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Address
10 Church Lane‚
Royston‚
Herts‚ SG8 9LG

Telephone: 01763 259888
Email: info@abodetc.co.uk

Travel Money

Abode Town & Country Properties has launched a foreign currency exchange service (No1 Currency) where you can buy & sell all the travel money you will need! Visit the team today to find out more.

NO FEES‚ NO COMMISSION, NO HASSLE.

We offer great exchange rates‚ 0% commission & you can choose from over 50 different currencies. You can also order online & then collect in store‚ with NO minimum order & payment on collection! https://no1currency.com

About Us

With a unique and fresh approach to estate agency‚ the Abode Town & Country team provide clients with an honest and tailored service to match their needs.

Offering flexible viewings between 8am and 8pm‚ seven days a week‚ Abode Town & Country are a highly regarded sales and lettings agency covering the market town of Royston and surrounding villages. We work together with our customers to assist them in finding the perfect home or perfect tenant‚ securing the best possible price for their property or achieving the best rental income.

Here at Abode Town & Country‚ we believe in an open door policy allowing our customers to visit at any time to suit them. Whether that’s private appointments outside of normal hours to go through paperwork‚ or just a friendly chat and some unbiased advice…our experienced and friendly team are ready.

As a completely independent agency‚ there are no call centres and no online business. We prefer to offer a face–to–face service‚ which we believe is the best way to get to know our customers’ needs and ultimately find you the ideal property or achieve the optimum sale/rental price.

This considerate and dedicated approach is a winning formula and why most of our customers come to us through recommendations. Many have even become our friends‚ often returning to us for property–relates advice‚ which is all part of our service.

Thorough market research‚ extensive local knowledge and immense industry experience lets us offer our clients a dedicated and exclusive service.

Our aim at Abode Town & Country is to provide an old fashioned polite service coupled with the most modern and up to date computer software to ensure that we can provide a service that our customers will be pleased to recommend.

Get in touch with our team today for a better selling and letting experience.

 


 

So‚ who makes Abode Town & Country work?

Graham Hagger & Nick Grundy‚ are the driving force behind this new and innovate company.

Graham Hagger‚ Director

Born and raised in Royston‚ Graham is well informed and well aware of each and every corner of his hometown. Graham established the local agency Abode Town & Country by teaming up with Nick Grundy‚ the Managing Partner. With a well positioned office and selling and letting business‚ Graham’s main motive was to serve the local people with a better moving experience. He is a great sportsman and has been involved with Royston Town Football Club for many years now and is a keen golfer at Royston Golf Club. Graham takes pride in being a Royston native and is dedicated to supporting local business’.

Nick Grundy‚ Managing Partner

Having lived and worked in the Royston area for nearly 10 years‚ Nick Grundy’s local knowledge and 15 years industry experience‚ offers the very best in estate agency service. Nick has a fresh and personal approach to provide clients with a service that is both individual and professional. In his spare time‚ Nick can be found walking his family dog on the Heath with his young son‚ enjoying a game of squash or watching his boyhood football team Newcastle Utd playing at St James Park.

Steps to Selling Your Home

Are you thinking of selling your property but don’t know where to start? We have put together a simple guide to all of the steps involved with some useful tips along the way…

 

Start selling before you buy

Too many people find their dream home and then decide to put their home on the market. Most sellers will only accept an offer if the buyers are in a strong position to sell and either having nothing to sell or already have an offer agreed on their property, by the time you have found a seller your dream could have already sold.

 

Get your finances in order

Do you have an outstanding mortgage? Is your mortgage portable, meaning can you move your mortgage to another property? If not, what are the redemption fees? Get your house valued to find out what your budget is.

You will also need to consider stamp duty, estate agent and solicitor fees when selling your home.

 

Get your property valued

Have a rough price in mind for what you would like to achieve and get a few valuations from different estate agents -don’t just go with the agent with the highest valuation price, everyone wants the most for their home but marketing your property too high could put potential buyers off coming through the door.

 

Find a trusted agent

You can sell your property yourself, use a traditional estate agent or an online estate agent.

There are pros and cons to both but always make sure you read the small print; some traditional agents can tie you in for a length of time and some online agents may seem like a cheaper option but have a lot of hidden costs and can end up very costly.

Use your valuations to find an agent you can trust, you should be able to gage from how well you get on with the agent, whether they know their stuff and the outcome from the valuation- some agents may tell you what you want to hear rather than be open and realistic, remember honesty is the best policy.

Have a look at their marketing pack, make sure the agent’s use the main property portals to advertise their proprieties such as Zoopla, Rightmove and On the Market, buyers will generally search for properties on these rather than going straight to the agent’s webpage.

Don’t forget to read up on their reviews, hearing from other experiences can help you decide who you would like to sell your home.

