diplomatically, providing accurate information without disclosing any sensitive personal reasons the seller might have.

Handling Feedback: After the viewing, an estate agent can gather and relay feedback. This feedback can be invaluable for making adjustments to improve the home’s appeal or reconsidering the pricing strategy.

Negotiation Skills: If a potential buyer shows interest during the viewing, the estate agent can start the negotiation process immediately, using their expertise to get the best price and terms for the seller.

Avoiding Overfamiliarity: Buyers might feel more at ease and more willing to explore the property in-depth without the owner present. They might be hesitant to open cupboards or take their time in each room if they feel they’re intruding on the owner’s personal space.

Objective Presentation: Estate agents can highlight the home’s features in line with market demands and buyer preferences. They understand current market trends and can tailor their presentation accordingly.

Mitigating Issues: If there are any contentious issues or potential drawbacks with the property, an experienced agent will know how to address these diplomatically, reducing the risk of putting off potential buyers.

Should I have a 'For Sale' board at my home?

If you’re in a high-traffic area with lots of passerby potential, a board will be highly beneficial. However, if privacy or security is a major concern, you might opt out.

Visibility and Exposure: A “For Sale” board can significantly increase the visibility of your property, especially for those driving or walking by. It’s a direct way of informing the local community that your house is on the market.

Attracting Local Buyers: Sometimes, potential buyers live nearby. They might be seeking a bigger house, a property for family or friends, or looking to downsize within the same neighbourhood. A board can capture this audience.

Immediate Interest: Impulse viewings can be a thing. Someone might not be actively looking for a house, but seeing the board might spark interest, especially if they’ve admired the property from afar.

Serious Inquiries: Those who contact your estate agent after seeing the board are typically genuine buyers with a keen interest, as they’ve taken the initiative based on an actual visual assessment of the exterior and location.

Cost-Effective Marketing: Compared to other advertising methods, a board is relatively inexpensive and will be included in your estate agent’s marketing package.

Shows Commitment to Sale: A board signals to buyers that you’re serious about selling. It’s a clear, unambiguous message to the market.

What are 'Exchange' and 'Completion'?

Exchange is the point at which the purchase or sale of the property becomes legally binding. Both the buyer and the seller have certain obligations they must fulfill as outlined in the contract. It’s called the “exchange” because each party’s solicitor will exchange signed contracts, and the buyer’s solicitor will usually transfer the deposit to the seller’s solicitor. If either party backs out of the deal after this point, they could face significant penalties. For the buyer, they could lose their deposit, and for the seller, they may be sued for breach of contract.

The time between exchange and completion can vary, depending on the needs of the buyer and seller. Sometimes, this can be on the same day, but more often, there’s a gap of a week or two to allow for final arrangements, like organizing removals.

Completion is the final step in the property buying process. It’s the day when the seller must vacate the property and the buyer will get the keys and can move in. On the day of completion, the buyer’s solicitor will transfer the remaining purchase money to the seller’s solicitor. Once the money has been received, the seller’s solicitor will confirm and the keys will be released to the buyer.

The completion day is usually a weekday (Monday to Friday) that isn’t a bank holiday. If there is a chain of transactions (e.g., a series of buyers and sellers all moving on the same day), the process can take longer because every transaction in the chain has to complete on the same day.

In summary, “exchange” is when the deal becomes legally binding, and “completion” is when the keys are handed over and the buyer becomes the official owner of the property. Both are significant milestones in the home-buying process, and each comes with its own set of obligations and expectations.

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Top Tips for Sellers


Our Cope & Co advice hub is the font of all knowledge for tips, hacks and general guidance for landlords, sellers, buyers and tenants.

Our most popular blogs offering tips and information for home sellers has been created with care and attention to ensure the right information is there to help homeowners who are moving to pastures new.