Unless you are extremely lucky, you will probably spend a fair amount of time visiting endless houses in search of the perfect property. We’ve put together some tips which will help you save time as well as your sanity.

Selecting Which Houses to View
There is a tendency to go crazy and view every single property that looks half-decent spurred on by the worrying of missing out on the perfect house. Stop right there!

• Make yourself time for viewing houses.
• Be selective. Refer back to your Perfect House and ask yourself whether the house meets all your essential points.
• Ask the Estate Agent how long the house has been for sale. This may tell you something about the asking price or house’s potential.
• Ask if the house is already “Under Offer”.
• Examine the photo – do the seasons match. If they don’t, ask yourself why.
• Never get your heart set on a property before you’ve even set foot inside.
• Don’t rely totally on the Estate Agent’s description. Only you will know if the house is suitable for your needs.
• Be patient. Be prepared to wait for the right house and never make an offer just because you are “fed up with looking” – you’ll regret it in the long run.
• Don’t view too many properties in one go. You’ll only wear yourself out.
• Never view a house on an empty stomach.

Once you’ve narrowed down your selection, contact the Estate Agent or Vendor to arrange for a time to view the property.

There are several things to keep in mind when viewing the house:

• Try to create a friendly relationship with the vendor. You may end up making an offer for the house, and a good rapport between the two parties is priceless.
• Try to find out the reason for the sale.
• Enquire from the outset what comes with the house (e.g. fixtures and fittings).
• Always view the house in daylight.
• Remember that empty rooms look very spacious.
• Avoid bringing your kids!

And if you like really it…
Consider Making an Offer as soon as possible.

Here is a comprehensive moving house checklist containing information to help you organise a smooth move from your old home to your new one with the minimum of fuss.

• Where to begin

Decide on a moving date (usually the completion date) as soon as contracts have been exchanged. Try to avoid Fridays and bank holidays when removal firms are in high demand and may be stretched. For a less stressful move, opt for off-peak times such as mid-week. It’s more likely your chosen removal firm will be available for that day.

Call in the professionals. Ask friends or relatives who have moved recently to recommend removal firms. Failing that, the British Association of Removers (BAR) or the National Guild of Removers and Storers (NGRS) will be able to supply names of approved members in your area. They operate within the terms of a code of practice and offer an independent conciliation and arbitration service in case of complaint.

Find out more information on how to choose a removal company, or alternatively, view a selection of removal companies here on Primelocation.com.

• Be prepared

Ensure your possessions are insured for transit. Most removal companies provide such insurance. Check what it covers and whether there are exclusions. Remember that anything you pack yourself may not be covered by the removal firm’s insurance. If you are planning to transport any precious items yourself, check that these are covered when in transit by your contents insurance.

Hire professional cleaners to give your new place a thorough going over before you move in. Some removal firms will arrange to do this. This will make the whole move a more comfortable process.

Before the big day, have a clear out (hire a professional mess therapist or self-styled ‘clutterologist’ if necessary). Keep in mind William Morris’ interior design dictum that “everything must either be useful or beautiful.” Valuable items that are no longer needed can be auctioned or sold to a dealer in second-hand furniture. Other items can be donated to charity shops or recycled.

Get someone to look after the children for the day. The same goes for pets – or book them into kennels or a cattery. Make sure they have identity tags with their new address.

Compile a fact file for the people who are moving into your property, such as instruction leaflets and service information for the heating system and appliances you’re leaving, together with details of rubbish collection, milk deliveries, recycling schemes and so on.

Round up all the keys to your home, including those left with neighbours, nannies and relatives, and give them to your solicitor or estate agent.

If the move is going to be spread over a couple of days, arrange accommodation somewhere special, ideally a hotel – you’ll be too exhausted to socialise – and pack a bag for an overnight stop.

Make a scale plan of each room in your new home to give to the removal team so, in theory, they know exactly where everything is to go. Colour-code packing boxes, cases and furniture in the hope that this will mean it ends up in the right rooms.

