The question we get asked the most on this is “Should the agent or the homeowner conduct the viewings?”
The short answer is that either of these methods can work well. A confident homeowner can do the job very well, the key is simply not to try too hard. You have to understand that you can’t hard sell a home to someone. They will often get a feel within a minute or two of entering the property and if it’s not for them then no amount of sales tactics will change their mind. So if you are orchestrating your own viewings, simply be friendly and helpful when buyers come round to look. 
Point out things that may not be obvious to a potential buyer such as underfloor heating or proximity to good local schools. DON’T point out the glaringly obvious (“This is the toilet”) and DON’T bore them to death with the technical details for the boiler.
You should also ensure that your home is presentable. Work on small repairs and improvements before inviting potential homebuyers for a viewing.
Take the opportunity to tell the buyers exactly what you have enjoyed the most about your time living at the property. Be honest and sound passionate and don’t make it sound sales like.
If you do not fancy the prospect of watching strangers nose round your home than ask the Estate Agent to do the viewings on your behalf. If you go down this route then it is very important to let the agent do their job and make yourself completely scarce. And that means popping out prior to all arranged viewings, a stroll to the park or to Costa is a good idea. There is nothing more off-putting to a potential buyer than being shown around a nice property by the Estate Agent, only to walk into the Living Room and find the homeowner lounging on the sofa with a bowl of peanuts watching daytime TV!
If the buyer leaves the house feeling awkward then that is exactly what they will remember about the property………..it felt awkward. So you can rest assured they won’t be making an offer.
REMEMBER. Buyers simply need to be given the opportunity to look round un-rushed and unhindered and fall in love. Then they are likely to make an offer…………..
