23 property search tips
How to find your dream home
Buying a home is the largest investment you’ll likely ever make, and even minor errors can be expensive. To help navigate this process, we’ve created a comprehensive home-buying strategy featuring 23 essential tips for first-time buyers and those moving to a new home. Our guide covers how to extract important details from sellers, conduct thorough research, identify hidden costs, and includes a checklist for deal-breakers, as well as advice for purchasing at auctions.
1 – Best property-finding sites
Use the right property finding sites, incl Zoopla & Rightmove.
The days of scouring estate agents’ windows to gauge property prices in your desired area are long gone. Today, a multitude of property search websites makes it easier than ever to explore potential options. However, keep in mind that asking prices can be quite inflated, reflecting the seller’s hopes rather than the actual selling price.
Consider this: Do homes in your target area linger on the market, or are they quickly purchased? Is there a consistent availability of the type of property you’re interested in, or are they scarce and infrequent?
- Rightmove. The daddy of home search sites, Rightmove, is the best place to compare homes on the market. As well as a dizzying number of properties up for grabs, it plots listings on a Google map for ease.
- Zoopla. Also lets you match up sold prices with old property ads, including pics, asking prices, descriptions and floor plans. Go to Zoopla’s sold prices section, search for an area and click on a property for historic listings.
- OnTheMarket. OnTheMarket.com has shaken up the online home selling market, with a set of rules for members that includes restricting the number of portals that you can list your home on.
- Home. Also rate Home.co.uk. The site can be clunky, but includes reams of data, including how the asking price compares with others in the town and postcode.
2 – Chat to your local estate agent
Some properties are sold before they even make it online, so it can be beneficial to build a good relationship with a local estate agent to get the scoop as soon as a property is listed. Make sure to share details about the type of property you’re interested in and your budget. This will help the agent provide insight into how achievable your goals are, the level of competition you might face, and the typical timeframe for selling that kind of property.
Keep in mind that estate agents interact with many buyers, so being personable and demonstrating your seriousness can make a difference. If they see you as a committed buyer, they might take on some of the searching for you and alert you when a new opportunity arises.
3 – Find out how much other houses have sold for
In the past, information about property prices was exclusively available through agents and brokers. Today, however, the internet allows you to access details about any property at no cost. To see what any house, anywhere, went for, over a good few years, try sold-price sites such as Nethouseprices and Zoopla.
To help answer the question “72 Acacia Avenue went for £300,000, but was it a neglected bedsit or a plush 3-bed with kitchen island and walnut floors?”, home search giant Rightmove matches up sold prices with detailed old property ads, including pics, asking prices, descriptions and floor plans.
Also see our Free house price valuations guide, which features 28 ways of finding out more about a property, such as its local amenities, crime stats and flood risk.
4 – Remember – house prices can go down as well as up
Keep in mind that predicting house prices is inherently uncertain, even though many will claim otherwise.
I recall participating in an ITV News debate alongside a prominent real estate agent and a financial expert from the City. The estate agent anticipated significant growth in house prices, while the economist forecasted a 30% decline. I remarked, “Anyone who asserts they know the future of house prices is speaking nonsense. No one can predict it accurately.” They both dismissed my comment as “nonsense!”
Real estate, like any other asset, is subject to fluctuations. Just as nobody can consistently predict the stock market with certainty, the same holds true for the housing market.
5 – Check out the neighbourhood before you make an offer
Regardless of how luxurious the interior may be, the location of a property remains crucial. While you can’t relocate a home, you can certainly enhance it.
Take the time to explore the neighborhood on foot to gather insights. Check out local parks and pubs at various times throughout the day. Observe if cars in the area are well-kept. Assess whether you like the nearby shops and eateries. Note if there is any graffiti on the walls. If visiting in person isn’t feasible, utilize Google Maps for a virtual tour. Engage with locals or even reach out to a local police officer—they can offer honest insights and a clearer understanding of the area.
Additionally, evaluate the specific property itself: Are the neighbors noticeably loud? Is the property situated under a flight path or near a train line? Are there any upcoming development plans that might affect the area, positively or negatively?
Police crime-mapping websites show local hotspots and break down recorded crimes such as burglary and anti-social behaviour. Elsewhere, there’s free information on school league tables and even noise level and air quality checks.
6 – Watch out for flooding risk by doing your research
Flood risk greatly affects insurance premiums, property values, and overall quality of life, especially if you experience water damage.