Final preparations should include making a complete inventory of everything to be moved, advising the post office to redirect your post and cancelling the milk and newspapers if you have them delivered. If you are moving to a different area, register with a new GP.

• Hire a removal company
• Resolve to book a removal firm as soon as you exchange contracts and the completion date is set. Get at least three estimates from different firms and don’t automatically accept the cheapest; you tend to get what you pay for. When comparing estimates, make sure you are comparing like with like. Are packing materials, boxes, cartons and crates and VAT all included?

A few weeks before the move, the removal firm should send someone to establish what the move will entail. Now is the time to point out anything that needs special care and attention, such as antiques, computers, pictures, etc. Highlight any large or awkward items of furniture, such as a piano – which may require a specialist handler and/or have to be winched in through a window – or sofa.

Tell the removal company if access from your old property or to your new property is likely to be difficult. Parking space for the removal lorry will also need to be considered. Such problems can add to the cost of a move and should be considered in the estimate. Don’t accept an estimate over the phone. All quotations should be in writing and include pricing for packing, loading and unloading, storage (if required), special handling for breakables and valuables and any other special requests, such as curtain hanging and cleaning.

When you accept an estimate, insist that a written quotation is sent to you as soon as possible. Establish a written timetable with the removal firm and check the foreman has all the necessary details. Make sure the removal firm has a clear map showing how to find your new home.

• Notify relevant parties of your new address
• Telephone and Internet service providers
• Notify TV Licensing of your new address. Your TV licence doesn’t automatically move with you when you move house. If you don’t notify TV Licensing of you new address, you could end up being unlicensed in your new home, even if you paid for a licence at your old address. Anyone who watches TV without a licence risks prosecution and a fine of up to £1000, so make sure you’re covered.

It’s easy to update your details. Simply log on to www.tvlicensing.co.uk or call 0844 800 6722 and follow the instructions. You’ll be asked for your TV Licence number and new address. It only takes a minute or two to transfer your licence.

• Bank, building society, pension provider and any company you have loans or investments with
• Credit card and store card companies
• Inland Revenue – see www.hmrc.gov.uk for a list of offices
• Local council regarding council tax
• Subscriptions to magazines, charities, etc.
• Employers
• The schools your children attend
• It is a legal requirement to notify DVLA – you will need to renew your driving licence and vehicle registration document
• Friends, family and colleagues.

• Using storage facilities
• Storage companies will accept practically anything as long as it isn’t perishable (food, plants, etc), flammable (noxious chemicals), illegal (drugs, cash waiting to be laundered) or alive (pets, children). Expect to be charged for packing, delivery to and from your house, the amount of space required and the length of time items are to be stored.

Insurance can be arranged through the storage firm or through your household insurance. Make an inventory of everything in storage in case anything is missing when it is all delivered to your home.

• On the big day
• Make sure the foreman has a layout of your new home so furniture is put in the correct room. Ensure the removal firm has access to your new home and has arranged for permission to park outside the property if necessary. Have all paperwork and contact numbers relating to the move with you. Upon arrival, read the meters and check that the phone, security alarm, electricity, gas, central heating and water work.

Make sure all items that were included in the sale, such as carpets, curtains and light fittings, are there. If there is anything missing, contact your solicitor. Alert your surveyor immediately to any serious faults in the building that were missed in the original survey.

Think about getting the locks changed on your new property – you never know who the previous owners may have given spare keys to in the past.

Even if everything is in order and has run smoothly, the chances are by the end of the day you’ll be too shattered to move, so collapse on the sofa, order a takeaway and crack open a bottle of champagne.

• Getting someone else to do the work for you
• If you want someone else to handle the whole moving process for you, from hiring the removal firm, transferring utilities and organising change of address cards, consider appointing a moving specialist.

The content provided in the Primelocation.com guides is for information only. In all cases, independent and professional advice should be sought before buying, selling, letting or renting property, or buying financial services products.

The first thing you need to do is decide how much you can afford. You will need to look at how much money you have available yourself and how much you can borrow. There are a number of different financial institutions which offer loans to people buying a property, for example, building societies and banks. You should find out if you are able to borrow money and if so, how much (for information on mortgages, see under heading Mortgages).

