Buyer Tips
Short, practical advice from people who've been through it.
Get a mortgage AIP before viewings
Estate agents prioritise buyers with an Agreement in Principle. Without one, you risk losing out to someone who already has theirs sorted, even if your offer is higher.
Budget for the hidden buying costs
Solicitor fees, surveys, searches, removals, and Stamp Duty can easily add £5,000–£15,000 on top of your deposit. Factor these in before you set your maximum property price.
Check broadband speeds before you commit
If you work from home, a property in a broadband notspot could be a dealbreaker you only discover after exchange. A Viven Buyer Report includes broadband speed data for any address.
View properties at different times of day
A quiet street at 11am on a Tuesday might be a rat run during rush hour. Visit at evenings and weekends too, and check whether nearby pubs, schools, or takeaways create noise you wouldn't expect.
Look for signs of damp yourself
Musty smells, bubbling paint, tide marks on walls, and black mould around windows are red flags. Freshly painted rooms during winter viewings can be a cover-up for damp problems.
Stamp Duty thresholds can save thousands
Stamp Duty is charged in bands, so a property at £250,001 costs significantly more in tax than one at £250,000. Use this to negotiate — sellers often prefer a round-number sale too.
Instruct a solicitor the day you offer
Conveyancing takes 8–12 weeks on average. Starting the legal process immediately after your offer is accepted shaves weeks off the timeline and shows the seller you're serious.
Check sold prices on the same street
Knowing what neighbours paid gives you hard evidence for negotiations and stops you overpaying in a competitive market. A Viven Buyer Report includes Land Registry price history and comparable sales.
Check the flood risk for any property
Properties in flood zones face higher insurance premiums and can be harder to mortgage or resell later. A Viven Buyer Report includes Environment Agency flood risk data automatically.
Read the property's title register yourself
You can download any property's title register from HM Land Registry for £3. It reveals boundaries, rights of way, covenants, and charges that estate agent particulars often leave out.
Stress-test your mortgage against rate rises
If your rate rose by 2–3%, could you still afford the payments? Lenders stress-test at around 6–8%, but you should run your own numbers to know your personal comfort zone.
Don't fixate on asking price alone
Properties regularly sell for 5–10% below asking price. Check how long a property has been listed and whether the price has been reduced — both are signals the seller may accept less.
First-time buyers get real tax advantages
First-time buyers in England pay no Stamp Duty on the first £300,000 of a property priced up to £500,000. This can save you up to £10,000 compared to a non-first-time buyer.
Check planning applications in the area
A new block of flats, a waste facility, or road changes could affect your quality of life and property value. A Viven Buyer Report includes nearby planning applications so you can see what's been proposed.
Test mobile signal inside the property
Thick stone walls, rural locations, and even certain modern insulation can kill mobile signal indoors. Open your phone and check signal strength in every room during your viewing.
Understand leasehold versus freehold properly
Leasehold means you own the property but not the land. Short leases under 80 years are expensive to extend and harder to mortgage. Always check the remaining lease term before offering.
Use a Lifetime ISA for your deposit
If you're a first-time buyer under 40, a Lifetime ISA gives you a 25% government bonus on savings up to £4,000 per year. That's £1,000 free money annually towards your deposit.
Get a Level 3 survey on older properties
A basic mortgage valuation isn't a survey — it's for the lender, not you. On any property built before 1930, a Level 3 (full building) survey can uncover structural issues that save you thousands.
Ask the seller why they're moving
A seller who's already found their next property is under pressure to complete quickly and may accept a lower offer. A seller with no chain is in a stronger position and less likely to negotiate.
Check water pressure during your viewing
Ask to run the kitchen and bathroom taps. Low water pressure is common in older properties and high-rise flats, and fixing it can be expensive if it requires a new boiler or pump.
Time your actual commute before buying
Don't trust Google Maps estimates. Do the journey yourself at your actual commuting time. Delays, cancellations, and overcrowding on specific routes can make a big difference to daily life.
Get your mortgage offer before exchange
Mortgage offers typically last 3–6 months. If your purchase drags on, the offer can expire and you'll need to reapply, potentially at a worse rate. Chase your solicitor regularly.
School catchment areas affect house prices
Properties in outstanding school catchments can command 10–20% premiums. Even if you don't have children, this affects resale value. A Viven Buyer Report includes nearby school ratings and distances.
Ask about the boiler age and service history
A new boiler costs £2,000–£4,000 installed. If the property's boiler is over 12 years old, factor replacement into your budget or use it as a negotiation point.
Check service charges on flats carefully
Leasehold service charges can be £1,000–£5,000+ per year and can increase unpredictably. Ask for three years of service charge accounts and check if any major works are planned.
Keep your credit file spotless before applying
Lenders check your credit file in detail. Avoid taking on new credit, missing payments, or even applying for new credit cards in the six months before your mortgage application.
Check the EPC for energy costs
The Energy Performance Certificate rates properties A to G. A property rated E or below will cost significantly more to heat, and from 2028 landlords may not be able to let properties rated below C.
Ask about Japanese knotweed and subsidence
Japanese knotweed within seven metres can make a property unmortgageable. Subsidence shows as diagonal cracks around windows and doors. Both are expensive to remediate and must be disclosed.
Put everything in writing with your solicitor
Phone calls are fine for updates, but always follow up important decisions by email. If a dispute arises later, you'll need a paper trail showing exactly what was agreed and when.
Don't skip buildings insurance at exchange
You become legally responsible for the property from the moment you exchange contracts, not completion. Arrange buildings insurance to start from your exchange date, not your moving date.
Book removals at least four weeks ahead
Removal companies get booked up fast, especially on Fridays and at month-end. Get three quotes, check reviews, and book as soon as you have a completion date to avoid paying a premium.
Change the locks on completion day
You have no idea how many copies of the keys exist from previous owners, their family, neighbours, or tradespeople. Changing the locks on day one is a small cost for peace of mind.
Compare mortgage brokers and direct lenders
Brokers access deals from multiple lenders, including some exclusive rates not available directly. But some charge fees of £500+. A fee-free broker is usually the best starting point.
Separate your needs from your wants
Write two lists before you start searching: non-negotiables (bedrooms, commute time, budget) and nice-to-haves (garden, parking, period features). This stops you making emotional compromises.
Negotiate fixtures and fittings separately
Carpets, curtains, and white goods can be negotiated outside the sale price, which means they don't attract Stamp Duty. Ask the seller what they're willing to include before you agree a price.
Aim to complete mid-week if possible
Friday completions are most popular, which means solicitors are overwhelmed and bank transfers can be delayed. A Wednesday completion gives you a buffer if anything goes wrong.
Visit in winter to spot insulation problems
Cold spots on walls, draughty windows, and condensation are much easier to detect in winter. A summer viewing won't reveal how expensive the property is to keep warm from October to March.
Speak to the neighbours before you buy
Knock on a few doors and ask what the area is like. Neighbours will tell you things the estate agent never will — parking problems, noisy residents, planned developments, or anti-social behaviour.
Consider overpaying your mortgage from day one
Most lenders allow you to overpay up to 10% per year without penalties. Even £100 extra per month on a £200,000 mortgage can save you over £20,000 in interest and years off the term.
Check for conservation area restrictions
If the property is in a conservation area, your permitted development rights are restricted. You may need planning permission for changes that would normally be allowed, including replacing windows or adding a satellite dish.