Finding accommodation in the UK can pose challenges; various obstacles exist, including broken chains, competitive bidding, concerning surveys, troublesome neighbours, inflated prices, faulty boilers and rental properties being taken off the market before you even get a chance to view them. How can you differentiate yourself from others and turn that ideal residence into yours? Here, property agents provide their insights on landing the ideal home.
Prepare your finances
“It still surprises me that, almost daily, I receive viewing inquiries from buyers who haven’t yet discussed their financial situation with anyone,” notes Kiel Holder, an independent real estate agent based in Reading. “You might assume that, since you have funds in the bank, ‘surely I can secure a mortgage’ – yet it could be that one unpaid phone bill from four years back limits the financing options available to you.” Holder suggests seeking advice from an independent financial consultant rather than opting for whatever your bank offers, as doing so often leads to a more favorable arrangement – and having a mortgage agreement in principle ready is also crucial.
Equally, it’s vital to be prepared in terms of rentals, asserts Nathan Barrow, lettings director at Stow Brothers in east London. The rental market is “highly competitive” and “demand consistently exceeds supply.” He recommends having one month’s rent ready to pay upfront along with around five weeks’ rent as a security deposit. “You’ll also need plenty of supporting documents to verify your financial reliability,” such as pay stubs, tax documentation and bank records.
Consider the long term
When purchasing a property, having a five-year plan can be beneficial, explains Gareth Yates, a property agent in Manchester. “Are there children in your future? Are any job transitions approaching? How stable is your current situation? Understanding what life will look like by 2030 is essential. Moving frequently isn’t cost-effective.”
Clarifying your non-negotiables is equally imperative, according to Holder, before embarking on viewings: “If you have two vehicles, a driveway or parking might be crucial. If you have children, proximity to schools could be a priority.” This focus will help you avoid being “lured in by the charming cottage that doesn’t cater to your actual requirements. You could find yourself re-listing it in a year or two, and stamp duty can be quite steep.”
Utilize more than just websites
“There was a time when setting alerts on Rightmove and Zoopla was the norm,” remarks Holder. “However, if an opportunity arises to directly register with an estate agent, absolutely take that step, as this is where new listings will first appear – right on the agent’s website or their social media.”
“Everyone is hooked on Rightmove,” states Holly Price, founder of Price Independent Estate Agents in York, noting there are many additional avenues for discovering a home. “I know of agents selling properties just from a TikTok video.” Price encourages following reputable local independent estate agents on social media and reaching out to let them know you’re searching.
Familiarize yourself with the agents
“Build a relationship with an agent,” suggests Holder. “We often collaborate with individuals we term our ‘best buyers’ or ‘preferred tenants’. They are people who leave a lasting impression, have their finances in order, maintain a realistic outlook, and possess clarity about their preferences. As an agent, you know exactly who to contact as soon as a suitable property is listed. If someone seems challenging or difficult, it can lead to hesitations about working with them in the following three to six months, and you may question their ability to move forward.”
Does he feel uneasy about people who constantly call him seeking updates? “I actually appreciate those individuals,” replies Holder. “It indicates they’re driven.”
Be ready to prioritize viewings
“This can turn into a full-time task,” Yates explains. “Recognize that every weekend and evening will likely be consumed by house viewings. Flexibility is key. If your only available time for a viewing is 5pm on a Saturday, you’ll likely miss out on numerous opportunities.”
Speed is paramount in the lettings arena, he adds. “Ensure you have all the necessary information at your fingertips so that if you are interested in a property, you can head straight to the office post-viewing, complete the tenancy agreement, provide all needed details, and complete your referencing within the same day. Avoid prolonged deliberation.” Also, he advises agents to be informed as early as possible if you cannot attend a viewing: “Individuals who no-show without notice rarely get another opportunity.”
Carry a list of potential issues
“Examine the radiators and windows,” shares Yates. “They serve as indicators of how well the property has been maintained. Is there mold around the windows? Do the windows function properly? Are the radiators thin and potentially inefficient? Additionally, observe if any areas have received a fresh coat of paint—if one portion is newly painted while the rest remains untouched, something might be concealed underneath, such as dampness.”
Holder adds more items to consider: “Are the windows double-glazed? Are you near a bustling road? If yes, consider double or triple glazing. If evaluating new builds, carry a tape measure to verify bed dimensions, since many new constructions feature slightly smaller furniture, making the space appear larger – but when you move in, the bed may not fit, let alone wardrobes. Assess the surrounding infrastructure; if you’re interested in proximity to a motorway, visit during peak traffic hours. How accessible are essential routes? The viewing experience could differ significantly if you visited on a quiet Saturday afternoon.”
Understand who will be managing a rental, says Barrow, and “if there are issues you want addressed, communicate clearly with the agent. Sometimes tenants worry that raising concerns might jeopardize their offer’s attractiveness, but I believe that transparency leads to better outcomes.”
