Buying your own home could be the biggest purchase you ever make, so it’s essential to gather as much information as possible about the property before making your decision.

It’s not always easy to know what questions to ask when buying a house, so we’ve put together a list of questions to help guide you through the process, step by step.

You may not be able to get answers to all of your questions, but estate agents are required to disclose ‘fair’ information to buyers and sellers, so it’s always worth your time -- and investment -- to seek out all pertinent information.

### Before you start

Potential buyers should also put together a list of questions to ask themselves in anticipation of their first property viewings. Doing so will help make sure they know what they want to get out of their home search.

Key questions to ask yourself include:

* **What’s my budget?**
Knowing what you can afford to put down as a deposit and what type of mortgage you’re eligible for determines what properties you should consider viewing.
* **What are my priorities?** 
Knowing whether you’re going to prioritise location or, for instance, size will help determine your property hunting grounds.
* **How long do I plan to live in my next home?** 
Whether it’ll be your ‘forever home’, just a place to live for a few years, or something in between will shape your search.
* **Do you want a leasehold or freehold?** 
Leaseholds apply only to a building for a set number of years, while freeholds cover both building and land until you’re ready to sell.

### Property history

Once you’ve decided on viewing a particular property (or properties), it’s important to establish a context for the home. That information can offer clues on the property’s livability.

Key questions to ask when buying a house include:

* How old is the property?
* Why is the seller leaving?
* How long has the property been on the market?
* How long have the sellers lived there?
* Has the property repeatedly changed hands?
* How much money has the property lost in value? For instance, you may want to know the value trajectory over the past five, 10, or 15 years.
* Have any additions or major renovations been conducted?
* Have there been any past insurance claims?
* Has anyone ever been murdered there? Yes, you have the legal right to know.

Curious about property values and trends in a certain area? Pop in the postcode of your potential home [into this nifty tool](https://www.getagent.co.uk/how-much-is-my-house-worth). It’ll show you the general value of similar properties in the area, and other useful data to help you make informed decisions about your purchase. [Try it for free here](https://www.getagent.co.uk/how-much-is-my-house-worth). 

### Area around the property

When you buy a new home, you’re not just purchasing a property but you’re investing in the local area, too. Even before you visit the property, first check out local information sites.

Key questions to ask when buying a house include:

* How old’s the neighborhood?
* What are the neighbors like?
* How much have homes sold for in the neighborhood?
* Is the property in a conservation area? Find protected areas of the countryside [here](https://www.gov.uk/check-your-business-protected-area).
* How are the schools?
* What’s the local crime rate?
* Are there any parking issues and what are the nearest transportation options?
* What are the local amenities (shops, parks, restaurants, walking trails, etc) like? 
* What’s the neighbourhood like at rush hour or when the pubs close?
* Are there any local development plans that could affect you as a homeowner?
* Is the home in a flood zone or prone to other natural disasters?

### Administrative

For many of us, paperwork is the least enjoyable aspect of any transaction. But buying a new home is such a significant investment that you need to make it absolutely clear what you’re agreeing to as part of any contract.

Key questions to ask when buying a house include:

* What’s included in the sale?
* How did the agent decide on an asking price?
* What is the minimum price the seller will accept?
* Can you speak directly to the sellers?
* How much will I pay in closing costs?
* Is the property listed? If so, what grade is it? This could affect what changes you can make.
* When do the sellers need to move out? Are they part of a property chain?
* What offers have they had so far? See our article [‘Can estate agents lie about offers?’](https://www.getagent.co.uk/blog/estate-agents/estate-agents-lie-offers)
* Will the seller consider any offers?
* Can they explain the Energy Performance Certificate?
* How much is the Council Tax?

### Interior

When you visit the property, you should imagine yourself living there but don’t forget to cast a critical eye on the conditions inside the home.

Key questions to ask when buying a house include:

* Is there any evidence of damp?
* Have any of the rooms been redecorated recently? If so, why?
* How old are the appliances and major systems?
* Can you try the taps? How’s the water pressure?
* How old is the boiler and when was it last inspected? What type of fuel does it run on?
* What type of gas and electricity meters are installed?
* Are all the lights in working order? When was the property last rewired?
* Is the fuse board look up to date?
* Is there enough storage space?
* Is the flooring in good condition?

### Exterior

You won’t be able to determine some critical issues unless you spend a good deal of time outside. Don’t forget to walk around the outside of the property if it’s a house. Even if it’s a flat, check the outer walls and roof (if it’s a top-floor flat).

Key questions to ask when buying a house include:

* Is the building structurally sound? It’s important to check walls, chimneys, and windows.
* If it’s a house, what kind of drainage system does the property have? 
* How new or sturdy are the drains and gutters?
* What condition is the roof in? Does it sag, have missing tiles, or, if it’s thatched, when is it scheduled for its next re-thatching?
* Is the fascia (the wooden board that runs along the lower edge of the roof) structurally sound or does it need repairing?
* Which way does the property face? Does the garden get good weather?
* Does the garden require much work or maintenance?
* Are there any health or safety hazards? This goes for both interior and exterior.
* If the exterior wall is brick, what state is it in?
* Is there a garage? Is it attached or detached?
* Do the locks work? Are there keys?

### General questions

* How much are typical utility bills for the property?
* What are its running costs? 
* How’s the mobile reception?
* Is there a loft? If so, is it insulated? Is there scope for extending or renovating it in order to add value to the property? Check out our [guide to loft conversions here.](https://www.getagent.co.uk/blog/diy/loft-conversion-guide)
* What broadband and TV connections are currently set up?

The government also has a useful guide [available here](https://www.gov.uk/government/publications/how-to-buy-a-home/how-to-buy) to help answer the questions of people who’d like to buy a house.

But most of all, it’s important to remember that when you’re buying a house, the overarching question you can ask the estate agent is: **Is there anything you would want to know about the home if you were buying it?**

a couple lying on a grey and wooden sofa talk about what questions they want to ask an estate agent about a house they want to buy

questions-buying-house

It’s not always easy to know what questions to ask when buying a house, so we’ve put together a list of questions to help guide you through the process, step by step.

Questions to ask when buying a house

What questions do you need to ask when buying a house?


