What questions should you ask?

Has the seller found somewhere to move to?

“Find out what the homeowner’s ongoing situation is and if they have found somewhere to go,” said Paul. Is the seller in a property chain of buyers and sellers? “If so, are they willing to break the chain – move into temporary or rented accommodation,” said Paul. This may become an issue if the buyer is under time pressure to sell their own property and can’t afford to wait around.

 Are there factors apart from price that are important to the seller?

Asking the right questions on a viewing can help to understand the seller’s mindset and whether they might be flexible on pricing. A lot of properties are getting multiple offers, but it isn’t always the highest bid that seals the deal, said Paul. Other issues may be more important to sellers, such as the dependability of the buyer and flexibility on move dates.

If a buyer is chain-free and can move fast or are able to accommodate the seller’s timetable, then they should be able to use this to their advantage when competing for a property. “Most importantly, can they give the vendor the opportunity to find somewhere else which is important for a lot of sellers right now,” said Paul. Vendors are wary of being shoved out of their home into expensive rented accommodation and many of them need time to find somewhere else to buy.

Has the seller got certificates and guarantees for any building work?  

Ask if the property has been renovated or extended? If so, are there certificates and guarantees for the work? On completion of any structural work, such as a rear kitchen extension, a homeowner should obtain a certificate confirming the work has been carried out to the required standard from the Building Regulations department of their local planning authority. Qualified tradespeople, such as electricians, can self-certify their work, for example in a bathroom refurbishment.

“If it’s a new-build property, there should be a NHBC guarantee or some form of home builder’s warranty,” said Paul. “If you buy a new-build property without a 10-year warranty, mortgage providers can refuse to lend on it. A self-build home may be architecturally stunning but without a warranty, mortgage lenders won’t lend on it.”

Why are they selling?

Don’t be afraid to ask why the house is on the market. Are the vendors downsizing after their adult children have left home? Is the property on the market because of a divorce and the sellers are desperate to move on? Or is the house for sale because the homeowner has found a job elsewhere and needs to move quickly? Or, in the worst-case scenario, are they moving because of a noisy, nuisance neighbour?

This type of knowledge can be useful in working out how flexible they might be on price and how committed they are to selling. Plus, if there are problems with neighbours, you need to know before buying.

“If they are moving because of a troublesome neighbour and there has been legal action then the seller is 100 per cent obliged to disclose this information. Otherwise, it is a bit of a grey area,” said Paul. Remember the estate agent works for the seller, not the buyer.

Has there been a survey of the property?

Ask the estate agent if anyone had a survey of the property. Paul said: “If the property is re-available, why did the sale fall through? Ask if it was survey-related?” Issues that a building survey might throw up include subsidence, damp and the presence of asbestos. Under consumer protection law, the seller and agent are legally obliged to provide you with information which could have a material impact on your purchase. However, they don’t have to let you look at the prior survey even though it could save you time and money. So, you will still need to commission your own building survey and any further investigations to avoid nasty surprises after moving in.

Will the seller take the property off the market if you make a good offer?

If there is competition for the property, ask what the vendor would accept to take it off the market. It helps to be in a strong buying position. Confirmation will be sought from the buyer’s solicitor that they have a mortgage agreed in principle and sufficient deposit available. “If you make an offer that is acceptable it should be on the basis that the property is withdrawn from the market,” said Paul.

While the seller may accept the buyer’s offer, ultimately it is their choice whether to take the property off the market. The agreement isn’t legally binding until contracts are exchanged. Sellers can be reluctant to stop advertising the property if they think the buyer isn’t in a position to proceed, for example if they have a property to sell or are in a long chain. Or they could simply be hoping to achieve a higher price in which case you need to be wary of the risk of gazumping (where a higher offer is accepted after the original one.)

“If the vendor wants to keep the property on the market after accepting an offer, then we ask them why should the buyer pay for a survey and local searches? We get them to look at the situation through the buyer’s eyes,”  said Paul.

What’s it like to live here?

Don’t forget to ask about the local area. Find out what shops are nearby, local transport links, if there any good pubs, what are the catchment area schools, if there are leisure facilities such as parks, playgrounds, swimming pools and sports clubs.

Never be afraid to ask the questions that are important to you. Whether you are shown around by the seller (which doesn’t happen often) or estate agent, be ready with your list of questions. Remember this is the biggest investment of your life.