Here's how not to sell your home. . .

Price yourself out of the market Don't set a price and refuse to budge even when the estate agent tells you it's totally unrealistic and that similar houses in the neighbourhood are selling for far less. "Some people are difficult to convince, even if you give them 10 comparisons of similar houses on the same road. It's natural to want to secure as good a price as possible, but you have to be realistic. Your agent's opinion should be based on comparable sales, " says Adam Clarke, associate director of Savills Hamilton Osborne King.

Decline to invest in good quality photography With websites playing a key part in sales a few badly taken, grainy photographs will ensure your house - no matter how lovely it is - is overlooked. If you've previously had it on the market and have since made changes, the photographs should reflect them, Clarke recommends. Christmas decorations will tell a tale of how long your house has been on the market.

Be inflexible about viewing times Don't simply suit yourself on the times that people can call and refuse to accommodate those with unusual work hours or who have to drive long distances.

"The more access people have, the better chance you have of securing the best price, " says Clarke, who recommends availability for at least one evening viewing (after 6pm) and an afternoon viewing (after 12 noon) on a Saturday to suit those working during the week.

Hang around for viewings Although estate agents don't encourage the practice, some vendors insist in lurking, whether it's in the home office under the guise of urgent business, in the garden or out on the road - it's really off-putting for prospective buyers. "People feel really uncomfortable when the owners are in-situ.

They won't say anything negative or have a proper look around, " counsels Clarke. In some cases, owners of rented properties fail to tell their tenants that a viewing has been arranged, he says.

Leave your car in the driveway Unless you've got a trophy home with a vast driveway and a car to go with it, Clarke advises moving your motor. If you rely on onstreet parking, leaving a space free for the viewer will push any concerns about adequacy of spaces to the back of their minds.

Fail to make an entrance "First impressions really matter in house sales, " says dejunking expert and author Dawna Walter. Don't turn a blind eye to your rusty gate which is off its hinges and the overflowing rubbish bins at the front. Definitely mow the lawn and clip the hedge, and re-paint your front door if needs be. "The front door is the first impression people have of your house. At the minimum, it should be clean, with a working doorbell. It costs very little to buy a tin of paint or fix wires hanging out of a doorbell but it can have a big impact, " Clarke says. A few broken children's toys, litter, that box you meant to bring to the bottle bank, and a greeting by savage Spot should give them a warm welcome and diminish all kerb appeal.

Cats and dogs should be removed as not everyone will love your pet as much as you do. A lot of female viewers are put off by cats, according to Clarke. A negative first sighting could even put them off a viewing as many househunters drive by properties beforehand. The vendor or the agent should collect post in rented houses so that viewers aren't met with a heap of junk mail and charity collection bags.

Neglect to tackle all those DIY jobs you've hand on the long finger Broken gutters, a doorbell that doesn't work, wonky window catches, dripping taps, dangling door handles, worn-out sofas, burnt worktops, chipped tiles and half-finished rooms will tell of all the care and attention that you've lavished on your abode and set alarm bells ringing about what else could be wrong. Spending a small sum smartening up your home can pay off, Walter says. "The minimum amount you would need to spend will be made up for in a quicker sale and higher purchase price."

Have a hearty fry-up Don't cook up a full Irish or a spicy curry the night before and let the aroma gently waft through the house.

Also, allowing pets to roam through the house should leave your house smelling less than fragrant. And as for waking up and smelling the coffee, what a cliché.

Freeze them out If you've toasted yourself before a roaring open fire the previous night, don't leave the ashes to languish in the grate. On a cold day, keeping the heating down should get them pondering the adequacy of your insulation and the cost of running your home. The advice for those selling rented dwellings, Clarke says, is to set the timer on the heating system.

Display all your clutter Don't allow the clutter of everyday living to accumulate and don't leave boxes, that exercise bike and old furniture to clog up the spare room. Piles of newspapers, lots of cosmetics and mounds of unwashed clothes strewn around will make rooms look smaller. Canny vendors put excess furniture and objects into storage. You want the purchaser to look at the space rather than your objects. Consider leaving space on all bookshelves, cupboards and storage areas. The more stuff you have, the smaller your home looks.

Be proud of the dirt A bit of grit and grime goes a long way to losing a sale.

Unmade beds, stained bed linen, unkempt and unflushed loos and cobwebbed ceilings are guaranteed to keep the viewing time short.

"Cleanliness is vital, especially in kitchens and bathrooms, " Clarke says.

Commit colour crimes A scheme featuring lurid lime greens or acid pinks is great for getting viewers going - out the door. Deep dark colours such as blacks, reds and purples, can have the same effect, according to Clarke. "Neutral wall colours make the house look bigger and easier for a prospective purchaser to envisage their belongings in, " says Walter.

Leave yourself and your family fully in the picture While Clarke says a few personal photographs can be left up, he advises against covering several rooms with snaps and framed certificates or degrees. "You don't want to distract people."

Be proud of your DIY disasters Pay heed to any suggestions that your home improvements might be misguided and not to everyone's taste. What do they mean, pastiche? And you simply love that stone cladding/ fake period feature/ Doric column/ Spanish arch/ characterfilled bar/flat roofed extension. How could they suggest that a potential buyer might expect a drop in price to compensate for the cost of ripping it out?

Also good for bringing down the asking price are Artex, carpeted bathrooms, avocado bathroom suites, and lavish curtains with swags and tails and over the top murals. "While there's very little you can do about structural issues, you can replace carpet cheaply with lino. Anyone thinking about structural changes should think very carefully about the impact they will have, should they decide to sell, " recommends Clarke.

Block out the light Net curtains, dirty windows and not turning on lamps will all add to the murky effect on a grey day.

Neglect planning issues For the final nail in the coffin, try the following strategy. Just as an interested party is about to pay a deposit on your property, have the estate agent mention the small matter of failing to get retention for that upstairs master bedroom window that overlooks your (extremely irate) neighbour's back garden.

This can be followed up with the story of how the main stairs and attic don't comply with Building Regulations and finally, that problem with the title deeds. Now wave goodbye to any chances of a 'sale agreed' sign. "Planning issues and all documentation should be in place before the house is put up for sale, " says Clarke.