If you're buying a property for the first time, the whole process can seem a little bit of a mystery. There seem to be so many steps, and different people you have to work with. Should you be offering the asking price, or can you propose a lower price? Surely you should just be able to tell the seller you want to buy their house? 



In this article we take a look at the process of making an offer on a property, and share some advice on how to get the best deal for your house purchase. 



### What is the process for making an offer on a house?


With a bit of preparation the process of making an offer on a property doesn't have to be difficult. There are a few basic steps to follow: 



* **Before you make your offer**


Before you put in an offer on a house, there are a few things you need to make sure you've done first. Most estate agents will ask for 'proof of funds' on receipt of your offer. This proves you are a serious buyer, and prevents people making offers who don't actually have the money. 



You can provide proof of funds in the form of a 'mortgage in principle' letter from your bank, or a bank statement. A mortgage agreement in principle isn't an official mortgage approval (which depends upon a lender's valuation of a property), but does provide proof that the mortgage provider is willing to lend to you. If you know that you'll need to get a mortgage, make sure you apply for a mortgage in principle soon after you start your property search. This will help avoid delays once you find a property you want to buy. 



* **Verbal offer**


If you have your proof of funds in place, and have found your dream home, now is the time to place an offer. First, you'll need to phone or meet with the estate agent representing the seller. You can then submit an offer to them verbally. 



It's likely that the estate agent will ask for some further information, such as your 'position' (how soon you can move, how you are financing the sale, whether you need to sell a property before you can buy). They will also ask for some personal information such as copies of your ID, and the contact information for your conveyancer. 



* **Follow up with an offer in writing**


After you've made your offer verbally, make sure you follow up in writing or over email. This creates a written record of your offer, and everything you've discussed with the estate agent. This will ensure that there are no crossed wires when the estate agent relays your offer to the home seller. 



* **Offer passed on to the seller**


Once you've submitted your offer formally, the estate agent will pass your proposal to the property owner. They'll discuss whether the amount you want to pay meets the seller's expectations, and about your position as a buyer. If there are other interested buyers, they'll also compare your offer to the others they've received. 



* **Response**


The seller will probably take some time to think through your offer, but should respond within a couple of days. They will either: accept your offer, reject your offer, or propose a counter offer. If your offer is accepted you will progress to the conveyancing stage. If your offer is rejected or countered, you can either walkaway, or attempt to negotiate. 



**Tip:** If your offer has not been accepted, ask the estate agent for feedback. They should be able to tell you why the seller rejected your proposed amount, if they've received a higher offer, or are worried about your chain situation. They might even let you know how much you would need to put forward to be accepted. 



* **Negotiation**


If you decide you want to make a counter offer you will negotiate the details with the seller's estate agent until you find an amount that you both agree upon, or you can walk away. If you're uncomfortable negotiating with an agent, you can hire a buyer's agent to represent you - but they will charge a fee.



* **Offer Accepted**


If negotiations go well and a compromise can be reached between the amount that you want to pay, and the amount the property seller is willing to accept - and on the various terms of sale (such a furnishing that will be left behind) - your offer will be accepted. At this point your legal representatives will get to work drawing up a contract. 



**Tip:** Once your offer has been accepted, request that the property is taken off the market straight away. Your offer is not legally binding until a contract has been signed. Removing the property from the market will reduce the chance of another buyer offering a higher price and [gazumping](https://www.getagent.co.uk/blog/gazumping-meaning-what-can-do) you. 



Want to know more about what happens once your offer has been accepted? [Read our guide, here.](https://www.getagent.co.uk/guide/conveyancing/what-is-conveyancing)

### Is it better to offer below the asking price?


When you're thinking about putting in an offer on a property, it can be difficult to weigh up offering too much to avoid being rejected, versus offering too little money and risking losing the property to another buyer. 



The best way to approach the problem is to thoroughly research the local market, the value of the property you're hoping to buy, and the seller's personal situation. 



You might want to take these questions as a starting point: 



* **How many other buyers are interested?**


If there's a lot of competition for the property, it's likely that the seller won't accept a lower offer on their home. However, if you're the only buyer that has expressed interest, you might find that the buyer will be willing to accept a lower price. 



* **How many other similar properties are available?** 


If there are lots of similar properties on the market the competition for this particular house will likely be less than if there is only one of its kind. The more competition there is, the higher the price the seller can expect.



* **How much have other similar properties sold for recently?** 


The recent sold prices of other local properties can be a good indicator of the amount you should offer. If these houses have sold for significantly less than the seller is asking for, it's likely you can propose a lower amount too. On the other hand, if they consistently sell for more, the property is probably worth more than the advertised price. In this case you might consider offering slightly more to beat any other interested buyers. 



* **How much you want this particular property?**


If you've fallen in love with a particular property, or haven't found any others that satisfy all the things you need from your new home, you might decide to offer slightly more than you might otherwise do, so that you don't risk losing the property. 



* **What other costs will you incur if you successfully buy the property?**


Buying a house costs more than just the price of the property. You will also need to factor in legal costs, stamp duty land tax, survey costs, removal costs, and any maintenance or furnishing you want to do once you move in. If you're moving to a bigger property you may also find your recurring costs - such as utilities, council tax, and service charges - increase too. Take this into account when figuring out how much you can afford to spend on the purchase, and running of your new home. 



* **What can you afford?**


It's incredibly important that you do not spend more than your allocated budget - regardless of how much you love a house. The continuing financial implications of buying a home for more than you can afford can last for several years, in the form of unaffordable monthly mortgage repayments, maintenance costs, or lack of savings for emergencies. 



* **What is the seller's position?** 


If the seller needs to move quickly they will usually be more likely to accept a lower offer. You might also find that a seller will favour chain free, or cash buyers over others, even if their offer is lower. This is because chain free and cash buyers are able to move more quickly, and pose less risk of falling through than those in long chains. If you're a first time buyer, for example, you're in a particularly strong position. 



As a general rule of thumb, in England and Wales it is acceptable to offer around **5-10% less** than a property's asking price. In [Scotland](https://www.getagent.co.uk/blog/home-selling-in-scotland) the etiquette is slightly different, and many estate agents will request 'OIEO' (or 'offers in excess of') a certain price.  



You're more likely to have a low offer accepted if: 



* The property has been on the market for a long time


* The seller has already had to reduce the price to attract interest 


* The seller is keen to sell their home quickly (for example, they're part of a chain, or they need to move for work.) 


