House hunting tips for buyers

House hunting is one of the most exciting things you can do, but even small oversights can be costly. From checking sold prices and spotting property issues to dealing with estate agents and understanding chains, here are our essential tips to help you find the right home and avoid expensive mistakes.

• Research similar property prices in the area and check local development plans before house hunting
• Take photos during viewings and inspect thoroughly for issues like damp, electrics and structural problems
• Consider the full costs beyond the purchase price, including insurance, utilities and maintenance
• Remember estate agents work for the seller, not you - you're free to choose your own conveyancer and mortgage broker

Property search websites have become the norm when it comes to house hunting. Long gone are the days of visiting estate agents to see what’s available on the market and what you might be able to afford.

Nowadays there’s an abundance of property search websites around that can help you find your perfect home.

Here’s a breakdown of some popular sites you can use:

Rightmove: Whenever you think about moving (or even just seeing what’s out there), Rightmove is likely the first place you’re going to check. Rightmove has over one million properties advertised for you to browse to your heart’s content.  

Zoopla: Zoopla comes in at a close second. As well as having plenty of properties to browse, they also let you view how much properties previously sold for. This is a great way to get an idea of what to expect to pay in certain areas.

OnTheMarket: Although OnTheMarket might not be as popular as Rightmove or Zoopla, you can still view a wide range of properties and get access to great features such as alerts to notify you when a property within your requirements gets added.

Purplebricks: Purplebricks offers a modern digital platform where you can browse properties, book viewings 24/7, and access virtual tours, while still getting support from local property experts throughout your buying journey.

Looking at sold house prices helps to paint a realistic picture of the local market. You can easily check what similar properties in the area sold for using the Land Registry website or property search sites like Zoopla.

Take time to compare houses that match yours in terms of size, condition and features. This gives you solid ground for negotiating and helps spot properties that might be overpriced. Focus on sales from the last 6-12 months, as these will reflect current market conditions more accurately than older sale prices.

Need to sell a property too? Check out our full guide for sellers.

Planning decisions in your area can have a big impact on future property value and quality of life. Check your local council’s planning portal to spot any upcoming developments, from new housing estates to transport links or shopping centres.

It’s worth looking beyond just the immediate neighbourhood too. New schools or supermarkets just a few streets away could change the feel of an area, major infrastructure projects might affect everything from traffic levels to property prices.

You might be able to find opportunities such as new build properties coming up or the chance to increase your potential property’s value, or you may even find things that put you off. Either way, doing this research will help you make a more informed decision.

The property chain can make or break your house purchase, so it’s worth finding out the situation early on. A chain occurs when your seller needs to buy another property, and their seller needs to buy another, this creates a linked set of purchases that all need to complete together.

Chain-free properties are the ideal, where the seller isn’t buying another home, often resulting in a smoother and quicker process. These might include empty properties, those where the owner has already moved out, or homes being sold after someone has passed away. Always ask the estate agent about the chain situation – knowing what you’re dealing with upfront can save disappointment later.

Get a full breakdown of property chains here.

When you find what seems like your dream home, we get that you’ll be itching to put in an offer, that excitement can soon take over.

But it’s not just the property that becomes your new home, it’s also the local area. Before putting in an offer, it might be a good idea to check the local area at different times of the day to get a feel for what life would be like to live there.

A quiet street at 11am might be a different story during rush hour, and local pubs or restaurants could change the atmosphere in the evening.

Take a walk around to spot the practical things that matter day-to-day – where’s the nearest shop? How far is the train station? What’s the parking situation like?

If you can, it might also be worth chatting to neighbours if you get the chance, as they’ll often give you the honest lowdown on what it’s like to live there.

6. Calculate the total costs of ownership

The monthly mortgage payment isn’t the only cost to think about when buying a house. You’ll need to factor in council tax, utility bills, building insurance, and regular maintenance – these ongoing costs can add hundreds of pounds to your monthly outgoings.

Ask the owner about typical utility costs and council tax bands, as these can vary significantly between properties.

Don’t forget about one-off buying costs either, like stamp duty, conveyancing fees, and survey costs. Getting a clear picture of all these expenses upfront helps avoid any nasty surprises and ensures you can genuinely afford the property long-term.

Guide: The full cost of buying a house and moving.

7. Know your rights with estate agents

Estate agents work for the seller, not you as the buyer – it’s important to remember this during your house hunting journey. While they should treat you fairly and honestly, their primary duty is to get the best deal for their client, the seller.

Be aware that estate agents cannot legally make your offer conditional on using their recommended services. Even if they suggest their own conveyancer and or mortgage broker, you have the right to choose your own.

Don’t feel pressured into using their preferred providers – shop around to find the services that best suit your needs and budget. And if they do suggest one, do your own research on them, check them out, look at their reviews, and even talk to them to see if they’re the right fit.

Read our guide on how to choose a conveyancer for more.

