First time buyer & a lower ground floor flat (leasehold):can there be a happy ending?

Rockaway_BabyDoll

Hi MoneySavers!

I'm hoping I can pick the brains of the experienced and knowledgeable as I'm a first time buyer, buying alone, without guidance from family.

I'm a 27 year old Londoner, working full time, with a deposit of £28k that I penny-pinched together over the last eight-ish years. My parents have previously said they'd contribute some cash to my deposit fund if I need it, but I'm trying my absolute best to avoid that.

I have spoken to L&C and based on my salary and circumstances can get a mortgage of up to £185k.

So began the search...

I've viewed around four one-bedroom flats (all share of freehold) and a quirky one-bedroom cottage (freehold), all priced between £172,500 and £229,995, before checking out this £209,995 two-bed lower ground floor flat on Saturday: (oops, I'm not allowed to post a link yet. It's on Rightmove, 0.5 miles from Lewisham station, on Gilmore Road. Sorry for the extra work).

If it helps, the property number is 7a.

I quite like it, but a few things are making me edgy about it.

1. It's a lower ground floor flat. Surely there must be a range of things to watch out for because of that. In terms of security, the windows and garden door do have railings (which I'm not that keen on but, for the sake of my belongings, I understand why). I'm guessing damp is more likely? And spiders (eek!), mice and other critters? The noise from upstairs? Drains? Anything else? Can I do anything to soften the blow of these things?

2. The price it was last bought for was exceptionally low. Apparently the flat's been let out until now (the vendor wants to sell to put the money towards a business venture). When I asked the EA how long ago the property was bought, he said three years ago. Yet after checking the details on nethouseprices.com, it says it was bought in June 2010 - one year ago - for £147k. His asking price is £210k. Something is ringing alarm bells for me here. Either he got a killer of a deal, or he discovered something bad and managed to hammer down the price? The flat isn't in new spanking order (the bathroom's probably at least ten years old) so I don't think he bought it derelict.

3. The freeholder. He lives in the flat above (I'm trying to clarify with the EA whether there's just one flat above or more. I asked and am 80% sure it's just the freeholder, but something gave me the impression there were four flats in the property in total, but I could be confusing it with other viewings) and has the sole right of use of the garden. I have access to the garden via a french door in a bedroom, but no right to use the garden and can only do so if he likes me. I don't overly have a problem with that (I like to think I'm likeable) especially as it's a stunning garden. But it does sound a bit quirky, doesn't it?

4. The ground seems to have dropped. In one of the rooms it looked like there is a gap between the ground and the skirting board -around an inch - on one side of the room (that is, the floor and the skirting board were touching on the other side). Does this mean subsidence? That could be the reason behind concern #2.

I've sent a long email to the EA asking various questions (it was so long I only finished it at around 1am this morning, and forgot to mention the possible subsidence. But once he gets back to me with the other answers I will ask about it), which I will paste below for your interest.

But any opinions on what to watch out for because it's leasehold (125 years), a lower ground flat, and due to my concerns would be extremely appreciated. If I should walk away, I have no problem hearing that. If you think it's worth a punt, based on it possibly being bought a year ago for 62k less than the asking priced, what would be a suggested good offer amount?

Thanks a million :cheesy:

Dear...

The lease length is great. Is 125 years in place already or is the lease in the process of being extended?

£30 pa for ground rent is wonderful too.

As I mentioned when we met, I have a mortgage decision in principle (if an offer is made, if need be, my broker is happy to speak to you to confirm my ability to fund it) and a solicitor awaiting instruction. What's more I am not in a chain so am in a position to move (and am enthusiastic to move) straight away.

Please could you ask the vendor these questions for me? Sorry for the depth of information I require, but knowing the full answers to each of these questions will establish whether I would like to have a second viewing and put in an offer, or ensure that I no longer waste your time with this particular property.

On what date was 7a bought?

May I see a copy of the lease so I can check the terms of it are suitable for my circumstances?

From what date did the 125-year lease term begin?

How many flats are in the property?

Are all the leases of each resident of the property the same (assuming there are more flats than just 7a and the freeholder's)?

Are there any plans to enfranchise? If so, how advanced are these plans? And how much is it likely to cost everybody?

Although I understand the ground rent to be £30 pa and that there is not a formal, regular service charge to be paid; does the lease allow for this financial agreement to be altered?

Does the freeholder organise the buildings insurance and then the cheapest quote (I assume the freeholder provides at least three quotes) is split between all flats in the property?