* There's no competition from other buyers


* You're a first time buyer, chain free, or cash buyer


### Can you make an offer on a house that's already 'under offer'?


Yes. It is possible to make an offer on a house that's already marked as 'under offer'.  Offers can be received right up until the moment the seller has signed a contract, and the buyer has paid their deposit.  In fact, estate agents are legally obligated to put forward all offers they receive, at any point in the sales process, however ridiculous, cheeky, or last minute. This means even if the buyer has informally accepted an offer you still have a chance. 



However if you plan to put in an offer at the last minute, it's likely that you'll have to make it very attractive for the seller. You'll have to be willing to pay more than the accepted offer, or be in a substantially better position (eg. a completely chain free, cash buyer). 



### Does it cost money to make an offer on a home?


No, it doesn't cost anything to put in an offer on a property. 



You may be asked to pay a holding deposit, but it's not compulsory to do so, and usually you'll only asked to do this in a particularly volatile or competitive market. 



There are a few different types of holding deposit so make sure to check the terms before you agree. Try and avoid holding deposits that are non-refundable even if the other party withdraws, and never give a holding deposit directly to a seller. All money should be handled by their conveyancer or solicitor. 



Although you won't have to pay a fee to submit an offer on a property, you must be prepared to pay all of the additional costs that come with buying a house if your offer is accepted. Put aside some money for: legal fees, mortgage arrangement fees, survey costs, stamp duty land tax, removals costs, along with any maintenance or furnishing you hope to do once you move. If you are selling your home too, you will also need to budget for the associated costs - such as [estate agent fees](https://www.getagent.co.uk/vendor). 



Once you have signed a contract, or 'exchanged', you will be legally obligated to go through with the home purchase. It can be incredibly expensive and stressful trying to withdraw from a sale after this point. 

A couple reading to a young child sat on mother's knee 

how-to-make-offer-on-house.jpg

We take a look at the process of making an offer on a property, and share some advice on how to get the best deal for your house purchase.

How to make an offer on a house


The first step when you're selling your home is to find an estate agent that you are confident in. 



Luckily many estate agents offer free no-obligation valuations. These valuations aren't just a way to figure out how much your house is worth, they are also an opportunity to get to know the agent themselves. A savvy home seller will use these valuations as a time to ask lots of questions and figure out whether an agent knows their stuff. 



Picking an estate agent with the right expertise will help you sell your home quickly, and (importantly) for the best price. And, choosing an estate agent that you actually like working with can help you avoid a lot of the stress of the home selling process. 



This article looks at some questions to ask an estate agent when they come to do a valuation. These questions will help you get a real sense of which agent is best for you, and your property sale. 



### Which properties have you sold recently? 


Asking this question, is a clever way of asking an estate agent what experience they have - and how this will improve their chances of selling your home. 



When an estate agent shows you examples of properties they've recently sold, think about how similar they are in price and style to your own home. It's also useful to note how close they are to your house too. The more alike the properties are, the more relevant market experience the estate agent will be able to bring to your home sale. 



If the houses are very similar,  follow up by asking how long the properties were on the market for. This will give you a sense of how well the agent was able to use their local market expertise to get the best outcomes for their home sellers. 



Generally estate agents that a very active in a particular area will have an advantage. They'll likely have already been in touch with people who are interested in purchasing a property like yours. They'll also know what sort of asking price will attract interest in the current market. 



**Want to double check the information an estate agent has told you?** This tool uses data from the Land Registry and the major online property portals to show you the average amount of time it takes estate agents in your area to sell a property. You can use it as an objective second opinion, or to help you find the top performing estate agents in your neighbourhood. [Head there now.](https://www.getagent.co.uk/homeseller-toolkit)

### What percentage of the asking price do you usually achieve?


This question is key for figuring out how trustworthy an estate agent's valuation of your home is. If an estate agent consistently sells properties close to the asking price, it demonstrates their skill at competitively valuing homes for sale. On the other hand, if an agent often has to significantly reduce the price of homes before they sell, it's likely they are over valuing - either from lack of skill, or to entice sellers to work with them. 



It's important that estate agents are able to back up their answer with examples of homes like yours that they've recently sold. If they're not able to, take this as a warning sign. 



This tool can take some of the work out of this for you. It will show you the agents in your local area that consistently sell for the asking price (or close to it!). [Check it out here.](https://www.getagent.co.uk/vendor)


### How will you market my property?


There are some basics that you should always expect from an estate agent when your sell your home. All agents should put your property up on at least two different online property portals (like Rightmove, Zoopla, and OnTheMarket), and in the local estate agent window. They should also provide professional photography, a floorplan, and a 'For Sale' sign to put outside your house. Once potential buyers have expressed interest, your estate agent should conduct viewings, and answer any questions about your home in a prompt and appealing way.



However, the best estate agents will distinguish themselves with their tailored marketing plans. Not only will they use more modern methods of advertising like social media, or video tours, they will be able to justify why they use certain methods, and don't use others. 



For example, if your home is well suited to young professionals, a good estate would likely focus on online advertising, social media channels, and digital communication, rather than newspaper adverts. A good estate agent will target the method of advertising to the sorts of buyers that are likely to be looking for your home. 



If an estate agent has a set template for advertising, and can't justify why they do or do not use a certain avenue, it's likely that they won't be able to target potential buyers as effectively as an agent that has a more thoughtful approach. 



### Who will look after the viewings?


It's unlikely that the estate agent that comes to do your valuation will be the same person that will conduct the property viewings. Ask this question to get a sense of the expertise and attitude of the agent that will actually talk to potential buyers. 



Lay out your expectations for the viewings - for example, if you expect a certain knowledge of the local area, or if you hope they will conduct viewings whilst you're not home. 



You can always ask to meet the agent in person too, if it would make you feel more comfortable. Because this agent is effectively the 'face' of your home sale, It's important that you're confident that the estate agent will represent your house in it's best light. 



### What are your fees (& what's included in them)? 


Before you decide which agent to work with, make sure you ask for a detailed break down of their fees. Most traditional high street agents will include all costs in a single commission-based fee that you'll pay once your sell your property. But, online and hybrid agents usually charge an upfront fee, which won't include all your marketing costs. Asking for a full breakdown of costs from the start, will help you avoid any unexpected bills. 



