_Essential questions to ask an estate agent when viewing a property

Please note that professional advice should be given by a RICS registered Chartered Surveyor who should be appointed to carry out a full building survey prior to purchase. 

A good property agent should be able to answer many of your questions or get back to you with the information you've requested from the seller. Ask family or friends to come along to a viewing for a fresh perspective.

If there are inconvenient truths, glaring issues or hidden faults make sure you're aware of these before you've signed contracts and parted with a substantial amount of cash.

On moving in, nobody likes to discover that the heating system needs replacing or that the previous owners did a good job of hiding a serious damp problem.

Our pre acquisitions surveys and building surveys on all property types, from mews houses to country estates ensure our clients know what they are buying and the cost of any necessary repairs, maintenance or remedial works.

Questions to ask when viewing a freehold property 

Essential

How long has the property been on the market and have there been any offers?

Market conditions aside, if a property has been on the market a long time without any offers, this could indicate a problem and you should investigate further. If a previous offer had been accepted, at what stage in the transaction process did the sale fall through? May a survey have revealed something worrying? 

Has the property been relisted or reduced?

If so, why? Have offers fallen through or problems found at survey stage?

Why are they current owners selling and how long have they been living at the property? 

Most people move for legitimate reasons, such as change in circumstances, lifestyle choice or to up or downsize.

If the current owners only moved in a short while ago (information is readily available via the Land Registry website), take note. When houses change hands frequently, there is usually a reason such as nuisance neighbours or planned long-term redevelopment works in the area. 

Are you chain free? If so negotiate!

Being flexible gives you room for negotiation. What’s the minimum price the seller will accept? Given your favourable circumstance, a seller may accept a lower offer if they are in a hurry to move. 

When does the owner want to move and are there any potential complications in the chain?

Has the seller found somewhere to move to? Is that property in a chain? Has their offer been accepted? How quickly will they vacate if a sale is agreed? Unfortunately, fragile chains and multiple transactions can complicate matters. 

Don't be afraid to go beyond the surface level questions. This way you can build a clearer picture of realistic time frames - especially useful if you need to move quickly.

Have there been any recent renovations? 

Can you move in straight away? If the property has been recently renovated there should be little for you to do apart from experimenting with colour schemes and filling it with your furniture and possessions.

If there is significant cosmetic work to be done, such a re-plastering, replacing windows or changing flooring, reflect this in your offer. 

What work would current owners invest in if they weren't selling?

Push for those inconvenient truths. 

Is the property structurally sound? 

No matter how eagle-eyed or critical you are, you may not be able to easily spot signs of serious problems especially if they affect foundations or structure; sellers may opt to sugarcoat any visible problems such as cracks or damp. 

You should obtain a survey from a Chartered Surveyor who is registered with the RICS. Discovering these issues before you finalise the paperwork could save you heartache, upheaval and huge costs once you move in.

Thinking of extending or altering in the future? 

A building survey will cover this and if you explain what works you would like to do then your building surveyors can advise while they are carrying out an inspection.

Are there neighbouring properties that have been extended or altered? This will give you some indication as to whether major structural alterations are likely to be approved.

Is the house listed and/or does it stand in a conservation area?

This information will be included in a building survey but you should be aware that there may be restrictions applied to the work which can be carried out on the property. 

Good-to-know

Is the property share of freehold?

This will be covered by your solicitor in the disclosures section.  A share of freehold is a common set up when a house has been converted into apartments. Ask how many apartments are in the building and how the owners collectively manage the upkeep of the property and its insurance. Is any major work planned that a seller is hoping to get out of such as structural work? Go ahead and ask the neighbours. If so, you may be faced with an unpleasant bill for remedial work as soon as you move in. 

What are the neighbours like and have there been any disputes?

This will be covered by your solicitor in the disclosures section. Having neighbours that you get along with is important, especially if you plan on building work. Ask who they are and how long they have lived at the property. Have there been any disputes? If you're serious about buying, speak to the neighbours about any concerns or ask about the neighbourhood and whether they would recommend living in the area. This can be very revealing.

How noisy in the property?

While at the viewing, ask for the house to be silent so you can listen for noises from outside - is the property sufficiently sound-proofed. Is the double glazing? Can you hear a busy main road? Is the property under a flight path?

Are there good schools in the area? Does the property fall under a popular school catchment area?

This is an essential question if you have children; but if you don't have school age children it is still wise to check whether there are any popular school catchments as homes near excellent state and private education will hold or go up in their value.

Are there easily accessible transport links?

Even if you drive to work or regularly use a car, checking the local amenities is a good idea for future resale purposes. Are there any planned transport links such as Crossrail or HS2 in the pipeline? This could significantly enhance property value if yes.

Have the owners ever been burgled? Is the road safe?

Don't be afraid to ask whether the current owners have been burgled. Are there bars on the window, is there a security camera or lighting? Is the area historically safe?

If the house is on a private road, who pays for maintenance?

Everybody likes their street secure and well kept, but who pays for the upkeep and how much is it per year? This information will be covered by your solicitor in the disclosures section.

Which way does the house face?

If you like early morning and evening sun or sitting in your garden in the summer months, a south facing property is ideal. Open the curtains to check the view from each room, and ensure the lights are off so you can check the natural daylight levels.

Are there trees in the garden or in front of the property?

If so, they may need regular pruning and roots may interfere with foundations. A building survey should disclose this information.

How much is the council tax?

Some councils charge more than others. This information is readily available of each council's website.

How energy efficient is the property?

An Energy Performance Certificate (EPC) is required every time a home is put up for sale - A being the most energy efficient and G the least efficient.

The EPC will give an indication of how much it will cost to heat and power your new home. The most efficient homes ( Bands A and B) have the lowest fuel bills; if the rating is lower you may need to think about making improvements at initial outlay.