 

Prepare your home

We all love our homes and interiors but remember everyone’s tastes are different, start looking at your home through your potential buyer’s eyes…

Remember first impressions count- curb appeal is just as important as the interior for some buyers. Stand back and look back at your property, what do you notice? Rake any fallen leaves, mow the lawn, sweep the paths and drive, clean the windows, add some flowers, these are all simple things which can make your home look more desirable to others. Equally look at first impressions once you’re in your home, buyers take note of if there’s anywhere to hang your coats and store your shoes and can find it off-putting walking into a cluttered hallway.    

Declutter- having too much furniture or too many decorative items out on display can make your rooms look smaller and can put those buyers off who struggle to visualise past it, keep it simple and remember you’re only storing your things away until you move into your new home.

Refresh interior -redecorating may not put much value on the home but can help sell it faster and give the buyer a blank canvass to help them visualise their home in yours. Just remember putting new kitchen and bathrooms in may make your property look more attractive but these are down to personal taste so some buyers may prefer to do that themselves.

 

Choose a solicitor

Choosing a solicitor can be a hard decision. Price always plays a big part but selling your property can be very stressful so sometimes it’s not about who’s the cheapest but who’s the most efficient and easiest to communicate with. We’ve had some seller’s use solicitors who are at the other side of the country and getting hold of them can be tricky, using a local solicitor where you can walk into to ask questions and get advice can be priceless.

Ask friends and family who they have used and see who your estate agent would recommend, they don’t get commission for recommending so will give you an honest opinion of their experience they have had with them.

 

Accept an offer

Congratulations you’ve had an offer. An estate agent is legally obliged to give you all offers that they receive, even the ridiculous ones, but remember it is always going to be your choice where you go from there…

You can reject the offer, ask the agent to negotiate until you are happy with a price or accept the offer.

Once you have formally accepted the offer, you should instruct the agent to take your property off the market and inform your solicitor to proceed with the sale process.

 

Negotiate the draft contract

There are a few things which will need to be agreed between you and the seller;

You can offer some of the fixtures and fittings to your buyers, they can be anything from curtains and poles to mirrors. They can either be included in the price or sold to them at an agreed cost.

If your buyer choses to get surveys done on the property and issues are flagged, they may ask for a reduction off the sale price to contribute to any works that may need to be completed.

Exchange and completion dates for the sale will need to be agreed by both parties.

 

Exchange contracts

Once you exchange contracts, both you and the buyer are legally committed to selling and buying the property. If you do pull out for any reason, the buyer’s deposit will be returned to them and you may be sued and likewise if the buyer pulls out they will lose their deposit and may be sued.

When selling your property you are responsible for looking after it until the sale has been completed so you should ensure that you have buildings and contents insurance cover until then.

 

Move out

You can move out whenever you like up until the sale completes and keys are exchanged. Completion generally happens after Midday so for a less stressful move it is always better to be as prepared as possible and have the house as clear as possible the day before completing.

 

Pay the mortgage

The mortgage company will have given you and your solicitor your redemption fee amount for your mortgage which needs to be paid the day of completion. As soon as the buyer’s solicitor has transferred their money to your solicitor, your solicitor will pay off the mortgage for you.

 

Pay solicitor fees

When your sale has completed your solicitor will send you a description of all for their costs and disbursements, with he sale price of your property and redemption of the mortgage if there is one.

If you are buying and selling at the same time the solicitor will more than likely settle up for both transactions at the same time, including paying stamp duty for the house are buying.

Your solicitor will ensure that the ownership of the property will be updated on the land registry.

 

Considering selling your home? If you would like more advice or a no obligation valuation, pop into our office for a chat or call us on 01763 259888.

 

Nick Grundy

Abode T. C.

Land

Nurturing relationships with local builders and national companies‚ enables us to look after every aspect of selling land. From giving guidance with planning applications to dealing with part exchange properties‚ we cover all basis.

And with our comprehensive marketing strategies and convenient appointment times to suit you‚ our team are best placed to help you achieve the best price for your new build homes or land.

Contact us today on 01763 259888 or email info@abodetc.co.uk for honest‚ experienced and professional advice.

Renting

How Abode Town & Country work with tenants to make renting as simple and stress free as possible.

  • Every property is online.
  • Receive instant notification of new properties that become available by email or text message.
  • Easy search options to help find your ideal property.

Property Information

  • Detailed property descriptions.
  • Professional photography and floor plans as standard.

Invaluable‚ independent advice

  • Well trained staff with expert local knowledge.
  • Our letting experts are happy to take you through the rental process from start to finish.
  • We abide by a strict code of conduct‚ giving you the peace of mind you need.

Full marketing

  • Full marketing of property in local publications and major property websites such as Rightmove, Zoopla and many more.
  • Instant notification of new properties that become available‚ sent by email or text message to all registered applicants.
  • Full EPC service.
  • 3D Floor plans as standard.

Detailed application process

  • Accompanied viewings.
  • Landlord feedback provided as soon as possible.
  • Full tenant referencing to include credit checks.
  • Preparation of appropriate Tenancy Agreement.
  • Collection & registration of deposit.
  • Preparation of an inventory.