### How often will you be in touch?


Some home sellers like to be constantly in the loop, and receive regular updates, whereas others would prefer that estate agents only contact about significant progress. Use the valuation meeting as a time to lay out your communication expectations and discuss the estate agent's preferences too. 



This will give you an opportunity to see whether you will 'click' with the agent, and find it easy to work with them.



### Anything else that's important to you


When it comes to questions to ask estate agents, the most important thing is that you're confident with the agents ability to make the property sale happen. Feel free to ask whatever questions you need at this stage to help you decide on what's best for your sale.



You'll be spending a lot of money on the sale, so make sure you've got all the information you want. And, if you don't understand something, or want further evidence, don't be afraid to ask for more information. 



### Questions the estate agents might ask you


It's likely that the estate agents will also want to ask you some questions. These questions will generally be about your property, and will help them get a sense of your needs, as well as giving them more information on which to base their valuations. The more detail you're able to give them, the more detail they will be able to add to their valuations and marketing plans. 



Questions estate agents are likely to ask include:



* **How long have you lived at the property?** 


* **Why do you want to move?**


* **Have you ever previously tried to sell the property?**


* **Is your home a freehold or a leasehold?**


* **Do you pay a service charge or any ground rent?** 


* **Are you aware of any particular structural issues with your property?**


* **Do you have an EPC (or home report)?**


* **How much do you tend to spend on your utility bills?**


* **Are you buying a house as well as selling?**


It's likely that most estate agents will already be aware of the transport links and schools nearby, as well as the council tax bands. However, if you're having a valuation conducted by an online agent who isn't based in the area, they may also ask for that information too. 



Ready to sell? Finding an estate agent is the first step. [Book no-obligation valuations for free here.](https://www.getagent.co.uk/vendor)



man in yellow t-shirt looks thoughtful whilst listening to paper cup phone

questions-to-ask-to-estate-agent-selling.jpg

This article looks at some questions to ask an estate agent when they come to do a valuation. These questions will help you get a real sense of which agent is best for you, and your property sale.

Questions to ask estate agents when you're selling


It's pretty common for a home seller to want to sell their home quickly. Sometimes moving house is a necessity: for your job, your family, or your financial situation. And, sometimes you just want to sell quickly to avoid the stress of a long drawn out sale. 



How long should your property sale take? And, what's the best way to sell your house fast? 



In this article we take a look at the sort of timelines you should expect when you're selling your home. We also look at some of the best (and worst) ways to speed up your sale. 



### How fast can I sell my house? 


As a general rule selling your home takes between 3 and 6 months.  



You can expect to be advertising your property for approximately **4-7 weeks**, and then it takes **12-16 weeks** to complete all the legal aspects of a home sale. This includes the buyer applying for a mortgage, undertaking surveys and searches, and your conveyancer conducting a range of financial and identity checks. 



**Advertising:**



You're not going to be able to control how many or how quickly a potential buyer becomes interested in your property, but there's lots you can do to help. 



The first place to start is: advertising. To make sure you beat the average sale time, you need to get as much exposure as possible for your property. The more people see it, the more people are likely to book a viewing, and hopefully make an offer. 



As a minimum your property should be up on all the main property advertising channels, including Rightmove, Zoopla, and OnTheMarket - as well as in local newspapers and in the windows of local estate agents. 



It's also important to make sure your adverts are attractive, and targeted at the sort of buyers that are likely to be interested in a property like yours. If you are selling a family-sized home, make sure to mention the good local schools in your property description. If your property is more suited to young professionals, make sure to include details of nearby commuter links. These little details will make you stand out, and encourage a quick sale. 



**Legal process:**



There's also a whole bunch of things to do after your receive an offer, and this takes a fair amount of time too - particularly if you're selling a leasehold (more on that here). 



On your end, your lawyer will have to negotiate the terms of your sales contract, and undertake a range of checks into the buyer's identity, and financial position. On the buyer's side, they'll have to apply for their mortgage and arrange surveys of your property. 



How long these checks take can be down to the efficiency of your lawyer, however some (like searches and mortgage applications) depend on third parties like banks and councils, and take a set amount of time. 



When thinking about ways to speed up your sale, focus on the elements you're able to impact first. Make sure you complete your parts of the process promptly and efficiently.  Picking a good, efficient conveyancer, and appointing them early on in your house sale, will also do a lot to speed up the whole process. 



For more information on the conveyancing process, and what to expect when you're selling, check out our guide, [here.](https://www.getagent.co.uk/guide/conveyancing/what-is-conveyancing)



**Regional Differences:**



Although we can offer advice on the average times it takes to sell a house, in reality it varies massively depending on where you are in the UK, and what type of home you're trying to sell. 



A three-bedroom house in the suburbs of a large city is likely to sell much more quickly than a studio flat in the countryside. 



If you want to find out the average time it takes to sell in your local area, check out this tool. You can use it to see the average selling times of properties like yours in your neighbourhood. It'll also show you which estate agents sell faster than average. Just pop in your postcode [here.](https://www.getagent.co.uk/homeseller-toolkit) 



### How to price your property for a quick house sale


If you're going to sell your house fast it's vital you set the right price. The key thing to remember is that properties that look good value for money attract the most interest - and the most offers. 



If your house is particularly attractive, buyers will be keen to offer quickly, so they don't miss out. This can sometimes even lead to a 'bidding war' between multiple interested buyers, which drives up the final sale price.  



**How can you tell if your property looks good value for money?**



Figuring out whether you've set the right price for your home is always difficult, but there are a few ways things you can do to help you see whether you're along the right lines:



* Check what else is on the market at the moment



If your property is priced significantly higher or lower than other houses on the market, it's probably a good idea to re-evaluate. 



* Check which other properties in your area have sold recently 



This will give you insight into what the true market value of homes in your area is (rather than the price people want their property to sell at).



* Consider your property's flaws honestly 



Is there anything about your house that might put people off? Will damp, or subsidence, mean you need to sell at a lower price? If you're not sure, ask your estate agent or conveyancer for their advice. 



The key thing to remember when you're deciding on a price, is that you've got to look competitive compared to other houses for sale on the market. If you can do this, you'll be in an excellent position to sell your house fast. 



