Viewings
Once your property is listed and live on ESPC.com espc.com, interest from potential buyers can build quickly. Viewings are the next step in the process and play a key role in helping buyers decide whether your property is the right fit for them. A well-managed viewing schedule, supported by thoughtful presentation and prompt communication, can turn interest into offers and keep the sale progressing smoothly.
Your solicitor estate agent will take care of the logistics and help you prepare. Whether you plan to host viewings yourself or prefer the agent to conduct them on your behalf, they will make sure the experience is professional, safe and in line with current market expectations.
Types of viewings
There are generally two formats to choose from: open viewings and private viewings.
Open viewings involve setting a specific time and date when interested buyers can attend without booking in advance. These are typically used in busier markets where you expect multiple parties to want to view at the same time. They can create a sense of momentum and encourage buyers to act quickly.
Private viewings are one-to-one appointments scheduled at a time that suits both you and the potential buyer. These allow for a more personal experience and are often preferred for higher-value properties or when a more flexible, tailored approach is needed.
Some sellers choose a combination of both. Your solicitor estate agent will advise on the best format depending on your property type, local demand and your availability.
Preparing for viewings
First impressions count. Buyers will often form an opinion of your property within the first few moments of stepping through the door. A tidy, well-presented home allows them to focus on the space itself rather than distractions like clutter or maintenance issues.
Your solicitor estate agent will give you tips specific to your property, but some general preparations include:
- Keeping surfaces clear and rooms tidy
- Ensuring kitchens and bathrooms are clean and well-ventilated
- Opening blinds or curtains to maximise natural light
- Turning on lamps to brighten darker areas
- Setting a comfortable temperature
- Removing personal items such as laundry, dishes or pet beds
- Making sure entrances, hallways and gardens are neat and welcoming
Where possible, create a neutral atmosphere that allows viewers to imagine themselves living there. You do not need to hide that the home is lived in, but it should feel spacious, clean and inviting.
Who conducts the viewing?
In many cases, your solicitor estate agent will carry out the viewings for you. This can be helpful as they are trained to guide buyers through the property, answer questions, and pick up on signs of interest. It also allows you to step out of the house, which can help buyers feel more comfortable exploring the space.
If you prefer to be present during viewings or if the agent is unavailable, they will provide advice on how to walk buyers through the property and what information to offer. The key is to be friendly but not overly involved, allowing the buyer time to experience each room at their own pace.
Some agents also offer accompanied viewing services where a member of their team attends on your behalf, even outside of normal office hours. This is especially useful if you work irregular hours or if the property is empty.
Managing multiple viewings
When your listing is new and demand is high, you may receive several viewing requests in a short space of time. Your solicitor estate agent will manage the diary and space out appointments to allow each buyer enough time to look around.
They will also help prevent overlap between appointments and maintain a steady flow of visitors. This is especially important if you are conducting viewings yourself, as too many people arriving at once can feel overwhelming.
If demand is especially strong, your solicitor estate agent might recommend setting a closing date, which creates a formal deadline for offers and can help you compare interest on equal terms.
Following up with viewers
After each viewing, your agent will usually follow up with the prospective buyer to gather feedback. This helps you understand how your property is being received and allows your agent to gauge the seriousness of any interest.
Sometimes the feedback will highlight small issues that are easily addressed, such as a room being too dark or something not being clear in the listing. Other times, it will reveal that buyers are positive but not quite ready to offer. This insight is helpful for knowing when to follow up or adjust your strategy.
Safety and privacy
Your solicitor estate agent will ensure that all viewings are carried out safely and in line with any local guidelines. If you are concerned about privacy or access, speak with your agent. They can advise on steps such as securing valuables, limiting access to certain areas, or arranging viewings only during specific time slots.
Some sellers prefer to use lockboxes or key safes for access. Others may choose to have a neighbour or friend present if the agent is not attending. Your agent will help tailor the approach to suit your comfort level.
Making a good impression
Buyers viewing your property may also be viewing others the same day. Even small details can influence their decision. A home that feels well-maintained, smells fresh and is easy to walk through tends to leave a better impression.
Simple gestures such as leaving the lights on, putting on soft background music or placing fresh flowers on the table can make the space feel more welcoming. Your agent may also provide a printed summary or leaflet about the property for viewers to take away.
Viewings are your opportunity to let the property speak for itself. With a bit of preparation and guidance from your solicitor estate agent, they can lead directly to offers and bring you closer to securing a successful sale.