The HomeOwners Alliance guide to:
Top Tips – clever questions to
ask the estate agent
Buying a home is a psychological 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
Why is the owner selling?
The 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
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
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
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
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?
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
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
The HomeOwners Alliance guide to:
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How to afford to buy your home
case visit other homes for sale nearby so you get a good idea what properties in the area sell for. See
below
What is the minimum price the seller will accept?
It sounds silly, but asking if their bottom line is 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
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
When do the sellers have to move out?
Have the sellers already found another home? If they have, they are probably keen to sell as fast as
possible. Otherwise, if you have to wait till they find somewhere else, it adds to the uncertainty, and you
could end up in a long chain that might fall through
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
Which way does the property face?
Evening drinks on that beautiful terrace will not be so pleasant if the house faces north and the sun
disappeared hours ago. Or maybe you love the sun waking you up in the morning – in which case ensure
you face south-east. Which rooms will you be using most; and which way do they face?
Have any major works been conducted?
If so, are you able to have a look at the relevant planning and building control consents? It would be awful if
you bought your dream home only to find out you would have to knock half of it down
Is the property listed? If so, what grade is it? And is it in a conservation area?
If you buy a listed property you can be severely restricted in what you can do both to the outside and, in
some cases, to the inside too. If the property is in a conservation area you should find out what restrictions
apply
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
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?
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How to afford to buy your home
How old is the property?
Not only is this nice to know anyway, but the upkeep of older houses is often more expensive
Can you try the taps?
How long does it take for the water to come through? Do the taps work even?
Have any of the rooms been redecorated recently? If so, why?
Often people will repaint a room in order to cover damp or cracks
Can you move the furniture and have a peek under the rugs?
It is not unknown to hide cracks in the wall with furniture or cover up floor problems with rugs. So ensure
you look thoroughly
Have there been any problems with the boiler recently?
And if so, what? However, while boilers can be expensive to replace, don’t let this colour your dream home
too much
How new or how sturdy are the drains and guttering?
Replacing drainage is a very expensive pain. And it might be a shame to have to replace those beautiful
lead gutters. If it is raining seize the opportunity to check nothing is leaking
Do you have noisy neighbours?
If the seller has lodged any complaints against their neighbours they legally have to tell you if you ask
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. See our guide How do I choose a new area to live in?
Links:
DirectGov advice on viewing a property http://www.direct.gov.uk/en/homeandcommunity/buyingandsellingyourhome/buyingyourhome/dg_4018088
National Association of Estate Agents advice - http://www.naea.co.uk/property-guides/property-buyingguide/house-viewing/
See what other people are saying about estate agents in our forums - http://hoa.org.uk/forums/
Contact
If you’d like more information contact:
T +44 (0)20 8292 0361
M +44 (0)7947 240293
E [email protected]
HomeOwners Alliance Limited
www.hoa.org.uk
The HomeOwners Alliance guide to:
How to afford to buy your home
Legal disclaimner: The information contained in this guide should not be regarded or relied upon as a complete or authoritative
statement of the law. HomeOwners Alliance makes every effort to ensure that the information is accurate; but it accepts no liability
for inaccuracies, or the consequences of following our advice. If you think that you have a legal problem, you should get advice.
© HomeOwners Alliance 2012
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