Who is responsible for the maintenance of the gardens? Presumably the freeholder, solely, for the back garden? And all the flats for the front garden? Or is it the owner of 7a's responsibility for the front, solely?

Does the owner of 7a have any financial responsibility towards the communal areas of 7, according to the lease?

When was work last carried out on the guttering and roof?

Have any renovations been done to the building?

Are there any plans for major works?

Is there a sinking fund in place? If so, how much is in it?

Is it against the terms of the lease to have pets?

Is it against the terms of the lease to remove the outside window and indoor french-door security railings?

Do the satellite dishes on the front lawn of the property belong to 7a? Can they be removed?

What does the lease detail about subletting?

What is the council tax band (A, B, C etc) of 7a?

Has the property been broken into during the time it's been owned?

How old is the boiler and when was it last serviced? Is it in full working order? Is there a particular reason it's located in the main bedroom?

Are there any issues with the piping or drains?

Is there plumbing in place for a washing machine in the kitchen?

Are there any known reasons why the study's wall cannot be knocked down to create a larger lounge area?

How did one of the second bedroom's windows break?

Are you aware of the flat previously, or currently, experiencing damp?

Have there been any neighbour disputes?

Does the flat currently, or ever had, any problems with foxes, mice, moths or other insects?

How much does a resident's parking permit cost and is it guaranteed for a resident to get?

Is the water metered or billed?

Is the electricity metered or billed?

Kind regards,

BabyDoll

firsttimetom

Wow, thats quite a list!!

Firstly according to Lewisham BC (http://acolnet.lewisham.gov.uk/LEWIS-XSLPagesDC/acolnetcgi.exe?ACTION=UNWRAP&RIPNAME=Root.PgeNeighbours&TheSystemkey=53071) and Zoopla (http://www.zoopla.co.uk/home-values/london/gilmore-road/), there are only 2 properties in the building.

A lot of people live in Lower Ground Floor flats. Depending on how well it was converted, damp and noise could be more of a problem.

The flat is in Council Tax Band B (http://www.voa.gov.uk/cti/BandDetail.asp?lcn=0) Which is £1051.50 (http://www.lewisham.gov.uk/myservices/counciltax/howmuchyoupay/Pages/default.aspx)

There is almost certainly plumbing in place for a washing machine in the gap below the sink. If there isn't then whoever installed the kitchen is mad and it would be a very easy job for someone with even basic plumbing knowledge to do - If you have a handy friend or relative it will take them no more than 1.5 hours and would cost £2.50 for an inline washing machine tap for the water into the w/m and £10 for a new trap to replace the one on the sink which will allow the washing machine to drain and the cost of a takeaway to thank them!

What would concern me would be the floor dropping, if you think there is any chance of subsidence, then i would get a full survey done. It will set you about about £700 but could save you tens of thousands if the property needs to be underpinned or anything.

Not sure about the price, it does seem to be that the last sale was a 'bargain' or perhaps something has messed up on the Land Registry documents. Go here (https://www.landregistry.gov.uk/wps/portal/Property_Search) and purchase the 'Title Deeds' (Should cost £4). This should give you the name of the owner and the price paid. Unfortunately the website doesn't operate on a Sunday, so this will have to wait until tomorrow.

kerri_gt

The ground dropping could also indicate a drainage issue - leaking drains will cause water to seep into the gound, making it softer, and thus the property above dropping in the affected areas. This can be remidied and is less severe than susidence (due to actual ground type) as once the drain leak is addressed, the ground should return to it's previous state.

With regard to this, and the question of damp etc, I would have thought this would all be covered in the results of a full survey, which I assume you are planning to have done if you decide to move forward with the purchase?

Regarding the prev purchase price - possibly a reposession/auction would explain the low price?

Rockaway_BabyDoll

Thanks for responding, guys!

@firsttimetom: If it's the biggest purchase I'm going to ever make, I want to be thorough

Thanks for confirming the number of flats in the property. Just two is great news.

I double-checked it was Band B, but just wanted to see if the vendor or EA would know/double check or just lie (maybe that's a bit naughty of me).

The reason I asked about the washing machine plumbing is because I read (while I was writing the email) that someone was told there was plumbing in their new property's cellar, but it turned out there wasn't and it cost them a lot of money. So I thought it was worth getting something in writing while I was putting questions together, especially as I didn't even think to check! I don't even want to take the little things for granted.