### How to stage a house for a quick house sale


It's common sense that something that looks good attracts more attention. People look more professional if they're wearing a well-pressed suit than a food stained t-shirt. And, the same goes for homes. If your house is well-presented and tidy it'll attract more viewers and offers than if it's messy, and a little rough around the edges. 



For a super quick sale, your house not only needs to look good, it needs to look *better* than the other properties on the market. In the same way that a competitive price attracts interest and offers, excellent presentation can push buyers to put in offers quickly because they don't want to miss out. 



Presentation can also encourage an emotional attachment to your home that can encourage house buyers to offer generously. If a viewer falls in love with the way your property looks, they are more likely to offer straight away, and for the asking price. 



This doesn't mean that your property has to be perfect - but it can be hard to fall in love with a house if there are dishes are stacked up, it smells like pets, or there's things that obviously need fixing. 



This goes for both the advert photographs, and for the in-person viewings. 



**Photographs**



Photographs of your property will be the first thing potential buyers see, and will be the difference between someone actually booking a viewing, and someone who just scans past your home in the long list of other properties up for sale online.  



When you're having your photos taken, remember, the aim is to make buyers fall in love with your home before they've even stepped into it. A little extra effort at this stage will get more buyers interested in your home, and hopefully secure you an offer quicker.



**Remember:** Your property advert will get most views in the first two weeks that it's online, so it's really important to get the photos right first time. 



To get your house to sale standard, follow these steps:



* **Declutter**



As a first step, clear all the surfaces, and put away any 'clutter', like laundry, papers, or excess kitchen equipment. Consider donating or storing away until after the photos have been taken.



* **Arrange**



Although you probably have your furniture arranged in a way that works for you, there may be more flattering arrangements for the photographs. Play with moving furniture around and seeing how it changes the space. Try and make the best use of natural light, and avoid having things like televisions as the main focus of the room.



* **Clean**



It goes without saying that a clean house looks more attractive. Before you take your photos give everything a thorough tidy and clean - particularly areas that can quickly look messy, like the bathroom. Avoid having dirty dishes, bins, or laundry in any of the shots.



* **Have photos *professionally* taken**



A professional photographer will be able to show your property in the best possible way. They'll be able to identify and showcase the unique features of your home in a way that amateur photographers find much more difficult to do. Additionally the quality of their equipment will produce images of a much higher standard than you could on a smart phone or basic digital camera. 



Professional photography should be included as standard in your estate agency fee, but you will find that some agents (and most online agents) will charge you more for professional quality photography. 



If you need to sell your house quickly, it's really worth spending a little more to go with an agent that knows how to take good photos. 



**Viewings**



Viewings give potential buyers a chance to get an up close and in-depth view of your property. Remember that buyers are likely to want to explore beyond the surface. They might want to open cupboards, explore attics or cellars, or take a look inside your fridge. 



When preparing your house for viewings, you'll need to think about both the big picture, and the little details. To get your house up to standard follow these steps: 



* **Declutter**



This should be a more intensive version of the declutter you did before the photographs were taken. Think about how much you've got stored away, and whether it could be arranged more efficiently, disposed of, or temporarily put somewhere else. 



* **Fix**



If you have any obvious things that need fixing (a leaking tap, peeling paint, small cracks), take the time to put them right. Easy DIY jobs that are left undone can be a turn off to potential buyers, who begin to wonder what other, larger issues may have been left unsorted. 



* **Arrange**



Like when you had your photos taken, think about the best way to arrange your rooms. Wherever you can, try and make the best use of natural light, and create a sense of space.



* **Clean**



The final touch: make sure your property looks it's best by giving it a really thorough clean before each viewing. If you're able, consider enlisting the help of a professional cleaner . 



**Tip:** It can be difficult to know which small details might be off-putting to a potential buyer, particularly if you've lived there for a long time. Ask a friend, or your estate agent, to walk round with you and point anything they think needs to be sorted before you put your property on the market. 



### Can I sell my house fast for market value?


**What is 'market value'?**



Market value is the amount that a keen buyer will pay for something at the time that you put it on the market. There's no exact formula for working it out. The market value of something will depend on the economy, which buyers are active, and the local market, at that exact moment in time. 



**Remember:** market value *does not mean* the amount you previously paid for your home, it means the amount a buyer is willing to pay for your home right now. 



However, there are ways you can make sure you sell fast *and* get the absolute best possible price for your house. For starters, you'll need a good, local, estate agent. 



Not all estate agents were created equal. There are some with incredible track records of quick house sales, whereas others lag behind the rest. Before you pick who to work with, make sure you research the agent's track record to see whether they know how to sell fast. 



This comparison tool can help. It uses data from the Land Registry, and the major property portals, to figure out which agents in your area consistently get the best results. [Give it a go now.](https://www.getagent.co.uk/vendor)

Generally, the estate agents that consistently sell houses quickly are the ones that know how to both price competitively, are knowledgable about their local market, and can optimise their advertising to your target buyer. 



### Will online agents sell my house fast?


The business model followed by most online agents means that they will be unable to get you a quick sale, nor the best price for your home. 



Most online estate agents ask that you pay their fee upfront, and an extra charge for 'add ons' like photography and hosted viewings. This means they make their money before you sell your home. It's more important for online agents to get a lot of sellers on the market, than it is to find buyers. The more sellers they find, the more money they earn. 



In contrast, high street agents only earn money once a sale is completed. This means they are motivated to sell your home quickly, so they can get paid. And, because commission-based fees tie the amount they get paid to the amount you get on your house sale, these agents are constantly striving to get you the best price. If they can increase your sale price by 5%, their fee increases by the same amount. 



Even looking beyond fee structures, online agents aren't suited to quick sales. Rather than having locally based offices, with a single agent to manage a single sale, online agents operate a call centre system. This means that every time you need to be in touch with the company, you will speak to someone different - someone who may not be up to date with your sale. This can be a time consuming and frustrating process.



Buyers interested in your property will go through this call centre as well, which is much less attractive than the agency option.  In numerous reviews we read of one [online estate agent](https://www.getagent.co.uk/blog/strike-agent-housesimple-review), buyers were often left disappointed when they weren't able to submit or negotiate an offer, because of an agent's poor communication, or lack of negotiation ability. The agent in question frequently missed an opportunity to build up competition, and potentially secure much higher offers for their sellers.  