The Gov.uk website (England), Environment Protection Agency, (Scotland), Natural Resources (Wales) and NI Direct websites (Northern Ireland) provide detailed reports on whether and why an area is at flooding risk. These free sites quickly reveal how vulnerable a property is, possibly saving years of stress.
7 – Check what’s being built (or planned) in the area
Will that sea view be replaced by a high-rise in a couple of months? For England and Wales, the Gov.uk website helps avoid nasty surprises by directing you to planning applications made in your area. You can search by postcode and area.
To avoid any unpleasant surprises, make sure to check if the street you’re interested in will be under construction for the next three years due to a new development. If you confirm this before making an offer, you won’t be caught off guard by the commencement of construction right after you move in.
8 – Use apps to monitor listings
Use apps to monitor for-sale listings on the go. Rightmove offers complimentary apps for iPhone and Android that utilize GPS to identify properties for sale in your vicinity. Simply download the app, select ‘get my current location,’ and it will display available properties nearby.
Zoopla provides free apps for iPhone, iPad, and Android, giving you access to a database of over 18 million property prices going back to 1995.
9 – Squeeze sellers for info before putting in an offer
Before submitting an offer to the estate agent for any property you’ve visited, it’s crucial to ask as many questions as you can. Whenever possible, obtain key answers in writing. If you receive incomplete responses initially, make sure to follow up and verify the information.
Here are our top 20 questions to consider:
- How many viewings has it had?
- How many offers has it had?
- How long has it been on the market?
- Can I see electrical and gas installation checks/reports?
- How long is the lease (if it has one)?
- Have there been any neighbour disputes?
- Why are the vendors moving and are they sure they want to sell now?
- What renovations have been done?
- How old is the boiler and when was it last inspected?
- When was it last rewired?
- Where are the vendors moving to – is there a chain?
- If it’s leasehold, does it have a service charge?
- Who lives upstairs/downstairs/next door?
- How long has the seller lived there?
- What’s included in the sale? White goods? Curtains? Wood burner?
- Is there an allotted parking space/residents’ permits?
- If there’s a real fireplace, is it safe to use?
- Have there been any subsidence problems?
- What’s the council tax band? (Also check this yourself.)
- Has anyone ever been murdered here? (Google the address too.)
10 – Take snaps when viewing
Capture photographs, as they will serve as a valuable reference when the properties begin to blend together. Confirm with the estate agent beforehand, but don’t worry about seeming impertinent.
11 – View at different times of day
Examine the property at various times throughout the day. Daylight will help you identify any imperfections more clearly, but keep in mind that disruptive noise, like loud music, might not start until the neighbors return from work.
Even if the estate agent is unable to grant you access to the interior, it’s beneficial to observe the property from outside. This way, you can still notice any external disturbances, including excessive noise.
12 – Get alerts on your favourite streets
If you want something in a specific area, set an instant alert on Rightmove by specifying your criteria and it’ll contact you each time a vendor lists a property.
Simply create an account, search for the area and then specifics you’re looking for and then look for the ‘create alert’ button.
13 – Deal-breaker checklist
Use this checklist to spot deal-breakers. Avoid spending a fortune on a survey only to find out about obvious issues. If you’re going for a second or third viewing, bring along an expert or a candid friend or family member to get a genuine assessment of the property.
- Spot damp. Inspect for any damp areas, mold, peeling wallpaper, and condensation on the windows. Examine the flooring for unevenness, which could indicate moisture issues. Don’t forget to check inside the cupboards. Is there a musty odor lingering in the house?
- Look up at ceilings. Look for cracks, brown stains, slow drips, mould and problem leaks – all indicators of bad plumbing.
- Open doors and windows. Ensure that every door is securely shut behind you to confirm they function correctly. Inspect cupboards and drawers to verify that they close smoothly. Remember, you’re giving them £100,000s.
- Flick switches. Switch the lights on and off, paying particular attention to older switches. Start the stove and examine the condition of the wiring. Updating the electrical system can be quite expensive, so it’s important to be aware of its age.
- Count power points. Identify the locations for power points in each room on the floorplan. Examine the sockets closely to ensure they appear functional. If you’re uncertain, perform a test to confirm.
- Inspect the plumbing. To ensure everything is in working order, flush the toilets and turn on the faucets. Verify that the cupboards beneath the sinks are dry. Assess the water pressure and confirm that it heats up as expected. For a more adventurous check, venture outside, lift the drain covers, have someone flush the toilet, and observe the flow of the drain.
- Feel the heat. Request that the seller activate the boiler and engage the central heating system. Inspect the radiators for any signs of leaks or rust. Confirm that each radiator heats up evenly across its entire surface.