But you sound like you know what you're talking about! I'll cook you a roast in exchange for sorting the washing machine, if the need should arise :cheesy:

I did wonder if the date of the purchase and/or the amount could be a clerical error. Once I hear back from the agent I'll certainly purchase the title deeds.

@kerri gt: Oh, yes, I'd definitely go for a full survey if it came down to me putting an offer in. It's just working out whether there are signs that I should walk before forking out £500-£1,500 for the checks.

I also did wonder if it may be a reposession. Of course, that would be the hopeful reason! There's no harm in me asking how he managed to get it at such a cheap price, is there? In fact, after the EA gets back to me (I hope he will - surely it's not a bad thing to ask too many questions, as it shows I'm serious?) I will knock on the door of the other flat (the freeholder) to introduce myself, see what he's like and possibly try and get some information out of him (although I realise he's under no obligation to tell me a thing). Nowt wrong with doing that, is there?

Thanks again

devotee

Rockaway_BabyDoll wrote: »

Hi MoneySavers!

I'm hoping I can pick the brains of the experienced and knowledgeable as I'm a first time buyer, buying alone, without guidance from family.

I'm a 27 year old Londoner, working full time, with a deposit of £28k that I penny-pinched together over the last eight-ish years. My parents have previously said they'd contribute some cash to my deposit fund if I need it, but I'm trying my absolute best to avoid that.

I have spoken to L&C and based on my salary and circumstances can get a mortgage of up to £185k.

So began the search...

I've viewed around four one-bedroom flats (all share of freehold) and a quirky one-bedroom cottage (freehold), all priced between £172,500 and £229,995, before checking out this £209,995 two-bed lower ground floor flat on Saturday: (oops, I'm not allowed to post a link yet. It's on Rightmove, 0.5 miles from Lewisham station, on Gilmore Road. Sorry for the extra work).

If it helps, the property number is 7a.

I quite like it, but a few things are making me edgy about it.

1. It's a lower ground floor flat. Surely there must be a range of things to watch out for because of that. In terms of security, the windows and garden door do have railings (which I'm not that keen on but, for the sake of my belongings, I understand why). I'm guessing damp is more likely? And spiders (eek!), mice and other critters? The noise from upstairs? Drains? Anything else? Can I do anything to soften the blow of these things?

2. The price it was last bought for was exceptionally low. Apparently the flat's been let out until now (the vendor wants to sell to put the money towards a business venture). When I asked the EA how long ago the property was bought, he said three years ago. Yet after checking the details on nethouseprices.com, it says it was bought in June 2010 - one year ago - for £147k. His asking price is £210k. Something is ringing alarm bells for me here. Either he got a killer of a deal, or he discovered something bad and managed to hammer down the price? The flat isn't in new spanking order (the bathroom's probably at least ten years old) so I don't think he bought it derelict.

3. The freeholder. He lives in the flat above (I'm trying to clarify with the EA whether there's just one flat above or more. I asked and am 80% sure it's just the freeholder, but something gave me the impression there were four flats in the property in total, but I could be confusing it with other viewings) and has the sole right of use of the garden. I have access to the garden via a french door in a bedroom, but no right to use the garden and can only do so if he likes me. I don't overly have a problem with that (I like to think I'm likeable) especially as it's a stunning garden. But it does sound a bit quirky, doesn't it?

4. The ground seems to have dropped. In one of the rooms it looked like there is a gap between the ground and the skirting board -around an inch - on one side of the room (that is, the floor and the skirting board were touching on the other side). Does this mean subsidence? That could be the reason behind concern #2.

I've sent a long email to the EA asking various questions (it was so long I only finished it at around 1am this morning, and forgot to mention the possible subsidence. But once he gets back to me with the other answers I will ask about it), which I will paste below for your interest.

But any opinions on what to watch out for because it's leasehold (125 years), a lower ground flat, and due to my concerns would be extremely appreciated. If I should walk away, I have no problem hearing that. If you think it's worth a punt, based on it possibly being bought a year ago for 62k less than the asking priced, what would be a suggested good offer amount?

Thanks a million :cheesy:

Dear...

The lease length is great. Is 125 years in place already or is the lease in the process of being extended?

£30 pa for ground rent is wonderful too.

As I mentioned when we met, I have a mortgage decision in principle (if an offer is made, if need be, my broker is happy to speak to you to confirm my ability to fund it) and a solicitor awaiting instruction. What's more I am not in a chain so am in a position to move (and am enthusiastic to move) straight away.