If your aim is to sell your home quickly, and for the best price, making it as easy as possible for your buyers is absolutely vital. 



**If you want to read up in more detail about specific online agents, you can read our reviews of [Purplebricks](https://www.getagent.co.uk/blog/purplebricks-review), [Yopa](https://www.getagent.co.uk/blog/yopa-review) and [Strike](https://www.getagent.co.uk/blog/strike-agent-housesimple-review) here.** 



Want to know which agent can get you the best outcomes for your house sale? Pop in your postcode here to check out which agents are the top-performers in your area. [Try it for free now](https://www.getagent.co.uk/vendor).



### What about a quick sale or cash property buying company?


Property buying companies offer an enticing deal to those home sellers looking for a quick house sale. These 'sell house fast' companies claim they can purchase your home, for cash, within 28 days. 



However, if you scratch below the surface, this deal isn't quite as good as it first sounds for two reasons: 



* The cash property buying industry isn't regulated, so it's home to lots of scammers



The most common scam is the 'option agreement.' Many of 'sell house fast' companies don't actually have the cash on hand to purchase your property. These companies will ask you to sign an 'option agreement' that ties you into working with them for a long period of time (6-9 months). During this time they try and secure a property investor looking to buy homes at below market value. Rather than a quick cash sale, it can take months to find a buyer - and the option agreement legally prevents you from selling elsewhere.



* Even legitimate cash property buying companies won't pay full market price for your home



Cash property buyers only usually offer around 75-80% of a property's market value. 



However, a genuine cash property buying company can offer a decent option if you need to sell a 'difficult' property quickly.



For example, if your property is unlikely to qualify for mortgage finance (it's in a state of disrepair, it's on a short lease, or it's cladding is not regulation), it can take much longer to find a buyer on the open market. If you need a quick house sale, and are happy to take a price cut for it,  a property buying company might be a good option. 



Our main advice for those interested in working with a 'sell house fast' cash buying company, is to be very thorough in your research.  



Be wary of companies that ask you to pay fees, or sign an 'option agreement' - they are likely to be scams. And, remember that membership of the National Association of Property Buyers does not guarantee a company is legitimate. This association is not a regulation authority, and their legal powers are limited. 



Read more about cash property buying companies, and how to tell the difference between the dodgy and the legitimate on our blog. [Head there now.](https://www.getagent.co.uk/blog/sell-house-cash-buyer)

tidy neutral tone kitchen with hanging plant, and white painted brick wall

sell-home-for-good-price.jpg

In this article we take a look the average home sale timeline, and give some advice on the best and worst ways to sell house fast. 

Tips to help you sell house fast

Strike (formerly HouseSimple) is an online hybrid estate agency, with a bit of a unique selling point. They claim to offer the ‘full estate agency service’ for *free*.
 
While this claim is not completely true - you do have to pay extra for some things that come as standard with other estate agents - we were intrigued by their claim.
 
Driven by our dedication to estate agent performance, we decided to take a deeper look into how Strike works, and whether they’re any good.
 
If you’re happy to trade fees for a slower sale, and are confident in your ability to handle the heavy lifting of the sales process, Strike can offer a reasonable service.
 
However, if you want more support with your sale Strike isn’t as good value as it first appears.
 
### Is Strike really free?
 
Strike’s *basic* package is offered for no fee. What’s actually included varies depending on your property’s location.
 
For certain postcodes in Newcastle, Leeds, Liverpool, Manchester, and Sheffield, you can get the following from Strike for free:
 
* A valuation from a Strike ‘expert’
* Photos (non-professional) and floorplan
* Ads on Rightmove and Zoopla
* 'For Sale' Sign
* ‘Professional offer negotiation’
* ‘Dedicated support to completion’
 

If your house isn’t in one of these postcodes, Strike offers the following free services: 
* Virtual valuation
* Advert on Rightmove and Zoopla
* ‘Professional offer negotiation’
* ‘Dedicated support to completion’
 
**Tip:** We’d always recommend getting your home valued in-person before you put it on the market. Online valuations are just estimates, and are unable to take in many of the features that make your home unique. If you’re looking to put your property on the market, you can book a free valuation in just a few clicks. [Go there now.](https://www.getagent.co.uk/vendor)
 
### Additional costs
 
Strike makes money through its upgrades and extras. These include things like professional photography, or agent hosted viewings, which usually come as standard in an estate agent’s fee.
 
**Note:** If you live outside of the designated postcode areas, you will be unable to ‘boost your sale’ with an in-person valuation, or hosted viewing service.
 
Strike don’t share the costs of their additional services very clearly on their website, but through a bit of investigation, we found the following fees:
 
* **EPC:** £90 (but you can get one for significantly cheaper [here](https://www.getagent.co.uk/epc).)
* **Viewings Service:** £549 for unlimited viewings, or £35 per viewing
* **Key Management Fee:** £78
* **Professional Photography:** £399
* **Upgraded listings on property portals:** Price unclear
 
These fees mean that if you wanted to get an experience closer to the ‘full’ estate agency experience, you’d end up having to pay at least £1,116. This is just under 0.75% on a £200,000 property.
 
As a point of comparison, high street estate agent fees tend to start at around 0.75% too, and will include things like a single point of contact, and specialised knowledge of your local area as standard. 
 
### Partner services
 
Strike also make money by referring you to partner services. These include: mortgage providers, conveyancers, and removal companies. If you choose to work with one of these providers, Strike will be paid a referral fee.
 
We’d recommend shopping around before deciding to go with any of these providers. The conveyancing provider Strike recommend is the same as the one used by Purplebricks: Premier Property Lawyers. They have a notoriously bad reputation.
 
[You can check out our full review of Premier Property Lawyers here.](https://www.getagent.co.uk/blog/are-purplebricks-conveyancing-any-good)
 
### Strike Terms and Conditions to be aware of
 
We were curious about Strike’s business model, so we took a look at their terms and conditions, to see what you’re actually signing up for when you use this online estate agent. Here are a couple of the terms that stood out to us:
 
* **Sole Agency Term Length**
 
If you choose to work with Strike, you will sign a sole agency agreement, with a term of 13 weeks. Sole agency is pretty standard when it comes to estate agency contracts in the UK. It basically means that your agent has the ‘sole right’ to sell your home. If you decide you want to work with a different agent, you’ll have to wait till the 13 weeks are over before you can make the switch.
 
