Introduction
Appointments And Viewings
Questions To Ask
More Considerations When Viewing
Making An Offer
Conveyancing - Instructing a Solicitor
Mortgage And Valuations
Property Survey
Pulling Out
Exchange Of Contracts
Completion

Firstly decide where you want to buy and why? Then list all the features and requirements that you have. Rank them in levels of importance. This will help select the right properties on the website.

Secondly decide how much you want to spend. After calculating how much you can borrow, calculate how much the mortgage repayments and interest would cost per month. Deduct this from your current household income. Would the remaining balance cover all monthly bills, car costs, food, child expenses and holidays? If not find out how much you can borrow comfortably. Mortgage calculators here.

Then calculate how much it would cost to move. For example, the deposit on your new home, the survey costs, solicitor's fees, stamp duty, removals and storage cost, new furniture.

If you are still happy to proceed, contact your independent financial advisor to review your mortgage needs.

If you don’t have one of these then contact your bank or local lender. You should be able to get an agreement in principle or an estimate of the maximum amount you could borrow without any fee before you start. This will allow you to relax knowing that funding should be available and then you will be able to concentrate on finding your dream property. However, if it is not organised straight away, you can still proceed with the property hunt and trust that you will be able to obtain a suitable mortgage.

Try to view houses in the same area at one time to conserve energy and get a feel for the location.Before setting out review your search criteria; ensure that the property really matches your needs and that you haven’t compromised over rooms needed or price.

Be objective - don’t set your mind on a specific property. View others to ensure your decision is correct. Always view property during daylight. Make sure that you don’t feel cosy in a property because it is cold, wet or dark outside. Always check again when the weather is different. (Reverse this principle for buying in Spain or Italy!)

Take a map and arrive on time. Please call the vendor if you will be delayed. Try to form a rapport with the seller, as this will speed the process along if you decide to buy.

If you feel uncomfortable about viewing alone, take someone with you. Always let others know where you are going, who you are meeting, and what time you are meeting them. Arrange to call someone afterwards to let them know you are safe.

Ask the vendor ask the following questions:

• Why are you moving?
• How long has the property been on the market?
• Is there a property chain?
• What is included in the price? i.e. carpets, curtain rails, light fittings, garden shed, etc.
• Have any changes been made to the building? Do they have the relevant guarantees or permissions?
• How much are the average heating/electricity bills?
• How much are the local property taxes?
• How much ground rent and/or service charges do you pay? (Flats only)
• What is the cost of Buildings Insurance?
• What are the neighbours like?
• Are you aware of any local development plans, which may affect the property value?
• Is it in a neighbourhood watch area?
• Have they ever been burgled?
• How easy is it to park outside? Any permits needed? If so, how much?
• What are the local schools like?
• What local amenities are there?
• What are the local public transport links like?
• Has there been any recent redecoration? Why?
• Ask to verify the heating works and is adequate?
  

• Check to see if the roof is leaking.
• Check brickwork. Is the mortar loose? Does it need re-pointing?
• Check for cracks on the walls on the outside and inside.
• Check water pressure in bathrooms, showers and taps.
• Does the property have a musty smell indicating damp or dry rot?
• Check that the space is adequate for your needs - empty rooms soon fill up.
• Verify measurements are as described.

Finally does the property still meet for your needs? 

Once you've found a property that matches your criteria, make an offer to the vendor. To get a rough estimate of property values in the area you are buying check our property value calculator. Type in the area and different valuations for properties will be displayed.

If your offer is accepted, it is time to get the whole legal and financial process moving. Instruct your solicitor, arrange your mortgage if applicable and check the cost of insuring the property, contents, and yourself if you are obtaining a mortgage. If you are not obtaining a mortgage you should arrange for a property survey to be carried out.

Until Exchange of Contracts it is still possible for the vendor to sell to someone else. Ensure that any estate agents involved have been advised that the property is under offer. The surest way to avoid being gazumped is to proceed quickly with the solicitor and mortgage provider. We would seriously recommend that you do not get involved in bidding wars for a property.

Alternatively try to get the vendor to sign an Exclusivity Agreement, which permits the buyer to deal solely with the vendor for a stated period of time. The aim of the agreement is to give the buyer some protection from another party outbidding him.

You need to find a solicitor to conduct the conveyancing. This means checking the legal aspects of the sale, for example that the vendor has the legal right to sell the property, that no one has right of way over it and that there are no other land disputes.

Your solicitor will also carry out a local authority search which looks for planning proposals such as new roads, changes to road layouts, building developments in the vicinity and alterations to land use or public rights of way which might affect your chosen property. Your solicitor will also confirm with the vendor what items (i.e. carpets, curtains, fixtures & fittings, sheds, etc) will be included in the sale. 

If you have not yet arranged a mortgage, do it now. The lender will require a property survey to be done and they will charge for this. Normally this is only a valuation report of the property, which does not consider the state of the property. Sometimes the cost will be added to the mortgage.

You can ask your lender to undertake a more extensive survey or if you are buying for cash you may want to do so for your own peace of mind. There are two types to consider which are detailed below.

Homebuyers Survey and Valuation (also known as HSV, HBSV or Homebuyer Report) involves a more detailed inspection of the property than a Mortgage Valuation. It will provide you with useful information in an easily read and understandable format at a mid-range cost. This is suitable for properties of conventional construction and in apparently reasonable condition. It examines dampness in walls and floors, and timbers for damage, woodworm or rot. You also should review the existence and condition of damp-proofing and insulation.

A Building Survey is an extensive review of the structure and construction of the property. It is highly recommended for Listed Buildings, property built before 1900, property which has been neglected and poorly maintained, property which has already had extensive alteration/extension or if you are planning any major renovations or alterations. 

If a survey indicates that a lot of work needs to be done, or the valuation is far below the asking price, you can decide whether to pull out of the purchase, or re-negotiate a lower price with the seller. If you pull out, you will lose the cost of the valuation. However, your mortgage offer should normally be valid for at least three months, giving you time to locate another property. 

Once all the legal arrangements have been done and your mortgage has been agreed with a positive survey you will be ready to exchange contracts. This is when the completion date is set, for taking possession of your new property, when you get the keys and can move in.

The completion date is normally 28 days after exchange of contracts. This, however, can be adjusted to suit the needs of both parties but once agreed in the contract cannot be altered.

The Exchange of Contracts will be done by the solicitors acting for you and the seller and once the contracts have been exchanged, both of you are committed to the deal. Normally the buyer has to lodge a deposit of 10% (although 5% is often acceptable), with the solicitor in an escrow account.

If for any reason, you pull out after exchange of contacts, you will lose your deposit. Conversely, the vendor is bound to sell the property to you and cannot accept a higher offer. If he pulls out, the deposit will be refunded. Both the vendor and the purchaser would be entitled to go to court for costs and damages if either party were to breach the contract.

It is recommended that you have mortgage life insurance in place at exchange of contracts. If the buyer were to die, the mortgage company would withdraw the mortgage offer and therefore it would be unlikely that the purchase could be completed.

This would lead to the loss of deposit from his estate. If there is no mortgage it could still be difficult for the purchaser’s estate to complete the exchange without breaching the contract. 

You will need to get quotes for removals and storage. Arrange to pick up the keys. Advise utility companies of change of address. On the day of the move you need to take final meter readings to give to the utility companies and meter readings on your new property to avoid being charged for previous resident’s consumption.

Moving will be probably the most stressful day. Afterwards you will be rewarded as you relax in your new home!