Remain adaptable
Being open-minded, particularly concerning cleanliness, can be beneficial, advises Price: “If a property appears dirty or disordered, it can be disheartening for buyers, but remember, you’re not acquiring their house; you’re purchasing your future home.” She suggests not getting too distracted by appealing furniture but focusing on critical components like the boiler.
Always conduct a second viewing
“We often spend more time picking out an outfit than choosing a home,” Price notes. Determine the duration of your viewing in advance, make the most of it, and request a second viewing if needed. This is particularly relevant for purchases as rental properties may be quickly secured.
“I’m aware agents may dislike it,” Yates comments, “but I would recommend visiting in the morning and again in the evening. It gives insight into how sunlight moves throughout the space.” Holder suggests considering the season during viewings: “Is sunlight streaming through the windows consistently? Or is there a balance? How hot will it get during summer? If it’s a new-build flat, it likely will be quite warm.” Similarly, “if you’re inspecting a property in winter, is it adequately heated? Is the heating running? Does it seem as if it’s been on for quite some time? Try to assess that,” he advises.
Due to increased building costs, Price recommends scheduling a second visit and bringing along a builder, architect, or knowledgeable family member to provide an honest appraisal of what’s required. “Parents always express caution,” she says with a laugh.
Be a little inquisitive about the neighbours
Yates does not suggest directly approaching neighbours, but he recommends arriving early to observe the street dynamics. “I often say that 8pm on a Friday is ideal for observing a street and gathering insights: Is it loud? Is there a lot of commotion? This will provide valuable context.”
Provide feedback to the agent
“Be sure to leave feedback after every viewing,” advises Yates. “It demonstrates you’re willing to invest your time, and agents appreciate feedback for their vendors, which not every viewer offers.”
“No matter the reason a property isn’t suitable, constructive feedback aids the agent in better understanding your preferences,” adds Holder. “There may be upcoming listings the agent is aware of that you’re not, and your feedback may have positioned you as a prime candidate, even without your realization.”
Avoid making offers that are too low
If you intend to offer below the asking price, Holder advises, “ensure you’ve conducted sufficient research to back up your approach. Unjustified low offers could harm your credibility and drastically reduce your chances of being contacted when the ideal opportunity arises.”
Manchester is currently a mixed market, Yates points out. “Some homes are still selling for above the asking price, but typically, offers are coming in around 3-4% below asking.”
Barrow notes that some renters might offer above the listed amount to secure a property, but the new renters’ rights legislation will address this issue, along with concerns surrounding no-fault evictions, unreasonable rent increases, and pet policies.
Compose a heartfelt note
Prospective buyers or tenants often include personal details alongside their offers to enhance their appeal. “Those heartfelt notes can be incredibly impactful,” reflects Holder. “Speak genuinely. Regardless of how cheesy it may sound, it’s about the significance of that home to you and how you envision your future there. I’ve seen instances where that personal touch made all the difference. Some sellers may chuckle and prioritize the highest bid, while others might appreciate the sentiment, deciding to choose a lower offer because it brings them comfort and assurance about your commitment. It’s a strategy worth trying.”
Additionally, consider distributing notes in the neighborhood inquiring if anyone is contemplating selling, suggests Holder. “Occasionally, it may prompt an undecided seller to make a move based on that gesture.”
Acknowledge that chains are part of the process
“Accept it,” advises Yates. “Avoiding properties with chains limits your options significantly.” The largest chain that Holder has encountered had 13 connections. “While it’s less than ideal, don’t shy away from a lengthy chain if that home is your top choice,” he asserts.
Establish a trusted team
If you’re purchasing a property, “ensure you hire a skilled and effective conveyancer,” suggests Holder. “A top-notch professional is invaluable. The least expensive option is usually not the best choice.”
“Select a solicitor who comes highly recommended or has a good reputation,” advises Price. “Choose a local solicitor, not an online one or someone based in another city. Furthermore, do not hesitate to follow up with the agent, even if ideally, you shouldn’t have to. Call and inquire: what’s happening? This proactive approach helps minimize drop-outs: communication is key.”
Be ready for potential setbacks
Regrettably, nearly one in three property transactions in the UK fail. “Typically, it boils down to one of two issues: mortgage complications or survey problems,” explains Yates. “Sometimes, sellers withdraw due to changes in their circumstances. However, most commonly, a survey reveals significant repair costs, and if the vendor doesn’t agree to a price reduction, it complicates matters.” If you miss out on a property, it’s worthwhile to slip a note under the seller’s door expressing your disappointment, “so in case the sale falls through, they remember you first,” suggests Yates.
Keep in mind that every event unfolds for a purpose
Experiencing disappointment or a failed transaction can be taxing. “Don’t dwell too much,” remarks Holder. “Your dream home will appear when the time is right. I witness this repeatedly: deals fall through, buyers feel heartbroken, yet the home they eventually acquire turns out to be far more suitable for them.”