* **A Key Management Fee**
 
If you ‘upgrade’ your Strike package to include help with viewings, you will have to pay Strike a one-off ‘key management fee’. This appears to be a fee to ensure they store your key securely for the duration of your home sale - and seems to be something that should be included as standard. If you choose this option, be aware of this extra fee.
 
* **Limited Marketing Term**
 
Strike’s terms and conditions state that the ‘marketing term’ is limited to 6 months. If your house hasn’t sold after 6 months it will be removed from their website, the online property portals, and any other advertising mediums. Any purchased upgrades such as hosted viewings are also limited to this 6 month period. You will likely need to buy these ‘upgrades’ again if you want to continue marketing your house after the 6 months is up.
 
* **For Sale Sign**
 
There’s an interesting clause in the Strike terms and conditions which states that keeping the ‘For Sale’ sign up during the marketing period is compulsory. If you don’t Strike ‘reserve the right to immediately cease the supply of the Services'. If your ‘For Sale’ board gets stolen or damaged, you’ll have to pay a £30 fee.
 
### Are Strike any good?
 
Beyond the intricacies of their terms and conditions, we also wanted to see what people actually thought about working with this online estate agent. We delved deep into a range of review sites to try and get a real sense of the level of customer service that Strike provides.
 
### Reviews of Strike
 
At the time of writing, Strike has the following rating on the most popular estate agent reviewing platforms:
 
**[Trustpilot](https://uk.trustpilot.com/review/strike.co.uk)** - 4.7 out of 5
 
**[AllAgents](https://www.allagents.co.uk/strike/)** - 4.2 out of 5
 
**Clearly the Strike model is popular!** But, looking a bit beneath the surface of the reviews revealed some worrying patterns.
 
Firstly, we found that the majority of bad reviews came from potential property buyers.
 
Many complained that they were unable to put in their offers, or that they decided to withdraw from the sale, because of poor communication. This suggests that Strike aren’t providing the ‘professional’ level of negotiation they promise, and sellers might be missing out on offers on their properties.
 
Even if you end up missing out on ‘only’ 5% of your property’s value, this can really add up. On a £200,000 property, 5% comes to £10,000, more than making up for any difference in fees.
 
These reviews were taken from Trustpilot:
 
**James Hirst, 19th August 2020:**
*‘Really poor experience as a buyer. After having an offer accepted the communication has just been non existent… I’d think twice again about offering on a house that is with an online agent.’*
 
**Anonymous, 13th August 2020:**
*‘I am considering pulling out of the purchase just because I can’t get hold of anyone there.’*
 
**Steve Harrison, 13th August 2020:**
*‘Called today 3 times and told everytime some one will ring you back… I’ve probably lost the house I wanted now.’*
 
**Ms Elizabeth Henson, 8th August 2020:**
*Her buyer ‘pulled out of sale because of lack of confidence in Strike to handle the situation’ after a failure to confirm the receipt of important financial documentation*
 
The other worrying trend we found was that many sellers had left multiple reviews. This is a sign that sellers are being requested for reviews at different points in their home sale, and many of those who leave reviews haven’t actually sold their property yet.
 
**For example:**
 
**Melody Leek left 3 reviews.** Firstly on the 17 Feb 2020, then on the 20 Jun 2020, and finally on 16 Aug 2020. She was very satisfied with Strike’s service, but the timing of her reviews shows that her property was on the market for at least *6 months*.
 
**Sinead Sweeney left 6 reviews**, between 11 April 2019 and 28th July 2020. All the reviews were 5* and Sinead is happy with the service, but her property was on the market for at least *15 months.*
 
**Tom Capel left 4 reviews** between 22 January 2020 and 13th August 2020. His property was on the market for at least *7 months*.
 
Nationally, the average time to sell a house is 4 months.
 
As it’s not a one off pattern in the reviews, suggests an issue with the agent service itself. It seems that without the expertise and support of a local agent, Strike are unable to offer as effective a service. Communication is a common problem with online agents, because they operate over a larger area and have to deal with more properties than a high street agent. This means they have less capacity to prioritise individual sales.
 
This finding is in line with research by The Advisory, an independent advice service, found that sellers using an online estate agent could be missing out on: up to 48% more viewings, 64% more offers, and an extra 5% on their final sales price. 5% may not sound much, on a £200,000 house this amounts to **an extra £10,000.**
 
**Tip:** If you’re looking for a quick, and free, way to sell your property, you might want to consider a cash house buyer. We go through the basics, and give you tips on how to find a legitimate buyer, [in this blog post](https://www.getagent.co.uk/blog/sell-house-cash-buyer).
 
### But, will Strike be able to sell my home?
 
On their homepage, Strike states they put 8432 properties onto the market in 2019. They don’t however say how many of those have actually sold.
 
If all these properties were sold at the 2019 average house price of £247,000, the online agent would have sold over £2.8 billion worth of property.
 
Given that they also state on their website that they’ve sold over £3.2 billion worth of property since the company started (in 2007) it seems unlikely that the majority of this was all sold last year.
 
Want to know which agent can get you the best outcomes for your house sale? Pop in your postcode here to check out which agents are the top-performers in your area. See which agents could get you the best price, along with reviews from people who’ve worked with them recently. [Try it for free now.](https://www.getagent.co.uk/vendor)

A young home seller lies on using a laptop, a dog lies next to her

strike-housesimple-review.jpg

If you’re happy to trade fees for a slower sale, and to handle the heavy lifting of the sales process, Strike can offer a reasonable service. However, if you want more support with your sale Strike isn’t as good value as it first appears.

Strike Review: The free online estate agent


You've decided you want to buy your first house, but now what? Figuring out how to navigate the world of estate agents and online portals is a great way to start.

Do you need to hire an estate agent if you're a buyer? Can you buy a property directly off the seller? What costs beyond the sale price do you need to put money aside for?

Below we take you through the basics, and explain a little about how estate agents can be a useful asset to your property search.

### Can you buy a house without using an estate agent?
 
Yes! In the UK, it's not usually standard practice for a buyer to hire an estate agent. Usually, an estate agent will only represent the person selling their property.