9. Ask the right questions to sellers

Asking smart questions during a viewing can reveal crucial details about the property that might not be obvious at first glance. Make the most of your time by finding out why the owners are moving, how long they’ve lived there, and whether they’ve had any offers.

Some key questions worth asking:

• How long has the property been on the market and have any previous sales fallen through?
• What work has been done to the property, and do you have certificates for any major renovations?
• Have there been any issues with neighbours or disputes over boundaries?
• How old is the boiler and when was it last serviced?
• What's included in the sale - fitted wardrobes, garden shed, white goods?
• Are there any known issues with dampness, subsidence, or Japanese knotweed?
• Which direction does the garden face and how much sun does it get?
• What are the parking arrangements and are there any restrictions?

This is by no means an exhausting list, prepare some questions yourself, each property is different, and you may need a unique set for each property. It’s also worth taking notes during the viewing as it’s easy to forget details.

10. Take pictures when viewing the property

Taking photos helps you remember each property’s details – it’s surprising how quickly viewings can blur together. Make sure to ask the estate agent or seller if it’s okay to take pictures first, as they might have specific preferences about photography.

Don’t just snap the obvious rooms – get pictures of the things you might forget to check later, like the condition of window frames, the fuse box or the corners where you spot dampness.

These details can be invaluable when comparing properties or getting quotes for future work. And don’t forget to capture the view from the windows, garden angles, and storage spaces.

11. Get a mortgage in principle before you start

Getting a mortgage in principle (MIP) is a smart early step in your house hunting journey. This initial agreement from a lender will give you a realistic estimate of how much a lender would be willing to let you borrow based on your finances.

Having a MIP shows estate agents and sellers that you’re a serious buyer who can likely afford the property – it puts you in a much stronger position when making offers.

It’s also practical, knowing roughly how much you can borrow helps narrow down your property search to homes within your budget, saving time and avoiding disappointment. While a MIP isn’t set in stone, it gives you a realistic picture of your buying power and can help speed up the process when you find your perfect property.

12. Is it a doer-upper?

Knowing what you’re taking on with a ‘project’ property is crucial – that bargain price might not look so tempting once you add up the cost of renovations and repairs. Look carefully for signs of serious issues like damp patches, cracks in walls, or uneven floors that could hint at bigger structural problems.

Get quotes for any major work before making an offer, as costs can quickly spiral. A dated kitchen or bathroom is one thing, but issues like rewiring, a new roof, or dealing with subsidence need proper investigation. Remember to also factor in where you’ll live while work is being done – major renovations can take months and living on a building site isn’t for everyone.

You’ll also need to consider whether you’ll need planning permission for any changes you want to make. Your local council’s planning department can guide what’s likely to be approved, especially if the property is listed or in a conservation area.

13. Leasehold or freehold?

Understanding whether a property is leasehold or freehold can make a big difference to your ownership rights and costs. With freehold, you own both the building and the land it sits on outright. Leasehold means you own the property for a fixed period, but someone else owns the land it stands on.

For leaseholds, check how many years are left on the lease, as anything under 80 years can affect your ability to get a mortgage and the property's value. Look out for additional costs too - service charges and ground rent can add significantly to your monthly outgoings, and some leases include clauses that allow these fees to increase over time.

14. What to be wary of

When viewing a property, spotting potential issues early can save you from costly surprises later. Here's a thorough checklist of what to look out for:

Inside the property:

• Test all taps for water pressure and how quickly hot water comes through - weak pressure could signal plumbing problems
• Check every room for signs of damp - look for bubbling wallpaper, dark patches on walls, and that distinctive musty smell
• Run your hand along walls to feel for damp patches and look closely at corners where mould tends to gather
• Look up at ceilings for water stains or small cracks that might suggest problems above
• Check if windows open smoothly and close properly - stuck windows might mean subsidence issues
• Test light switches and count power sockets - older properties often need expensive electrical updates
• Turn the heating on to check radiators heat up evenly and don't have cold spots
• Look under sinks and around toilets for signs of leaks or water damage
• Open and close all internal doors - sticking doors could indicate structural movement

Outside the property:

• Examine external walls for large cracks or missing pointing between bricks
• Check the roof from ground level for missing tiles or damaged guttering
• Look for signs of Japanese knotweed in the garden - it grows rapidly and can damage foundations
• Check the condition of window frames, especially wooden ones that might need replacing
• Notice the state of neighbouring properties - poorly maintained houses nearby can affect your property's value

Remember that some 'red flags' might actually be simple fixes, while others could be deal-breakers. Note down anything concerning so you can ask about it later or get a surveyor to take a closer look.

15. Research parking situations

Parking can be a daily hassle if you don't check the situation properly before buying. Take time to understand whether you'll have dedicated parking, a garage, or if you'll need to rely on street parking. If it's the latter, check whether you need a resident's permit and how much it costs - some areas can charge hundreds of pounds annually.