- Locks are key. Make sure your door locks meet your insurance provider’s requirements. Typically, insurers mandate that doors are equipped with a five-lever mortice deadlock. Additionally, inspect windows to confirm they have locks and examine the front door for any indications of attempted break-ins.
- Watch out for woodchip. Purchasing a house adorned with woodchip or other textured wallpaper often involves peeling away multiple layers of paper. This process can also result in removing a significant amount of plaster.
- Lift mats and rugs. Check for stains lurking underneath.
- Check your phone. Confirm it’s not a 4G/5G dead zone.
- Audit the attic. Examining the loft during daylight hours is an excellent method to assess the condition of the property’s wooden elements. Look for signs of rot in the timbers, and inspect for any cracks or holes.
- Observe outside walls. Check for cracks, mould & rotten woodwork.
- Hit the roof. Use binoculars to inspect for any missing or displaced tiles. Also, examine the gutters and woodwork closely. If feasible, choose a rainy day for this check to observe if the gutters are leaking.
- Avoid kitchen nightmares. In the kitchen, pretend you’re preparing a dinner. Is there enough room, or are you struggling?
- Take a compass. Check if the promises of a sunny south facing garden are true.
- Pry next door. Alarm bells should ring if neighbours’ properties are run-down. Their problems can quickly become yours.
- Vet the seller. If they strike you as unreliable, think twice. A property’s not good value if the vendor doesn’t want to sell it. You could waste £1,000s in fees.
Minor problems like a damaged kitchen drawer don’t have to be a deal-breaker. However, it’s a good idea to compile a list of these issues so you can request that the seller address them before you take possession of the property.
14 – Knock, knock, knocking on neighbours’ doors
Neighbors might provide valuable insights about the neighborhood or the house, but it’s also an opportunity for you to gauge them. Observe the upkeep of their property—note if there’s any clutter left out front or gardens overrun with weeds.
Additionally, strike up a conversation with neighbors who live in the vicinity, but not directly adjacent to the property. They are less likely to have personal connections with or be eager to disassociate from the current owners.
15 – Find homes where sellers DROP prices
Hidden online tools allow you to monitor when specific properties are listed for sale, as well as track the timing and extent of any price reductions.
Again, check Nethouseprices for this type of info. For more free tips, see our Free house price valuations guide.
16 – Will you be able to sell the property when you move?
If you plan on eventually selling the property rather than staying in it for your entire life, think about its resale potential. Although this might be your ideal home—where you can manage walking through the kitchen to reach the bathroom, or have a second bedroom directly off the living room—will other buyers feel the same way?
If the property has been listed for some time without selling, consider the reasons why. Are there issues with the location, such as a busy street, a noisy takeaway downstairs, insufficient parking, or an unkempt garden that might be deterring potential buyers?
17 – Beware homes where the lease is nearing 80 years in length
When you possess a leasehold property, you are essentially renting it for a set period while the land itself is owned by someone else, known as the freeholder.
If the remaining term on a leasehold property drops below 80 years—even by a single day—extending the lease can become exceedingly expensive, potentially costing tens of thousands of pounds. Additionally, properties with leases under 80 years can be much harder to sell or remortgage. When the lease drops below 60 years, the situation can become even more problematic. For prospective buyers, a lease approaching or falling below 80 years should raise significant concerns. For a deeper understanding of leases and why lease length matters, refer to our Leasehold versus Freehold guide.
Be cautious of estate agents who promise straightforward lease extensions. To be eligible to extend a lease, you must have owned the property for at least two years. As an alternative, the seller might initiate the extension process and transfer the rights to you. However, if you wait until after completing the purchase, you’ll face a two-year wait before you can apply for an extension. Moreover, the process of extending a lease, once you’re eligible, can be lengthy due to the extensive legal work involved.
Don’t rely solely on your solicitor to identify short leases. It’s essential to conduct your own due diligence by inquiring about the lease length upfront and, if it is short, asking for the cost of extending it. You might assume that a solicitor would promptly inform you of potential costs, such as a £15,000 extension fee, or alert you to issues that could affect the property’s resale. Unfortunately, there have been cases where buyers were surprised to learn that solicitors did not clearly communicate these details.
18 – Write a letter to potential sellers
Write a nice letter explaining you’re keen to buy and post it to homes on streets you like. Not only could you nab somewhere before others hear about it, but the seller may give a discount, as they save on estate agent fees.