Some building societies now provide buyers with a certificate that states that a loan will be available provided the property is satisfactory. You may be able to get this certificate before you start looking for a property. Building societies state that this certificate may help you to have your offer accepted by the seller.

Before finally deciding how much to spend on a property, you need to be sure you will have enough money to pay for all the additional costs. These include:-

• survey fees
• valuation fees
• Stamp Duty Land Tax
• land registry fee
• local authority searches
• fees, if any, charged by the mortgage lender or someone who arranges the mortgage, for example, a mortgage broker
• the buyer’s solicitor’s costs
• VAT
• removal expenses
• any final bills, for example, gas and electricity, from your present home which will have to be paid when you move.

For more information about Stamp Duty Land Tax, go to the Directgov website at www.directgov.uk and for more information about Stamp Duty Land Tax in Northern Ireland, go to the NI Direct website at www.nidirect.gov.uk.

You should be aware that if you start the process of buying a property and then the sale falls through you may have already paid for a valuation or a survey. If the solicitor has started any legal work you may also have to pay for the work done.

You should also take into account the running expenses of the property you wish to buy. These may include:-

• community charge/council tax (in England and Wales)
• water rates (in England and Wales)
• rates (in Northern Ireland)
• ground rent, if the property is leasehold
• service charges, if the property is a leasehold flat
• insurance costs, including life insurance, buildings and contents insurance
• heating bills. An energy performance certificate can help you work out how energy efficient your property is.

You can find out more about energy performance certificates in England and Wales on the Directgov website at: www.direct.gov.uk.

In Northern Ireland, go to the website of the Department of Finance and Personnel (NI) at www.dfpni.gov.uk.

You will have to pay a deposit on exchange of contracts a few weeks before the purchase is completed and the money is received from the mortgage lender. The deposit is often 10% of the purchase price of the home but it can vary.

As well as looking in estate agents’ windows, the internet is also an excellent research tool for finding properties. There are now many websites specifically geared for property searches, as well as those catering for people who want to sell without an agent altogether. Most estate agents also have their own websites.

Viewing properties

Here are some useful tips to keep in mind when looking for the house of your dreams:

• View the properties as soon as possible. Leave it too long and you could lose out. Print off our viewing checklist and take it with you.
• Make good use of your lunch hours or make appointments on the way to and from work.
• If two of you are buying together, decide who will be the chief viewer, and weed out all but the strongest candidates.
• Don’t be afraid to make numerous visits with tradesmen to find out what you’re letting yourself in for.
• Check the history of any scruffy – and therefore cheaper – property. If it’s been rented it may have had a succession of landlords, all of whom may have done the bare minimum in repair and upkeep.
• If you’re tempted to buy a run-down property to renovate and sell on, check how long it’s been on the market. If it’s been there a long time, it suggests there isn’t a lot of profit to be made. Find out more in our renovating for profit section.
• New carpets, bathrooms and kitchens can be signs of a superficial renovation that is hiding more serious work to be done.

Putting in an offer

It’s human nature to try to strike a deal, but if you find your ideal home and it seems to be priced correctly, consider offering the full asking price. This means you’ll be taken seriously, there won’t be any time-wasting and it will lessen the possibility of another party stepping – or gazumping you.

All offers should be made with the stipulation of taking the property off the market. Getting a ‘Sold’ board outside is a good way to dissuade others from looking. You might also want to ensure that all internet adverts for the property have been removed, to prevent any further interest.

Chains

One in three property chains fall apart. This can happen for numerous reasons, from one party not having their finances in order, to an unpleasant surprise in the survey.

Under present British house-buying and selling practice, little can be done to alter the process, although the Government has introduced legislation that will require home owners or their selling agents to provide a Home Information Pack (sellers pack or HIP) to prospective buyers on request.

The best way to ensure a chain progresses smoothly is through good communication. Stay in regular contact with your conveyancer and estate agent to make sure everything possible is being done to speed things along.

It can also help to stay flexible. Be prepared to move in with your family or rent as a short-term measure if it means you can keep the chain going.