Please could you ask the vendor these questions for me? Sorry for the depth of information I require, but knowing the full answers to each of these questions will establish whether I would like to have a second viewing and put in an offer, or ensure that I no longer waste your time with this particular property.

• On what date was 7a bought?

• May I see a copy of the lease so I can check the terms of it are suitable for my circumstances?

• From what date did the 125-year lease term begin?

• How many flats are in the property?

• Are all the leases of each resident of the property the same (assuming there are more flats than just 7a and the freeholder's)?

• Are there any plans to enfranchise? If so, how advanced are these plans? And how much is it likely to cost everybody?

• Although I understand the ground rent to be £30 pa and that there is not a formal, regular service charge to be paid; does the lease allow for this financial agreement to be altered?

• Does the freeholder organise the buildings insurance and then the cheapest quote (I assume the freeholder provides at least three quotes) is split between all flats in the property?

• Who is responsible for the maintenance of the gardens? Presumably the freeholder, solely, for the back garden? And all the flats for the front garden? Or is it the owner of 7a's responsibility for the front, solely?

• Does the owner of 7a have any financial responsibility towards the communal areas of 7, according to the lease?

• When was work last carried out on the guttering and roof?

• Have any renovations been done to the building?

• Are there any plans for major works?

• Is there a sinking fund in place? If so, how much is in it?

• Is it against the terms of the lease to have pets?

• Is it against the terms of the lease to remove the outside window and indoor french-door security railings?

• Do the satellite dishes on the front lawn of the property belong to 7a? Can they be removed?

• What does the lease detail about subletting?

• What is the council tax band (A, B, C etc) of 7a?

• Has the property been broken into during the time it's been owned?

• How old is the boiler and when was it last serviced? Is it in full working order? Is there a particular reason it's located in the main bedroom?

• Are there any issues with the piping or drains?

• Is there plumbing in place for a washing machine in the kitchen?

• Are there any known reasons why the study's wall cannot be knocked down to create a larger lounge area?

• How did one of the second bedroom's windows break?

• Are you aware of the flat previously, or currently, experiencing damp?

• Have there been any neighbour disputes?

• Does the flat currently, or ever had, any problems with foxes, mice, moths or other insects?

• How much does a resident's parking permit cost and is it guaranteed for a resident to get?

• Is the water metered or billed?

• Is the electricity metered or billed?

Kind regards,

BabyDoll

That is a long list and normally your solicitor would ask these questions where vendor has to answer regarding, burglary, flooding etc.
I'd be a bit worried if you only pay ground rent and no service charges? So what happens if there are any big repairs to be done (roof, windows etc)?
I'd certainly have a building survey, I can recommend Urban Green, cost me £400+vat.

I would bargain for the garden, and that's a biggie. The reason a lot of people buy lower ground floor flats is the garden, so if you have no access, then what's the point? Ask for at least a small share so you can have a patio just off your bedroom or something. In future as well, when you decide to sell, the garden becomes a big selling point.
Your wall to the study - it looks like a structural wall and you'd probably need a planning permission to remove it.

Another thing, how dark is it inside? The windows from the front look well below the street level and that would worry me.
No idea if you've seen this flat that has off street parking and a garden but needs updating (could be a lot or a little) and don't know how it compares with the one you like regarding the size and location?
http://www.rightmove.co.uk/property-for-sale/property-30639235.html
Your one: http://www.rightmove.co.uk/property-for-sale/property-34871465.html

olly300

Rockaway_BabyDoll wrote: »

Dear...

The lease length is great. Is 125 years in place already or is the lease in the process of being extended?

£30 pa for ground rent is wonderful too.

As I mentioned when we met, I have a mortgage decision in principle (if an offer is made, if need be, my broker is happy to speak to you to confirm my ability to fund it) and a solicitor awaiting instruction. What's more I am not in a chain so am in a position to move (and am enthusiastic to move) straight away.

Please could you ask the vendor these questions for me? Sorry for the depth of information I require, but knowing the full answers to each of these questions will establish whether I would like to have a second viewing and put in an offer, or ensure that I no longer waste your time with this particular property.

• On what date was 7a bought?

• May I see a copy of the lease so I can check the terms of it are suitable for my circumstances?

• From what date did the 125-year lease term begin?

• How many flats are in the property?

• Are all the leases of each resident of the property the same (assuming there are more flats than just 7a and the freeholder's)?

• Are there any plans to enfranchise? If so, how advanced are these plans? And how much is it likely to cost everybody?

