First time buyer, what do you look for?

AshleyC

AshleyC

Messages
2,896
Name
...
Edit My Images
No
Just about to start looking for my first home and have absolutely no idea what to look out for or what to ask other than "is this place about to fall down" What do you do about surveys and things? is that home information pack still a requirement of the seller? Any tips before i spend the rest of my life in debt on a potential pile of rubble? :)
 
OK, without wanting to scare you it can be an absolute minefield.......... If you know the area you're buying in and there have been no real issues of subsidence then life's a little easier.

To be honest you'd probably get a pretty good feel as to the structural integrity of the property but if you have any doubts over a property you're considering buying then enlist the services of a good surveyor.

Mortgage companies will do a basic valuation survey (they normally charge £300-£400 for this) but some offer a more detailed survey for a little more money so that could be worthwhile doing.

I don't believe the HIP is still a requirement but I think the seller is still required to have an energy efficiency survey done.

Also when it comes to solicitors, don't go for the cheapest you can find, it can make the whole process more painful than it needs to be. Try to get some recommendations from friends/family of solicitors in your area, it can save a lot of time if you can visit their offices to pick up/drop off and sign documents.

Happy house hunting :)
 
A valuation survey will probably be a requirement in getting your mortgage but it won't provide you with any useful details of possible problems, a full survey can be expensive but may prove to be a saving in the end. :)
 
Use the Law Society site (which is easy to navigate) to find a local solicitor who specialises in residential conveyancing.

http://solicitors.lawsociety.org.uk/

When you are in the house, obviously check the general condition of everything. Ask when the double glazing was fitted and watch out for condensation which would indicate seals which have gone. Look for damp in corners and tops and bottoms of walls. Ask how old the heating system is (one of the most costly things to fix) and whether it has been maintained every year.
See if you can find out how old the electrics are, and if they have been checked recently.
There are loads of other thongs, but they should be covered by the survey.
 
Might seem silly but consider knocking on the neighbouring houses and ask them about the property, owners and the neighbourhood. You need a bit of a brass neck and might not get the desired / truthful response (you'll have to gauge that) but it could also reveal a nugget of valuable information that helps with your buying choice :)
 
personally I would just go looking at houses and just make a list of things to look for let your eyes be the judge.
cracks in brickwork and plaster, what are the windows like? look in all the corners for signs of damp, smell the air is it musty?

good heating is a must, houses with poor heating are much more prone to damp, look for a modern boiler, look at security, are the doors/locks any good?

Ask loads of questions, if you like the house also go back for another look and bring a friend.
 
I'd also consider ease of access, parking

also any covenants attatched such as one estate " No commercial vehicles to be parked on this estate overnight"
" All vehicles kept on this estate must be covered by third party insurance and (going back a few years) to display a current road fund licence"
"No repairs to motor vehicles to be carried out on this estate"

Management company? Fees?
Also a visit during/following a heavy downpour can show problems with guttering or drainage

And there have been issues with photoshop skills - funny, I didn't notice that pylon on photographs supplied

a bit of detective work with a slightly cynical air of "what are my liabilties if things go wrong?" I knew one block where out of the blue, the management found major structural repairs necessary and proposed a major hike in its fees to cover the cost. Remember that failure to pay these fees will set you on the road to your lender deciding to reposess
 
im buying a house rather than a flat so maintenance fees wont be an issue, other than my own for anything ive missed and it falls off!
 
AshleyC said:
im buying a house rather than a flat so maintenance fees wont be an issue, other than my own for anything ive missed and it falls off!
Click to expand...

Houses can still have maintenance fees if they're leasehold.

Also, if buying a leasehold property, check number of years left on the less, they're costly to extend. Plus, you won't be able to make any alterations to the outside of the property.
 
andy700 said:
There are loads of other thongs, but they should be covered by the survey.
Click to expand...