Gazumping

Gazumping – outbidding rivals at the last minute – is a horror estate agents are powerless to stop (even if they wanted to!). Unless you’re lucky enough to live in Scotland where there are laws to protect the buyer. Under the Estate Agency Act, estate agents are obliged to pass on all offers they receive, although a determined buyer will probably go straight to the vendor.

There’s little you can do to repel a determined bidder, but there are ways to lessen the chance of it happening, or at least reduce the impact if it does:

• Offer the full asking price and request that the property is removed from the market as soon as your offer is accepted.
• Be flexible with the vendor and don’t quibble over minor points.
• Make it clear you’re willing to complete on their timescale, not yours.
• Be nice to the vendor – if you’ve established some kind of relationship with them, it should be harder for them to let you down.
• Take out insurance – you must do this before you instruct your solicitor, but then if you’re gazumped, you can be refunded the cost of your various fees.

You should buy a home. That’s what you’ve been hearing from friends and family, right? So, by now you have likely already weighed the benefits and decided that home ownership was the best decision for you. That’s a major hurdle now passed. You are focused and certain.

Good Defining Search Parameters for a First-Time Home Buyer

Almost 80% of all home searches today begin on the Internet. With just a few clicks of the mouse, home buyers can search through hundreds of online listings, view virtual tours, and sort through dozens of photographs and aerial shots of neighborhoods and homes. You’ve probably defined your goals and have a pretty good idea of the type of home and neighborhood you want. By the time you reach your real estate agent’s office, you are halfway to home ownership.

How Long Should It Take to Buy Your First Home?

In seller’s markets, often I show only one home. After all, how many homes does one family need? A few buyers will look for years, but buyers who do that aren’t motivated. A motivated buyer will find a home within two weeks. Most of my buyers find a home within two days.

Good real estate agents will listen to your wants and needs and arrange to show only those homes that fit your particular parameters. Your agent should preview homes before showing them to you as well.

How Many Homes Will a Home Buyer See?

Studies show that your memory dramatically improves after consumption of carbs and slows upon consuming sugar. So, lay off the soft drinks and have a hearty meal of carbs before venturing out to tour homes. The average number of homes that I show to a buyer in one day is seven. Any more than that, and the brain is on overload. Therefore, don’t expect to see 20 or 30 homes; although it’s physically possible to do so, you probably will not remember specific details about any of them.

The “Red Shoes” Experience for a Home Buyer

Women will relate to this. Say, you need a new pair of red shoes. You go to the mall. At the first shoe store, you find a fabulous pair of red shoes. You try them on. They fit perfectly. They are glamorous. Priced right, too. Do you buy them? Of course not! You go to every other store in the mall trying on red shoes until you are ready to drop from exhaustion. Then you return to the first store and buy those red shoes. Do not shop for a home this way. When you find the perfect home, buy it.

How a First-Time Home Buyer Can Rate Inventory

Bring a digital camera and begin each series of photos with a close-up of the house number to identify where each group of home photos start and end.
Take copious notes of unusual features, colors and design elements.
Pay attention to the home’s surroundings. What is next door? Do 2-story homes tower over your single story?

Do you like the location? Is it near a park or a power plant?

Immediately after leaving, rate each home on a scale of 1 to 10, with 10 being the highest.
View Top Choices a Second Time Before Buying That First Home
After touring homes for a few days, you will probably instinctively know which one or two homes you would like to buy. Ask to see them again. You will see them with different eyes and notice elements that were overlooked the first go-around.

At this point, your agent should call the listing agents to find out more about the sellers’ motivation and to double-check that an offer hasn’t come in, making sure these homes are still available to purchase.

Making the Selection To Buy a Home

I’ll let you in on a little secret. I generally know which home a buyer is going to choose, and I suspect most other agents operate the same way. It’s an intuition. But I make it a practice not to steer buyers, and I insist that buyers choose the home without interference from me. It’s not my choice to make.

Real estate agents are required, however, to point out defects and should help buyers feel confident that the home selected meets the buyer’s search parameters.