• Although I understand the ground rent to be £30 pa and that there is not a formal, regular service charge to be paid; does the lease allow for this financial agreement to be altered?

• Does the freeholder organise the buildings insurance and then the cheapest quote (I assume the freeholder provides at least three quotes) is split between all flats in the property?

• Who is responsible for the maintenance of the gardens? Presumably the freeholder, solely, for the back garden? And all the flats for the front garden? Or is it the owner of 7a's responsibility for the front, solely?

• Does the owner of 7a have any financial responsibility towards the communal areas of 7, according to the lease?

• When was work last carried out on the guttering and roof?

• Have any renovations been done to the building?

• Are there any plans for major works?

• Is there a sinking fund in place? If so, how much is in it?

• Is it against the terms of the lease to have pets?

• Is it against the terms of the lease to remove the outside window and indoor french-door security railings?

• Do the satellite dishes on the front lawn of the property belong to 7a? Can they be removed?

• What does the lease detail about subletting?

• What is the council tax band (A, B, C etc) of 7a?

• Has the property been broken into during the time it's been owned?

• How old is the boiler and when was it last serviced? Is it in full working order? Is there a particular reason it's located in the main bedroom?

• Are there any issues with the piping or drains?

• Is there plumbing in place for a washing machine in the kitchen?

• Are there any known reasons why the study's wall cannot be knocked down to create a larger lounge area?

• How did one of the second bedroom's windows break?

• Are you aware of the flat previously, or currently, experiencing damp?

• Have there been any neighbour disputes?

• Does the flat currently, or ever had, any problems with foxes, mice, moths or other insects?

• How much does a resident's parking permit cost and is it guaranteed for a resident to get?

• Is the water metered or billed?

• Is the electricity metered or billed?

Kind regards,

BabyDoll

You are better off getting an older friend or relative to have a chat with the vendor when you go back to have a 2nd viewing to find out the answers to some of these questions and more. Quite often people will tell you a lot of their life stories. Otherwise as already stated you will find out answers via your solicitor and surveyor.

No vendor will actually admit to damp, pest, security or neighbour issues in person or informally as they want to sell their property.

Also by sending this letter to them you may put their backs up and they may tell you to deal only with the estate agent as that's what they are paying them for.

devotee

Have you seen this one? Looks great no idea on the area and if I were on my own, I'd be happier on the first floor and not much more ££:
http://www.rightmove.co.uk/property-for-sale/property-30274093.html

Rockaway_BabyDoll

@devotee: Thanks for taking the time to reply, research and post.

I've never done this before so didn't realise some of my questions are what the solicitor would normally ask! How funny. But is it wrong for me to ask them? It saves a lot of hassle in the long-run if we're both honest with each other and give as much info as possible. After all, if I don't like what I hear now I can just walk away instead of allowing him to get his hopes up that at least one person is interested.

Yes, the service charge thing is a bit bizarre, hence my questions to them on it. That's why a sinking fund is generally a good idea. Maybe a lot's been done... I can only wonder until I hear back from the EA.

Thanks for the Urban Green recommendation, if £400 + VAT is a full survey that's a pretty darn good price.

I doubt any portion of the garden's on the table as it's probably in the lease that it belongs entirely to the freeholder. I'm happy with simply being able to have some french doors open (as I've lived in a first floor flat for the last 27 years, I'm just grateful for the possibility of using a garden!). But I understand, when the time comes to sell, how being garden-less could affect my asking price.

Thanks for the planning permission point regarding the study's wall. The EA thought it wasn't structural so I thought I'd throw the idea to the vendor, in case he ever thought of it himself.

It was raining really hard on Saturday afternoon, but it was still quite pleasant inside. Not as much light as I would've liked, but it didn't hit me as being dark and gloomy. What I would certainly do is cut those bushes at the front away (and get rid of two ugly satellite dishes on them!) to free the windows up to a bit more exposure from the sun.

The Mount Pleasant flat isn't in the best of locations for me, plus needs work and I really would rather not take a project on at the moment.

The Springbank flat however is LUSH! Thanks for sharing that. I know the EA at that particular office so have sent him an email to get some more information and a viewing. Its not my ideal location (mainly due to the amount of trains that use that station in the evenings) but for a roof terrace and loft room, I'd certainly give it a good going over.

@Olly300: Thanks for your comments. The vendor doesn't live there so I doubt he'll be there the next time I have a viewing. I've passed these questions to the EA to ask the vendor, not directly (which I think you may think I've done?). I suppose a part of it is to see how honest the vendor/EA are. It's interesting to hear that many of these questions are usually left to the solicitor or surveyor to ask when it would save everyone a lot of time and money if they were answered to begin with. Wishful thinking, huh?