Should be - but probably won't :( Surveys really don't seem to be much use at all now - there are so many weasel words, exemptions and get outs.

You'll need a valuation for the mortgage (though sometimes they won't even visit to do this) but if you know a builder ask them to look it over with you. They will spot loads of things that surveyors for some reason don't feel able to comment on.

Oh and if one bit has been newly decorated then ask yourself why.
 
  • Like
Reactions: BBR
boliston said:
even freehold units can have covenants for maintenance of communal areas on an estate
Click to expand...

I lived on a newly built estate in a leasehold flat and there were some covenants that applied to the whole development, one of which was that company vehicles were not permitted on any part of the development.

I have a friend that still lives their and they have just had a letter reminding them of this (he has an "unmarked" van) but that's going to affect a lot of people who live there as there is absolutely nowhere else for people to park their commercial vehicles within about a mile.

A good solicitor should go through covenants & lease agreements highlighting to you any points that could potentially bite.
 
Visit any potential property at different times of the day and night. For example areas close to schools can become very conjectured during drop off and pick up times, including people parking across your drive.

Surveys are ok but do have a lot of butt covering words and get out clauses. As someone has already said, if you know a good builder that may be able to help.

Covenants are getting more and more on new build properties, as previously mentioned. Whilst they may not directly impact on you, do consider any ones that may put off future buyers or things that may stop you altering the property or grounds later on in life.
 
Thanks a lot for all the advice, some really useful stuff i hadnt thought about! One thing im sure of is i wont be buying a new build. Ive rented enough of them to come to hate the little shoeboxes builders think are suitable now.
 
Russ77 said:
I lived on a newly built estate in a leasehold flat and there were some covenants that applied to the whole development, one of which was that company vehicles were not permitted on any part of the development.

I have a friend that still lives their and they have just had a letter reminding them of this (he has an "unmarked" van) but that's going to affect a lot of people who live there as there is absolutely nowhere else for people to park their commercial vehicles within about a mile.

A good solicitor should go through covenants & lease agreements highlighting to you any points that could potentially bite.
Click to expand...

If their commercial vehicles are just van sized, and the roads are public not private, they can park on the street them anywhere it is legal to park a vehicle, and not be breaking any developers / estate rules.
 
defo don't even consider crappy new builds, yuk or big newish estates tend to be full of families with there screaming broods
 
Russ77 said:
A good solicitor should go through covenants & lease agreements highlighting to you any points that could potentially bite.
Click to expand...

Exactly that. I'd spend my time looking for a good solicitor rather than looking for legal issues. That's their job ;)
 
Supporting what Sharky wrote - ask around. Make sure the person who is selling the house is the owner - there have been a number of frauds where crooks have "sold" empty houses or where owners are abroad for extended periods of time. Remember your solicitor will not go and look at the house even to make sure it exists and will not meet the vendors - only you do that.
 
also go find a nice area first and then look for houses, drive about in the evening and see if the roads are quiet and if the area looks nice.
places can be very different at night.
 
As above, go at different times- sometimes noise is only apparent at certain times of the day.
Is it under a flight path, trains or buses close by, schools?
There are various sites for checking crime by area.
The upkeep of adjacent houses can show what type of area it is.
 
sphexx said:
Supporting what Sharky wrote - ask around. Make sure the person who is selling the house is the owner - there have been a number of frauds where crooks have "sold" empty houses or where owners are abroad for extended periods of time. Remember your solicitor will not go and look at the house even to make sure it exists and will not meet the vendors - only you do that.
Click to expand...

Yeah, but if my solicitor didn't check who the real owners were (and that they were the people selling) then they better hope their professional indemnity insurance is up to date. Land registry and identity should be the first things on their list.
 
jondc said:
Visit any potential property at different times of the day and night. For example areas close to schools can become very conjectured during drop off and pick up times, including people parking across your drive.

Surveys are ok but do have a lot of butt covering words and get out clauses. As someone has already said, if you know a good builder that may be able to help.