However, if you're a buyer, there are some very useful ways you can use estate agents to help you find the right home, for the best sale price.
When you start your property search, signing up with the local estate agents can reduce some of the hard work of trawling the market for your dream home. If you let them know your requirements, each agent will produce a list of suitable properties *for you*.

If you're not sure which agents are the best in your area, [check out this nifty tool](https://www.getagent.co.uk/vendor). It compares all of the estate agents in a particular area, and provides you with a list of the top-performers.

Building a good relationship with estate agents can be really useful too. If you get to know the estate agents in the area you're looking to buy, they'll be able to let you know in advance when new properties are about to come onto the market. You'll get the first look at new homes, and be one step ahead of other potential buyers in the area. This is particularly useful when there are more people looking to buy than sell, and competition for the best properties is fierce.

Although an estate agent technically works for the seller, it's their ultimate aim to find a buyer. This is because they only get paid once the sale has gone through. This means that if you're an 'attractive' buyer an estate agent will be keen to broker a good deal for you. They may even prioritise you when it comes to sharing off-market properties. The most attractive buyers are those that are able to move house quickly. They'll either be chain-free (for example, a first time buyer), or have the money to purchase the property outright.

So, although you don't need to work with an estate agent in order to buy a house, they can still be pretty useful in aiding with your search. Good relationships with estate agents can go a long way in ensuring you find the right house, *and* get the best deal on it.

### Do you pay an estate agent when buying a house?

No! Even if an estate agent helps with your dream property search, you don't have to pay them. Agents are paid by the seller once their property has been sold.

You should, however, take into account the following costs and fees, when figuring out how much money you need to put aside for your property purchase:

* **Valuation Fee**

If you need a mortgage to purchase a property, your lender will want to have the house valued first. This is just so they can be sure that the property is worth as much as the amount you need to be loaned. Normally, you will be required to cover the costs of this valuation. There may also be other fees associated with arranging a mortgage. These will be referred to as 'broker fees' or 'arrangement fees' depending upon your chosen lender.

* **Survey Fees**

Surveys are optional checks into the structure and condition of the property you're looking to buy. They're usually worth getting, because they'll let you know if there are any major issues you should be worried about - like damp, asbestos, or subsidence. Many buyers opt to get surveys completed so they know exactly what work will need to be done on the property. And if issues do arise, they can sometimes be used [to renegotiate the asking price](https://www.getagent.co.uk/blog/house-survey-problems-home-sale).

* **Conveyancing or solicitor fees**

Your conveyancer or solicitor will handle all the legal bits of your property purchase. They'll negotiate your sales contract, make sure you get all the correct surveys done, and ensure you're legally protected should any issues arise in the sale.

* **Stamp Duty (or LBTT)**

Stamp Duty (or Land Buildings Transaction Tax in Scotland) is a tax you pay if you purchase a property above a certain price. Normally the threshold is £125,000, but until March 31 2021, this threshold has been temporarily increased. This means you'll only have to pay this tax if you want to buy a property worth more than £500,000.

* **Land Registry Fee** 

The Land Registry is a record of who owns property across the UK. When you buy a house, the Land Registry charges a fee to transfer the property record into your name.

* **Removal Costs**

Depending on how much you have to take to your new property, and how far away it is, you may want to enlist professional help. Removals options range from hiring a van for a day, to working with a team of packers and movers who will transport your items to their new home for you.

### Can I make an offer on a house without an estate agent?

Yes, neither you nor the seller needs to work with an estate agent for you to put in an offer. If they are selling privately, you can put in an offer directly to the seller themselves, or your conveyancer can contact their solicitor.

If you are offering on a property without an estate agent, make sure to take some extra precautions. For example, you should make sure to get an independent valuation of the property before you make an offer. This will give you confidence that the seller has not overpriced the property - and that your offer is reasonable.

You don't want to be caught out by a mortgage provider's valuation that's much lower than the asking price. If your lender isn't willing to cover the entire offer price, you may end up having to back out of the sale. Getting your own valuation done will ensure you offer the right price.

Read more about the [mortgage process here](https://www.getagent.co.uk/guide/mortgages/what-is-a-mortgage).

It's important that you also receive the correct information about a property too. You should be able to see a valid EPC, accurate floor plan, and, if you're in Scotland, an up-to-date Home Report. It's a legal requirement that home sellers provide this information to potential buyers if they request it.

If you're unsure what information to request, talk to a conveyancer or solicitor with experience working with private sales. They will be able to advise what reports you need, and what to do if there are any issues. This will ensure that you are protected should there be any inaccuracies or issues with the property later on.

If you've received all of this information, and are happy to move forward, you can submit an offer. The difference with private sales is that you will be dealing directly with the seller themselves. This means all negotiations will be direct.

Sometimes this is completely fine, and continues without any hiccups. However, you must be ready for the possibility of dealing with a seller that is an inexperienced negotiator *and* incredibly emotionally attached to the property they are selling.

Some buyers prefer offering on properties sold through an estate agent, simply because, when tensions are high during negotiations, there is a third party mediator to ensure effective and efficient resolution.

When buying through an estate agent, you'll also know that all the data you share is being handled and stored by trained professionals. For example, it's standard practice for a seller to ask for proof of funds before signing the contract. It's up to you whether you feel comfortable sharing your private financial data with a stranger, or whether you'd prefer dealing with a GDPR-registered professional.

Learn more about the agents in your area. See how good they are, and what other home movers have said about them [here](https://www.getagent.co.uk/homeseller-toolkit).

### Can you bypass an estate agent to buy a property?

Unless a seller decides to end their contract with an estate agent and put their property on the market privately, you legally have to submit your offer to their chosen agent. This means you can't bypass an estate agent in order to buy a house privately.
However, if there are reasonable causes for complaint, your seller may wish to end their estate agency contract and allow you to offer directly. For example, many sellers complain that online estate agencies are slow and uncommunicative, to the point that they worry their sale is going to fall through. If this is the case, they may consider ending their contract and selling their property to you privately in order to speed up the process.


A toddler plays with a toy house made of wood 

buy-without-an-estate-agent.jpg

Do you need to hire an estate agent if you're a buyer? Can you buy a property directly off the seller? What costs beyond the sale price do you need to put money aside for?

Sell your home

Company

Estate agent help and guides