How old is the roof? Is the attic in good condition?

A building survey should include this information. You don't want to have to replace a whole roof as soon you move in. 

How much storage space is there?

You may not be thinking this far ahead, but you'll need somewhere to store your clothes and larger possessions such as suitcases, winter coats and large household items such as a vacuum cleaner. Is the storage space sufficient? Can extra storage be created? 

How fast is the internet in the area?

Nobody likes to wait ages for a page to load. If you work from home or rely on internet access, this is a crucial question. 

Warning bells

NB: This information will be included in a building survey which should be carried out by a Chartered Surveyor that is registered with the RICS. 

Check the water pressure - has the boiler been recently serviced?

Nobody likes a trickle of icy water when taking a shower in the morning. Does the heating system make a noise when the hot water is running? This could indicate old and faulty pipes which may need replacing.

Has any decorating taken place recently and if so why?

Most people will re-paint a room to freshen it up, but others may do so to hide a multitude of sins. Be wary.

Does it smell of damp, fresh paint or air freshner?

Freshly painted walls and air freshener will do a good job of covering up smells of damp and mould. Watch for signs of damp/mould such as damaged, discoloured and flaking plaster or watermarks on walls.

If the property is a lower ground floor apartment or has a basement that you plan to convert, be extra vigilant. Damp can be a costly nuisance to treat.

Check for cracks on walls

Cracks are indicative of structural issues and commonly appear around doors and windows. A surveyor will be able to tell whether there is a serious issue at large.

Check that doors and windows open easily

If they are rigid or don't close properly this can be a sign of structural movement.

Is the wiring modern and safe? 

Light switches that fail to light anything and damaged fuse boards are common culprits.

Beware the closed curtain

Is it hiding a train track, brick wall or building work?

Do the floorboards make a noise?

Springy and noisy floors can mean rotten joists which may be costly to replace.

Questions to ask when viewing an leasehold apartment

If you are considering purchasing a leasehold flat, the single most important question is how many years remain on the lease. This type of ownership effectively means never owning the land on which the property stands - an occupier agrees to lived at the property for a fixed amount of time.

The lease of a leasehold property is of a predetermined which will eventually expire. If the remaining lease falls below 80 years, it significantly reduces the value of the property which may become 'unmortgageable' below a certain point.

When viewing a leasehold property be aware of 'hidden costs'. By asking the questions in this guide, you should be in a position to move forward with confidence. 

NB: Many of the questions listed above apply to both leasehold and freehold properties, especially when looking for cosmetic or structural problems. 

Essential:

Who owns the freehold?

You can contact the Land Registry to find out who the registered freeholder is.

How long is left to run on the lease?

Most leasehold properties will have in excess of 100 years left. Is the property sold below market value? Anything under 80 years and you should be extremely wary. Extending short leases can be extremely costly and you may not get a mortgage if the lease falls below 60 years. 

If it’s a shorter lease length, can I extend the lease and how much will this cost? 

If you have owned your property for two years you can extend your lease by serving a Section 42 Notice.  If you are interested in buying a leasehold property, you can negotiate a lease extension as a condition of the purchase, whereby the vendor will assign their two-year ownership right to you.

Sometimes it is possible to negotiate informally with the freeholder to extend a lease. Be aware that extending short leases can be extremely costly. Find out how much it might cost to renew the lease on a property. 

What are the annual costs i.e. service charge and/or ground rent?

For most leasehold flats, ground rent is payable to the freeholder and can vary from £50 to running into the hundreds. On top of this, you may have to pay annual/monthly service charge if the property is managed and serviced ( such as a porter, gardener, leisure facilities etc.)

Service charge may cost occupiers thousands for top end or new build leasehold properties so it's worth checking exactly how much you'll expect to pay to avoid surprises. Definitely ask what is included in the charge or ask to see a copy of the lease. 

Are the common parts safe and secure? 

Is there security in the building such as a video entryphone system and CCTV? Can anyone easily enter? Has a fire risk assessment been carried out?

Are there any works planned in the building? Have the common areas recently been refurbished?

If there is a 'sinking fund' - money set aside for remedial work, ask how much money is held in it and what major works are planned. Do they common areas look tired and dated? It's worth noting that service charge payers must be consulted before the landlord commences works costing more than £250 per leaseholder. 

Are other flats lived in by tenants or owner occupiers?

If many of the flats are rental properties there may be a high turnover of occupiers and new neighbours.

Do you need permission for alterations?

Are there any precedents? Have other flats in the building been altered? Will you be allowed to create your dream home?

If you plan to make changes such altering layout, laying wooden floors or changing windows to avoid a breach of lease seek the landlord’s permission for certain alterations and improvements through a Licence to Alter.

Good to know

Do you have access to any communal storage space?

Many new build homes in large developments will have communal storage spaces for bicycles/prams etc. 

Are you allowed pets?

Whether pets are allowed will depend on the terms of the flat's lease - make sure you carefully check the lease if you want to bring your pet with you. Animals such as cats and dogs may be permitted but only with the landlord's consent.

Who is the managing agent?

The managing agent is appointed by the freeholder to manage the property. Are they reputable?

How good is the sound proofing?

Apartments in blocks of flats, particularly older ones, can be noisy especially if there are apartment above, below and next to you. Ask for the flat to be silent, so you can listen for noises from outside and see whether the property is sufficiently sound-proofed. 

When is service charge paid?

Is it annually, quarterly or monthly? How will this impact on your finances?

Thinking of buying or selling property? Search from hundreds of apartments and houses for sale in the UK or contact one of our offices. Our agents will be happy to help you at every stage of the buying or selling process.