_Four of the most commonly heard questions estate agents hear – and why you should ask them 

As an estate agent, there are questions that we hear on a daily basis; a professional property expert should be able to answer you confidently and honestly.

If they can't, make sure you leave no stone unturned when it comes arming yourself with information before putting in an offer; it will save you heartache and hassle in the long term. 

You may be distracted by planning a colour scheme for you future property, or wondering how you'll reconfigure the living space but asking these key questions will help you mitigate potentially expensive or difficult problems later on. 

Freehold/share of freehold

How long has the property been on the market?

Political climates aside, an agent should be able to confidently answer how long a property has been on the market and whether the property has been marketed prior to the agent being instructed. He or she should also reveal whether any offers had been made during that period and why the sale failed to go through if the offer had been accepted.

Don't be afraid to get personal; ask if the property has been on the market for a significant amount of time, say more than six months, and ask why.

Also ask if there are underlying problems with the property that you might not have spotted at face value? 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. 

How long has the vendor owned/lived in the property?

If a property has been lived in by the same owner for many years, this is a positive sign. It's worth noting however, that a property that has been in the same ownership for generations may need modernising or have structural problems.

Once again, professional advice should be given by a RICS registered Chartered Surveyor who should be appointed to carry out a full building survey if you do decide to go ahead with the purchase. 

If the property has changed hands in a short space of time, do ask why. It's smart to do some metaphorical digging around here and to question anything that sends alarm bells ringing. If your agent cannot answer your questions, information is readily available via the Land Registry website.

Why is the current owner moving?

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, take note. When houses change hands frequently, there is usually a reason such as nuisance neighbours , planned long-term redevelopment works in the area or major building works that the current owners want to 'conveniently' avoid. 

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.

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.

Leasehold property

How much is the yearly service charge & ground rent and when is it payable?

Nobody likes to be thwarted with a huge bill as soon as they move in, especially when you've spent thousands on legal fees and a deposit.

Service charge and ground rent can vary from property to property varying from a few hundred pounds a year to thousands if the property comes with all the 'frills' such as leisure facilites, a gardener, porter and security. If there is a service charge, when is it paid? Is it annually, quarterly or monthly? How will this impact on your finances?

How long is the lease and will you need to renew it during your 'ownership'?

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. Find out how much it might cost to renew the lease on a property.

Are any major works planned that leaseholders will need to pay for? 

If there is a 'sinking fund' i.e money set aside for maintenance work, ask what major works are planned especially if the common areas look tired and dated. You certainly don't want to move in only to be asked to pay for a leaking roof or new windows that need fixing.

It's worth noting that service charge payers must be consulted before the landlord commences works costing more than £250 per leaseholder. 

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.

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.