Covenants are getting more and more on new build properties, as previously mentioned. Whilst they may not directly impact on you, do consider any ones that may put off future buyers or things that may stop you altering the property or grounds later on in life.
Click to expand...

House buying is indeed a minefield for the unknowing and unwary. A good surveyor will give you straight advice and not hide behind get out clauses, but the bigger companies tend to use such words to allow them to use less experienced surveyors without getting themselves into bother.

Ideally the survey should be a positive experience rather than a negative one. Oh and there is no such thing as a valuation survey. It is either a valuation for mortgage or matrimonial or whatever, but the reports required by law from Building Societies etc are no way a survey. They are merely for their underwriters to decide whether to lend or not. Some even instruct surveyors NOT to report damp even if they find it.

The estate agent is only ever acting for the seller even if they give you a nice cup of coffee and the surveyor and solicitor are the only people who will be acting independently on your behalf. THAT IS IMPORTANT.

You need a RICS Homebuyers Report which is for conventionally built properties probably built within the last hundred years, or a full Building Survey for older or more complex properties.

http://www.rics.org/uk/knowledge/consumer-guides/home-surveys/

(Home information Packs are no longer necessary but the energy report is still required even if some agents seem to omit or forget this requirement. They really were not a lot of use as they had very little useful information in them and were a set of standard phrases.)

A good surveyor and a good solicitor often work hand in hand to illustrate relevant points to each other even if they never meet. The surveyor goes out to site and can observe certain legal matters that might be relevant, such as a missing boundary or unauthorised works that are not compliant with Building Regs whereas the solicitor can check the legalities and deeds for things that are not apparent on the ground such as wayleaves and rights of way etc. The professionals are also insured whereas your average builder isn't. Don't forget the builders are only looking at it from the point of view of obtaining work from you. Don't even get me started on the shortcuts and shortcomings of some builders.

But first, find a house you like the look of and is in the right place for your needs.

Everything else can be fixed and a good surveyor will help you get money off by pointing out the shortcomings of the property. The estate agent will always have rose tinted specs on.
 
viv1969 said:
If their commercial vehicles are just van sized, and the roads are public not private, they can park on the street them anywhere it is legal to park a vehicle, and not be breaking any developers / estate rules.
Click to expand...

Without wanting to drag this off topic I don't believe the roads have been adopted by the local authorities yet so would that make them private?
 
Russ77 said:
Without wanting to drag this off topic I don't believe the roads have been adopted by the local authorities yet so would that make them private?
Click to expand...

Yes :(
 
JonathanRyan said:
Yeah, but if my solicitor didn't check who the real owners were (and that they were the people selling) then they better hope their professional indemnity insurance is up to date. Land registry and identity should be the first things on their list.
Click to expand...
But there have been cases where the fraudster had changed the details at the Land Registry and as far as I remember there was no compensation.
 
We bought a house recently (not first time buyers) and although the process went smoothly it did take longer than usual. My advice (some have been mentioned already):

1. Make sure you've done your homework on the area. Some good suggestions already but personally I'd settle for a small house in a desirable area rather than a large house in a not so desirable area.
2. Check when the house was last sold (Rightmove/Zoopla have the information readily available). A quick turnover would my make me nervous although there could be a perfectly good reason. Speak to the agent or vendor.
3. Check the local council website for any recent planning applications (within the last few years) from your immediate neighbours or any commercial development plans nearby. Last thing you want is a new extension or development to make your house less desirable should you sell it in future.
4. Check with the agent if the vendor is actually in a position to sell. Our purchase was delayed because we weren't told it was a probate sale at the time which added an extra 2 months to the process whilst the probate was granted.
5. Goes without saying but get a full structural survey. I wouldn't even buy a new build without one.
6. Try and use a solicitor with local knowledge and one that has worked with the agent before. Our solicitor, although not the cheapest, was well worth the money as they had a good working relationship with the agent which meant things like sending paperwork, getting updates etc were done in a timely manner. Also don't be afraid to haggle. We got the price down close enough to online only solicitors.
7. Go with your gut feeling. If something doesn't feel right, be prepared to walk away. There's no changing your mind once you've signed the dotted line.

