Buying a home is a often referenced to a game of poker, with very high stakes, and huge incentives to bluff and avoid inconvenient facts. However estate agents are legally bound to tell the truth, so you need to make sure you ask the right questions to find out what the real situation is. It could make the difference between buying a dream home and buying a dud – and save you a fortune
- 1. Why is the owner selling?
The estate agent doesn’t have to answer, but if you’re lucky they might hint at the circumstances. You might find out the owner is desperate to sell, perhaps because work is taking them overseas, and so would accept a lower price
- 2. Is there anything that you would want to know about the house if you were buying?
The big fear if you are buying is that you are missing out some big negative factor that others know about. Is the local train station is about to close, a nearby sewerage plant opening up, or the next door neighbours the family from hell? People have been known to move into the homes of convicted mass-murderers without knowing – but you can bet they wish they had known. If you have any doubts about a house, ask next door neighbours or local shop keepers what they think.
- 3. Exactly what is included in the sale?
Is the garden shed or greenhouse included? Are the fixtures and fittings? Exactly where does the boundary lie? Make sure you see all of what you are getting. It is not unknown for most of the contents to be included in the sale
- 4. How long has the property been on the market?
If the house has been on the market a long time (more than three months), ask the agent why they think it isn’t selling. Are there problems that other people have realised that you haven’t? Is it just overpriced? A long time on the market might mean that the seller would accept a lower price
- 5. How long have the owners lived there?
If they are moving out after a short period, it is important to find out why. Do they have noisy neighbours?
- 6. Has the property repeatedly changed hands?
You should be alert to serious problems if the property has frequently changed hands. Find out why previous owners moved out. Perhaps even try to contact them to ask why they did
- 7. How did the agent decide on an asking price?
A good agent will provide you with their justifications for the asking price, which you can then judge. Or, if you get lucky the agent might tell you that they think the seller is overvaluing the house. You should in any case visit other homes for sale nearby so you get a good idea what properties in the area sell for.
- 8. What is the minimum price the seller will accept?
It sounds silly, but asking if their bottom line is actually negotiable can save you thousands. Estate agents will often give you an indication – it is in their interest to make a sale, even at a lower price, because if they don’t sell, they don’t get paid
- 9. What offers have they had so far?
The agent will most likely tell you if there have been other offers, but not how much they were. But again, they have a big incentive to get a price agreed, so might drop some pretty heavy hints in whispered tones. If you can find out about the other offers, it obviously makes it easier to know what you should offer.
- 10. When do the sellers have to move out?
Have the sellers already found another home? If they have, they may be keen to sell as fast as possible. Otherwise, if you have to wait until they find somewhere else, it adds to the uncertainty, with all the risks associated with being in a chain
- 11. Can you speak directly to the sellers?
Agents generally hate this – it is their job to negotiate – but they can’t stop you speaking to the sellers, which can be the best thing you do. Most sellers are like you – not industry professionals – and this means they often give answers that agents would find shockingly honest. Unlike the agent, they can’t pretend ignorance if you ask why they are moving. It can also give you a much better feel for the house – ask them the best and worst points.
- 12. Have any major works been conducted?
If so, are you able to have a look at the relevant planning and building control consents? In most cases you can search online for planning applications (granted and refused) on the local planning authority website. It would be awful if you bought your dream home only to find out you would have to knock half of it down
- 13. How much is the Council Tax? And how much are utility bills in the area?
Try and get exact amounts. Talk to the seller if you have to. While these may seem like small considerations in comparison to the amount you will spend on the house, they are reoccurring expenses that will add to the pressure of owning your home
- 14. Can they explain the Energy Performance Certificate?
The rating on the Energy Performance Certificate, which says how energy efficient the property is, will be influenced by a number of things. Is there loft insulation? Is there wall cavity insulation? When were they all put in? Is the boiler covered with lagging? How many outside walls are there?
- 15. How old is the property?
Not only is this good to know, but the upkeep of older houses is often more expensive. So it’s better to be more prepared for those upcoming expenses.
- 16. What can they tell you about the local neighbourhood?
What are the schools like? What is the crime rate like? How good are transport links? Where is the nearest petrol station? While it is a good idea to see what the estate agent has to say, make sure you do some independent research as well.