Letter Example:
Dear Homeowner,
I hope this note finds you well. My name is [Your Name], and I am writing to express my genuine interest in purchasing a home in your wonderful neighborhood. I have been captivated by the charm and appeal of the homes on your street and would love the opportunity to become a part of this community.
If you have considered selling your property or know of someone who might be thinking about it, I would be thrilled to discuss the possibility of buying directly from you. Not only could this potentially expedite the process and ensure that your home is sold to someone who truly appreciates it, but it could also result in a more favorable deal for you. By avoiding estate agent fees, you could benefit from a better financial outcome.
I am prepared to act swiftly and am very enthusiastic about the prospect of making your home my own. If you or anyone you know might be interested in exploring this opportunity, please feel free to contact me at [Your Phone Number] or [Your Email Address].
Thank you for considering my inquiry. I look forward to the possibility of hearing from you.
Warm regards,
[Your Full Name]
[Your Contact Information]
19 – Beware rip-off leasehold service charges
As a leasehold property owner, the responsibility for insuring the building and managing communal areas usually falls to the freeholder (or landlord). Conversely, leaseholders are typically required to cover ground rent and service charges, which can add up to significant amounts.
Unfortunately, there is a prevalence of unjust service charges, with reports highlighting cases where freeholders have billed £100,000s for work that only cost £50,000. Often, freeholders and property management firms select expensive contractors or insurance policies that offer the highest commissions. Although you have the option to challenge these charges through the Leasehold Valuation Tribunal, doing so can be quite costly, potentially running into the £1,000s.
For additional insights on the charges and potential expenses associated with leasehold properties, refer to our Leasehold versus Freehold guide. If you’re considering purchasing a leasehold property, it’s important to check the following details:
- Do you have ground rent and service charges in writing? It’s important that the details are spelled out in black and white and are legitimate.
Since 2022, new leases are exempt from ground rent, so you won’t need to pay ground rent for newly constructed leasehold properties or for existing leasehold properties where a new lease has been issued.
- Does the freeholder charge fees for any consents, such as alterations, and to register or transfer mortgages? These can be significant extra costs people don’t see coming.
- Google the property management company. This could throw up any past complaints against the company.
- Have you asked flat-owners in the same block if they think service charges are fair? Do they have any gripes, for example, excessive service charges, substandard work or aggressive charge collecting?
20 – Don’t overlook homebuying schemes
If you’re struggling to get a deposit together, there are various homebuying schemes that might be able to help you.
Which scheme is right for you will depend on your situation and what you want to buy. See our guides on Lifetime ISAs and Shared ownership, two initiatives that are currently running.
21 – Are house auctions worth it?
Properties at auctions can often be less expensive than their market value, but this method of buying carries its own set of risks. While it’s possible to find properties priced under £40,000, auctions don’t always guarantee a great deal. Typically, thorough research and renovations will be required.
If you’re thinking about placing a bid, it’s wise to attend a few auctions beforehand to familiarize yourself with the process. Make multiple visits to the properties you’re interested in, and ensure you obtain a survey to uncover any potential issues—there could be hidden problems that led the seller to choose an auction.
It’s crucial to hire a solicitor to review the auction pack carefully. If the property has significant legal complications, it might not be the bargain you expected. Additionally, remember that once the auctioneer’s hammer falls, the contract is legally binding, and withdrawing from the purchase afterward can be extremely costly.
We’ve got a whole guide on how House auctions work if you’re considering a repossession.
22 – How long does it take to find your dream home?
These are average timescales to illustrate how long the buying process could take.
6 weeks to 8 months
Find a property: Research the area, scour estate agents and search websites.
Put in an offer: Tell the seller what you’re willing to pay.
Offer exchange: 4 to 12 weeks
It’s accepted: Now get a survey to check the property’s condition. Your solicitor also checks any legal issues.
Exchange: You pay your deposit and can’t back out without major cost.
Exchange to sale: Instantly to 4 weeks
Completion: You hand over the rest of the cash in exchange for the keys and deeds. The property’s now legally yours.
For a more in-depth look into the timescales you can expect when buying a property, see our Buying a home timeline guide.
23 – There’s plenty more fish in the sea
If your offer’s not accepted, don’t panic. Just keep calm, and keep looking. One day, you’ll find the right house or flat, and your offer will be accepted.
Just remember to do all the checks on each and every property you see. And if ever in doubt, don’t offer.
Looking for more homebuying help?
We’ve got lots of other helpful guides and tools:
- First-time buyers’ guide. Free PDF to get you on that first rung.
- Cheap mortgage finding. How to find the top deal for you.
- Buying a home timeline. What you can expect along the way.