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Whether it’s to downsize, find a slower pace of life or be closer to grandchildren, a house move is an exciting time. But even the most charming property can hide issues that put your budget, your plans and your peace of mind at risk.
The good news? Most problems can be spotted early and dealt with if you know what to look for and the right questions to ask. Before you fall in love with a place, here are the key red flags to watch for and how to make sure you have all the information you need.
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Although it might not seem it, a lease that is 80 years or less is considered short. At this length it can start causing issues for a buyer, including providers sometimes refusing mortgages. (This applies to leasehold properties in England and Wales – leasehold properties are much rarer in Scotland, and Northern Ireland has a different system.)
Marion Ellis, a surveyor at Love Surveying, says that it’s not necessarily a reason to walk away from a sale. “Buyers should always ask how long remains on the lease and whether extension discussions have taken place.”
Find out how much the lease extension will cost (including legal fees for both the buyer and seller) and consider this expense on top of the asking price. Also find out if the cost of the extension has been reflected in the asking price, which will determine if you ask for a reduction in the agreed price.
“It can be a long process,” says Ellis, “so make sure you’re fully aware of the timeframe before you commit to buying.”
While a listed building can be wonderful to look at and full of character, there can be issues if you plan to make changes to the property.
Maybe you’re thinking of converting a downstairs room into an en suite bedroom, or you want a more accessible bathroom? With listed buildings and conservation areas, there are normally restrictions that mean alterations or repairs need consent from the council.
According to estate agent Amanda Jarvis-Doyle, founder of Sabel & Co in Derbyshire: “This does not mean you cannot update or maintain the property. It simply means you must work within the guidelines. A specialist surveyor and solicitor will help clarify what is permitted. With realistic expectations and an appropriate budget, these homes can be immensely rewarding to own.”
It’s important to find out if the boiler will need replacing in the near future, as you’re looking at a cost in the thousands. Just looking at a boiler won’t tell you its age. Use a qualified heating engineer to check it over.
Jarvis-Doyle says: “This can become part of a negotiation with the owner for a price reduction or for there to be a replacement put in before completion. Modern systems are more efficient and reliable, so addressing the issue will be a positive step.”
If your chosen property has a shared driveway, some sort of access that allows the public to be in close proximity (such as a path), or an issue with shared drainage, you need to be fully informed of how this will affect you.
Ellis says you should also find out if an issue could affect whether a surveyor can have access to inspect all relevant areas. You need this to ensure you’re fully aware of any problems before you complete a sale.
“These arrangements can affect maintenance responsibilities and mortgage lending,” says Ellis. So it’s important to feel any concerns have been answered satisfactorily, normally through your solicitor.
Neighbour disputes can feel unsettling, particularly if they involve boundaries or noise,” says Jarvis-Doyle. “It is important to establish the nature and scale of the issue.
“In many cases, disputes are minor or historic. Understanding what happened and whether it has been resolved allows you to assess the real level of risk. Clear boundaries and open communication can often prevent further issues.”
Sellers are legally required to disclose any ongoing issues with neighbours in the seller's property information form. If you later discover they haven’t, you might be able to take legal action for mis-selling.
While a roof leak might seem a relatively simple issue to resolve, that’s not always the case. A leak can be a sign of a much bigger – and more expensive – problem, and should be thoroughly investigated before purchase.
“A past repair doesn’t always mean the underlying issue has been resolved,” Ellis says. “Buyers should ask whether there is any history of damp, leaks or roof problems.”
Jarvis-Doyle advises: “Once you have detailed quotes for repairs, you can negotiate with the seller. You may request that the work is completed before you exchange or agree a reduction in the purchase price.”
Flooding can be devastating and expensive, and forewarned is forearmed.
Jarvis-Doyle says: “If a property is in a flood zone, there are practical ways to mitigate risk, from improved drainage and landscaping to installing flood-resilient measures. Having comprehensive insurance is key. It may require careful planning and budgeting but, with the right information and preparation, many buyers proceed confidently.
“Check the Environment Agency flood maps [for England], ask your surveyor to comment on drainage and any evidence of previous issues, and speak with neighbours about the local history with flooding.”
Almost all issues with a property can be overcome, as long as you enlist the correct help and advice, and are aware of the potential costs involved.
Keep a written list of concerns to raise with your surveyor and solicitor. 42% of surveys uncover issues with a property. Homebuyers saved an average £5,744 when they negotiated a discount after issues were identified, according to research.
“The purpose of checking these issues isn’t to create a long shopping list of faults, but to understand risk and make informed decisions,” Ellis tells us. “Buyers should share what they learn with their surveyor and solicitor, factor realistic costs and disruption into their budget, and decide whether the property still works for their plans.
“Some issues may justify renegotiation, some are simply part of owning a property and others may be deal-breakers. The key is understanding the implications before committing to a property, rather than being surprised later.”
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