Humming the ’12 Days of Christmas’ won’t get your house on the market, but if you’ve decided that Christmas 2018 will be the last festive celebration in your current home, then following the 12 steps below will put you in the best possible position to take advantage of the festive peak period for property searches from December 28 until mid-January:

December 1 - Research estate agents.

Shortlist agents in your area by asking the following questions: How will they market your property? What is the quality of the photography they offer? Do they offer access to UK buyers?

December2 - Consider what will be the deciding factor when choosing an agent.

Will it be based on fees, or how they valued your property, or who can do the best job and achieve the best price.

December 3 - Friends and family feedback.

Take a good look at your house and consider what first impressions it might leave. Ask friends and family to give you honest feedback. If there are any quick changes you can make, then do!

December 4- Make appointments for the agents to visit. Contact your short-listed agents and invite them over to give you a market appraisal. Make sure you allow enough time for each visit. A good agent will spend time with you to understand what level of service you require.

December 5 - Prepare questions for the market appraisal visits. Create a list of the same questions for each agent - it makes it easier to compare what they have to offer.

December 6 - Research comparable evidence on what’s SOLD in your area.

Be prepared for the agent that gives you an over-inflated valuation. Some agents are paid on winning instructions, but the real skill lies in delivering results for your client by selling the house.

December 7 - Clear up the clutter, tidy and prepare.

De-clutter, clean and prepare for the professional photographs to be taken. Make sure the entrance and front garden are included.

December 8 - Make a list of small fixes, stage the property.

There may be some small DIY jobs that need completing before viewings. The photographer can use photo-shop to ’repaint’ a wall, but the job needs to be completed for when the first potential purchasers walk through the door.

December 9- Appoint your agent (who will organise a photographer and floorplans).

There’s always some room for negotiation, so make sure you choose the best agent for the job - not the cheapest. A few hundred pounds saved on the selling fee could equate to thousands of pounds off the sale price if you choose the wrong agent.

December 10 - Get your paperwork in order.

If you need a mortgage to finance your onward purchase, speak to a mortgage broker or lender before you start the search for your next home. It will help speed up the process.

December 11 - Choose an advocate. Don’t leave this to the last minute - you don’t want to be left behind when you’ve got an impatient purchaser in the wings. Choose an advocate with a good reputation. Your agent will be able to provide some suggestions too.

December 12 - Decide on launch day. Your agent should be able to provide you with data on the most popular times to search for a property over the festive period that you will be able to capitalise on.

After that you can sit back and enjoy a mince pie and a glass of mulled wine and celebrate what could potentially be the last Christmas in your current home!