Visit at different times to see how easy it is to find a space, particularly during evenings when most residents are home. Look out for any parking restrictions like yellow lines or time limits and notice if the street gets busy during school runs or commuting hours. If the property has a driveway, check it's practical - some are too short for modern cars or too narrow to open car doors comfortably.

16. And remember, stay positive…

House hunting can feel overwhelming at times but try to see each viewing as a step closer to finding your perfect home. Not every property will tick all your boxes, and that's okay - sometimes the things you think are deal-breakers might not matter as much when you find a place that just feels right.

Keep in mind that every house hunter faces similar challenges, from budget constraints to location compromises. Focus on the must-haves rather than the nice-to-haves and trust your instincts - if a property doesn't feel right even after multiple viewings, it probably isn't. The right home is out there, and taking time to find it is better than rushing into a decision you might regret.

17. Consider the future resale value

Whether you’re planning to stay long-term or short-term, consider what the resale value of the property would be. Have a look back at previous sold prices again, see how the value has changed over time and whether your investment seems worth it.

Many elements can appreciate the value of a home. Here are some factors that are most likely to increase property value over time:

Location factors:

• Properties in good school districts consistently command higher prices and sell faster.
• Easy access to public transportation, especially train stations, adds significant value.
• Places close to supermarkets, parks and healthcare facilities are important to most people.
• Areas with strong employment and economic growth

Property characteristics:

• A functional layout with a good balance of bedrooms to bathrooms.
• Off-street parking or garages, especially in urban areas where parking is limited.
• Outdoor space – even a small garden or balcony can significantly increase appeal.
• Natural light and good ceiling height create a sense of space buyers value.
• Scope for improvement or extensions

18. Consider what might negatively impact the property value

As well as consider what could improve the resale value, also consider what might depreciate value.

• Properties on busy roads or near industrial estates appreciate slower than other homes.
• Unusual layouts that can’t easily be modified may limit your buyer pool.
• Listed buildings or those in conservation areas can have restrictions that limit renovation options.
• Properties with shared access or unusual legal arrangements can complicate future sales.

19. Understand EPC ratings

Review properties energy performance certificates (EPC). Properties with better ratings (with A being the highest and G being the lowest) mean lower utility bills and potentially higher resale value.

20. Use a house health checklist

Viewing properties is an incredibly exciting time, it’s so exciting that you might easily miss some dealbreakers that put you off a property. Spotting these issues can save you spending on a survey and save you time in the home buying process. You could also consider taking a friend with you who can be a little more realistic amongst the excitement.

You might feel a little invasive doing some of these checks but remember you’re going to be spending 100’s of thousands, you have the right to thoroughly.

Check for damp: look for wet spots, mould, and if anywhere has an off smell or feel. Sometimes you won’t be able to see it at face value.

Test out switches: check light switches or appliances to make sure electricity is working throughout the house.

Ceiling suffering: look up! Ceilings can tell you a lot about a property, keep an eye out for cracks, dark spots or patches, drops or mould.

Roof condition: inspect missing tiles, damaged guttering, or signs of leaks.

Windows and doors: check all the windows and doors in the house, if they open, are stiff, do they lock? Even open storage cupboards or drawers, everything is important.

Does the heating heat: Ask the seller if you can put the heating on briefly to make sure all the radiators come on and work.

Inspect the plumbing: flush toilets and run taps. Check underneath the sink for anything that looks off, and inspect the water meter.

Lift mats, rugs and wall hangings: Sellers are going to want their property to look the best it can to get the best price. They might hide stains or marks with rugs or photo frames. Make sure you check underneath all of these.

Observe outside: check the walls for cracks, mould or rotten woodwork. Have a look at the roof, is there any tiles missing?

Sus out the seller: If you get the chance to meet the seller, do you trust them? If they seem unreliable, trust your gut it could make your purchase difficult.

How many properties should I view before making an offer?

There’s no set number – some buyers find their perfect home on their first viewing, while others might see 20+ properties. What matters is feeling confident in your decision. Try to view at least 3-4 similar properties in your target area to get a good comparison.

Should I make an offer on multiple properties at once?

It's not illegal to make multiple offers, but it's generally frowned upon and could cause issues if more than one is accepted. It's better to focus on one property at a time to avoid complications and maintain good relationships with estate agents.

What happens if I spot issues after my offer is accepted?

This is where your survey comes in handy. If it reveals problems you weren't aware of, you can renegotiate the price or withdraw your offer. You're not legally committed to buying until contracts are exchanged.

Guide: Types of house surveys and costs

How quickly should I act if I find a property I like?

In a competitive market, you might need to move quickly, but don't feel pressured into making an offer before you're ready. A good compromise is to book a second viewing as soon as possible while expressing your interest to the estate agent.

Can I buy a house with just a 5% deposit?

Yes, there are 95% mortgages available, particularly through schemes like Help to Buy. However, you'll typically get better mortgage rates with a larger deposit, and some lenders might be more cautious with high loan-to-value mortgages.

Guide: A full guide to mortgages