When you start searching for a new home to buy, whether it's your first or you're moving house, it is a time of opportunity, but it's also a period of discovery - seeing what's on the market and what you can get for your budget.
If you're upsizing or downsizing, then you might already have an idea of what you're looking for in your new property, but if you're searching for the first time, you may be trying to gain an understanding of what's possible.
Whichever stage you're at, searching for a new home to buy can be exciting and overwhelming. In this property viewing guide, we help you make the most of the experience, from understanding your budget to house viewing tips, so that you stay true to your goals while leaving enough room for inspiration, and ultimately choose the right home for you.
If you've started looking at houses to buy, then you might already have an idea of what your budget is, but it's a good idea to firm up those numbers early on in your search, so you're ready to act quickly when the right property comes along.
If you're a cash buyer, then knowing your budget is quite straightforward, but if you need a mortgage, then it's best to have a chat with your bank to get pre-approved for the borrowing. Don’t forget that you also need to account for any fees and taxes - notably Stamp Duty - you can use our Stamp Duty calculator to get an idea of what that might be on your property purchase.
Getting pre-approved for a mortgage requires a little bit of time investment, but it's worth doing in the long run. Having that knowledge in place will put you in a good position for making an offer, allowing you to move faster and appear more credible to sellers, potentially giving you an advantage over other prospective buyers.
Typically, lenders will allow you to borrow up to five times your annual income, but that depends on a number of factors including your credit history and any other borrowings. To apply for a mortgage, you will need:
Proof of ID, such as a passport or driving license
Proof of address documents (council tax bills, utility bills, bank statements - dated within the last three months)
Evidence of where your deposit is coming from (bank statements to show savings, for example)
Proof of income (payslips, bank statement, or tax returns)
Proof of expenses
Once you have all those items, you can speak to your chosen bank or lender, and they will take you through a few questions, including a credit check. You can also speak to a mortgage advisor who will help search the market for the best mortgage provider to suit you. At Chestertons, we work with Springtide Capital as our trusted mortgage advisors - they can help buyers secure mortgage solutions.
The lender will then give you an Agreement in Principle or Mortgage in Principle, which is an indication of how much they would be willing to lend for a mortgage, but is not a guarantee of a mortgage offer. They will be able to confirm an offer once you have found a property you wish to buy - that process will require some additional checks.
There are some beautiful properties on the market, and it's easy to get caught up in the moment and forget some of the practicalities of what you're looking for. Therefore, it's a good idea to sit down and think about your must-haves vs your nice-to-haves, prioritising your non-negotiables to help you stay focused and narrow down your search.
There are some things that can always be changed in a property over time, especially the interiors and to some extent, the layout, depending on your budget and appetite for renovations. However, there are other things that simply can't be changed, like the location, nearby schools, and the style of the property itself - if it's important to you to have a new-build property, a Grade II listed Victorian terrace will never be right.
Key things to consider include:
The budget
Whether the property is leasehold or freehold (if it’s leasehold, check how many years are remaining on the lease)
Type of property (house or flat, detached, terraced, semi-detached)
Gardens and outside spaces
Parking
School districts
The size and layout of the property
Any immediate and obvious spending requirements for maintenance (new roof, for example)
Neighborhood safety
Property orientation (north/south facing)
Transport links
Local amenities (shops, petrol station)
Many of your non-negotiables will filter out properties before you get to the point of viewing, whether you have found a house you want to look at online or your agent has made a recommendation. So, while you keep those factors in the back of your mind during your viewing, it's important to take your time to then look at the property based on its own merits. While a nicely decorated home is always appealing, try to look beyond the aesthetics at the more practical aspects. Here are our top house viewing tips:
Consider the layout and how practical it is for your lifestyle.
Look for any signs of damp or cracking in the walls and floors.
Take note of the time of day and the light levels inside the property as well as which way it's facing so you know when it will get the most natural light.
Kitchens and bathrooms are the most expensive and disruptive things to change, so check the condition of these to understand if/when they might need replacing.
Ask questions about insulation, heating and power sources, including the age of the boiler to give you an idea about if/when it will need replacing and the energy efficiency of the property (this will also be detailed in the EPC rating on the property spec).
See if the oven and hob are gas or electric.
Consider what the ventilation is like in the property (such as an extractor fan in the bathroom).
Ask yourself if the rooms are large enough.
Look to see how much storage space there is.
Look for any obvious signs of roof damage.
Check the state of the drains and gutters.
Check if the windows are well-fitted, and whether they are wood or UPVC (this will inform about insulation levels, and maintenance requirements).
Take note of the parking provision at the property.
Consider the access to the property - are there steps to the front door? Is there a side entrance? Would it be difficult to get pushchairs or wheelchairs into the property?
Consider whether there's a garden or outside space with easy access.
Think about how much privacy you have from the street and garden.
If you're serious about a property, visit it more than once, ideally at different times of the day.
Bring someone with you to view the property, who may spot things you've missed or have a different perspective.
Take your time with your viewing, there's no need to rush.
Feel free to take notes and photos, especially if you're looking at multiple properties, to help jog your memory.
Don't be afraid to try the taps, open and close windows, or flush the toilets to check what's working.
Some questions will come up as you go about viewing a property, and if you have a good estate agent, they will be able to give you that information or make a note and come back to you after the viewing with answers. However, there are some questions that are always good to ask as you go look around, especially if they align with your non-negotiables. For example, on your house viewing checklist, include:
When was the property built?
Are there any preservation orders on trees in the garden?
Are there any planning restrictions in the area?
How long has the property been on the market?
Are there other offers on the table?
What’s the seller’s situation (are they in a chain, have they found somewhere to buy, are they open to negotiation on the price)?
Has the property had any renovations or recent work and what was the nature of that work?
What are the running costs of the property (Council Tax band, EPC rating, is it mains heating, drainage)?
How old is the wiring and the boiler?
Are there any service or management charges?
How fast is the Internet?
What’s the local community like?
What, if any, appliances are included in the sale?
Is there any flood risk or history of flooding?
Are there any existing planning permissions?
If it's a leasehold, what is the annual service charge and ground rent?
Are there any local development plans you should be aware of?
Once you have found a property you like, submitting an offer is an exciting next step, marking the first formal stage of an exciting process.
You typically submit an offer via the estate agent who is listing the property. All you need to do is express your interest and the amount you would like to offer. The agent may also ask you for additional information such as your mortgage status and whether you are currently selling a property. If you are selling a property, they may ask about what stage you are at (whether you have a buyer or not).
The agent will then confirm the offer you would like to make by email, and convey it to the seller. Once they have an answer as to whether the seller would like to accept, your agent will let you know - usually over the phone and then in writing. At this stage, they will highlight that the sale is 'subject to contract’ (STC), which means it is not currently legally binding. They will then advise as to the next steps that need to be taken to move towards a formal contract.
You can read more about what happens after an offer on a property is made in another article.
At Chestertons, we help buyers prepare, shortlist and understand the process for purchasing a new property, whether you’re a first-time buyer or moving house. With more than 200 years’ experience, our team of experts has detailed knowledge and understanding of the local market in each of the areas where we work, giving us unique insights that help guide you at each stage of your journey.
Our team offers a range of services that not only include buying, selling, and letting property, but span consultancy and research, asset valuation, financial support and more. For anything we don’t offer in-house, such as mortgage advice or conveyancing support, our ‘Sale Ready’ team can connect you with one of our trusted partners.
Whether you're buying or selling a property, or are simply curious about what your home might currently be worth, you can speak to your local Chestertons office for practical, informative advice.
Speak to your local Chestertons team for practical advice and support with your property search here.