Property management 24/7

  • For our managed properties‚ we are only a phone call away if something goes wrong.
  • Midterm property visits are carried out with full written reports and photos.
  • Tenancy extension and renewal.
  • 24–hour access to reliable and experienced contractors every day of the year.
  • Service of required notices.
  • Final inspection and written check–out report.
  • Arrange Gas & Electrical Safety Checks.
  • Processing of monthly rent to suit your requirements.

Deposit Protection

  • Register a tenant’s deposit given to a landlord with the My Deposit Scheme in line with legislation.
  • Protects tenant’s deposits‚ giving you peace of mind.
  • Swift return of a tenant’s deposit at the end of the tenancy in line with the My Deposit Scheme.
  • Abode Town & Country Ltd is part of the Client Money Protection Scheme.

Call us today on 01763 259888 or email info@abodetc.co.uk for your free‚ no obligation valuation or some friendly advice.

News

Stamp Duty News

If you have owned a house in the past you will have to pay stamp duty.

If you have inherited a house in the past you will have to pay stamp duty

If you are buying with a partner and one of you has brought in the past and one of you have never bought you will still have to pay stamp duty.

If you were a shared owner in the past you will have to pay stamp duty.

You are only eligible for this discount if you are a genuine first time buyer.

If you are a first time buyer why not drop into our office for a chat and see if we can help get you on the property ladder we work closely with qualified insurance brokers.

Nick Grundy
Abode T. C.

Commercial

Abode Town & Country offer a comprehensive commercial property service in the Hertfordshire and South Cambridgeshire region which includes:

  • Free market appraisal for Freehold and Leasehold units.
  • Property acquisitions / Tenant introduction service.
  • Advice on the best method and strategy of sale.
  • Rent reviews.
  • Comprehensive marketing campaign.
  • Retail/Industrial/Office/Community Uses and Mixed use Specialists.

Superbly located for serving the historic town of Royston and local area‚ Abode Town & Country offer a comprehensive Letting and Management service. Our experienced and qualified staff are able to provide advice on all aspects of Lettings‚ whether you have just one property to let or a portfolio‚ we will provide a service to suit your requirements.

We will tailor the service to meet your commercial needs.

Contact us today on 01763 259888 or email info@abodetc.co.uk for honest‚ experienced and professional advice.

Selling

Superbly located for serving the historic town of Royston and local area‚ Abode Town & Country offer properties across the borders of Hertfordshire and South Cambridgeshire. Our years of experience‚ up–to–date training and industry research‚ keeps our team fully informed of the property market‚ so you don’t have to. Sell your property with confidence.

Register with us today on 01763 259888 or email info@abodetc.co.uk and let us help you move tomorrow.

To remove the stress of moving‚ our team are also on hand to help complete paperwork‚ talk through any arising issues or offer property advice at any time during the selling process.

We also offer flexible viewings between 8am and 8pm‚ seven days a week to fit around your home life; working closely with you to help secure the best possible price for your previous property.

Latest on Stamp Duty

If you have owned a house in the past you will have to pay stamp duty.

If you have inherited a house in the past you will have to pay stamp duty

If you are buying with a partner and one of you has brought in the past and one of you have never bought you will still have to pay stamp duty.

If you were a shared owner in the past you will have to pay stamp duty.

You are only eligible for this discount if you are a genuine first time buyer.

If you are a first time buyer why not drop into our office for a chat and see if we can help get you on the property ladder we work closely with qualified insurance brokers.

Nick Grundy
Abode T. C.

Buying

Superbly located for serving the historic town of Royston and local area‚ Abode Town & Country offer properties across the borders of Hertfordshire and South Cambridgeshire. The one–stop destination for everything related to buying a property‚ offers convenience and value for money‚ with an exceptional service. Our years of experience‚ up–to–date training and industry research‚ keeps our team fully informed of the property market‚ so you don’t have to.

Register with us today on 01763 259888 or email info@abodetc.co.uk and let us help you move tomorrow.

To remove the stress of moving‚ our team are also on hand to help complete paperwork‚ talk through any arising issues or offer property advice at any time during the selling process.

We also offer flexible viewings between 8am and 8pm‚ seven days a week to fit around your home life; working closely with you to help secure the best possible price for your new property.

 

Valuation

Our enthusiastic and experienced sales team can provide you a realistic valuation for your property.

Even if you’re unsure about selling right now, we can help guide you in getting started with your next move or sale.

Just fill in the form below, or contact us, and we’ll be in touch as soon as we can.

 

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Abode Royston Office

Shop Unit

This spacious shop unit is located in the centre of Royston, positioned on one of the main thoroughfares. The unit offers a large shop floor space, a kitchen area, separate store rooms and a w/c. The shop unit also benefits from the use of a rear service yard and two allocated car parking spaces. Viewing is a must to appreciate the amount of space that this shop offers

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