Good luck!
 
sphexx said:
But there have been cases where the fraudster had changed the details at the Land Registry and as far as I remember there was no compensation.
Click to expand...

Wow. You'd really think the LR would stop that sort of thing.
 
so as far as the whole workflow goes

1. see a house you like
2. get a full survey done (surveyor / solicitor)
3. based on 2, put an offer in (solicitor / estate agent?)
4. haggle
5. move in
 
AshleyC said:
so as far as the whole workflow goes

1. see a house you like
2. get a full survey done (surveyor / solicitor)
3. based on 2, put an offer in (solicitor / estate agent?)
4. haggle
5. move in
Click to expand...

3 before 2!
 
Definitely 3 before 2!

Then if 3 shows up any problems, you can either adjust your offer or withdraw it (or request they remedy it first).
 
In fact, 3 and 4 before 2 usually.

Make an offer, haggle until it's accepted, then get a survey done.
 
ok fair do's, i just assumed since you have to wait for the survey anyway to highlight bad things then it would of been a waste of time haggling over price at that point.
 
3 subject to 2.
Otherwise a nice little list :)
 
AshleyC said:
ok fair do's, i just assumed since you have to wait for the survey anyway to highlight bad things then it would of been a waste of time haggling over price at that point.
Click to expand...

to be honest anything epic should be visible on inspection if you have a realy good look during your inspection of the house, such as cracks or bad brickwork, maybe a poor roof.
look for sags in the drive or paving, might indicate some issues, also have a good look into the loft and take a really bright little LED torch.

don't just pass off that stuff to your survey, use your eyes and you will often spot issues.

take your time
 
AshleyC said:
so as far as the whole workflow goes

1. see a house you like
2. get a full survey done (surveyor / solicitor)
3. based on 2, put an offer in (solicitor / estate agent?)
4. haggle
5. move in
Click to expand...

1. See a house you like
2. Offer, haggle, acceptance.
3. survey, possible revised offer based on survey and any issues / covenants etc the solicitor picks up
3.1 wait
3.2 wait
3.3 wait
3.4 wait
3.5 lose the will to live with all the waiting and absolutely nothing happening.
3.6 wait
3.7 wait some more
3.8 wait
4. exchange. You are committed to buy on exchange of contracts (England and Wales, I believe it's different in the people's republic of Salmondland) and will face the potential for costs from others in the chain if you do not complete on the specified date
5. Complete and move in.

You generally make your offer to the estate agent if the vendor is using one. They will ascertain that you are in a position to proceed, e.g. first time buyer with a mortgage agreed in principle, or if selling you have a proceedable offer on your current home, before passing the offer on to the vendor. Generally vendors won't accept offers from people who aren't in a position to proceed.

Don't skimp on the survey, you're likely spending a six figure sum on the property so spend five hundred quid on a proper survey. It will be full of caveats, but should still give a good indication of the state of the property.

Do use a local solicitor and not an internet conveyancing shed. Being able to doorstep them and ask what is going on and why all the delays could be useful, as is being able to sit down and talk to them if you aren't familiar with the process..

Do not try to exchange and complete on the same day, if anything goes wrong there is no margin to get it sorted out.
 
Another thing I just remembered. Ask your agent if the vendor has accepted any previous offers, and if yes, why the sale fell through. If your agent is honest, it could save you the cost of a survey.
 
Oh, and with the solicitor ask how much he will charge.
 
as people have said before though, buy the location just as much as the house.
settle for smaller for more of what you want like peace and quiet or off the main roads, maybe a bit more commute.
 
You must log in or register to reply here.
Back
Top