I may be wrong but surely if the vendor lies and says, for example, there hasn't ever been any neighbour disputes, and then it comes to light there has been, he's in a little bit of hot water (I forget all the legal jargon for it)? And if he doesn't answer the questions now I've put them to him, that'll be a tad suspect to me.

Either way though, I hope I haven't put the vendor or EA's back up by asking these questions. It's such a huge decision - I'd send an eBay seller a list equally as long if I thought the description of their item warranted a bit more investigation

Thanks again.

devotee

No problem, I had plenty of questions that EA could not answer, but when you actually offer the vendor has to send all the info to the solicitor who asks all those questions on your behalf. And your surveyor can be of help too, Simon Munson of urban green just did my survey (funny but I am buying a lower ground floor flat too just in the completely opposite side of London - with a huge garden, detached house with high ceilings I might add).
Make sure you find a no sale no fee solicitor, so if there's anything in the lease (EA will not have a clue) that you don't like you can walk away. I also found a good independent damp surveyor so if you end up going for it, just message me for details, they don't charge for survey and their quote is very competitive.

I don't have a clue about that area of London, so can't advise you, but that first floor flat looks good - plus it was on the market since June at 225 and now reduced, so they might be keener to sell, and it's a share of freehold.
Good luck and let us know how you get on.

Rockaway_BabyDoll

@devotee: Oh that's great, I didn't realise you can get no sale, no fee solicitors. That makes me feel a lot better about the situation if the EA or vendor won't answer all of my questions (although I think if the vendor's desperate to sell, especially as he's making mortgage payments on the flat without tenants now, he should be as helpful as possible - though I understand it would be silly to jab himself in the foot too).

Did you buy in North London? I'm a south-of-the-river girl and even though I don't love the area, for me it's a case of the better the devil you know. The damp surveyor sounds great, thanks, I will be in contact should the need for the service arise.

Your flat sounds gorgeous; the type of thing I would love to find within my budget. May I ask how much you're buying it for?

Maybe I'm being a bit fussy but my important criteria are: freehold/share of freehold/long lease; that I'm 'proud' to come home to the property - so it has to have outside character, such as being a period or detached property, and not be a mess outside (I hate satellite dishes!); there's a garden, balcony or terrace; easy parking; within 0.5 miles from a train/tube station (I have a few preferences, but most are workable); big bedroom (at least 13'' by 10'', unless there is more than one bedroom, then I can be more open-minded about my bedroom's size) and there must be a bath...preferably with a big window in the bathroom. Sash windows and high ceilings are a huge plus too.

I'm willing to compromise otherwise who knows how long it will take to find something I fall in love with (almost sounds like a relationship, doesn't it?). The Springbank property doesn't tick all my boxes but seems very workable. The only thing is, at the moment, it's OIEO £215k and I don't really want to stretch my finances that far. So I'll have to watch and see what happens with it/ask the EA to let me know if it drops.

kmmr

Rockaway_BabyDoll wrote: »

Maybe I'm being a bit fussy but my important criteria are: freehold/share of freehold/long lease; that I'm 'proud' to come home to the property - so it has to have outside character, such as being a period or detached property, and not be a mess outside (I hate satellite dishes!); there's a garden, balcony or terrace; easy parking; within 0.5 miles from a train/tube station (I have a few preferences, but most are workable); big bedroom (at least 13'' by 10'', unless there is more than one bedroom, then I can be more open-minded about my bedroom's size) and there must be a bath...preferably with a big window in the bathroom. Sash windows and high ceilings are a huge plus too.

http://www.rightmove.co.uk/property-for-sale/property-34871465.html
I would say if the above are your most important critera, why are you asking hundreds of silly questions around metered water etc? I'd suggest you focus on things that really matter, rather than just getting the seller offside - as they will see you are such a nervous FTB that there is a good chance of the deal falling through.

While this is a massive event for you, it's not such a big deal to the seller.

Ask yourself - will the answer make any real difference to you? Is this stuff you could work out yoruself with a second visit? You can easily tell if things are plumbed/powered/metered by using your eyes rather than asking the EA. Plus, remember EA's generally know very little and will give you the most positive answer they can think of, followed by a quiet 'I think', so they can't be held responsible. Decide what is actually important to you, and get the solicitor to ask. If they formally reply to a solicitor you can rely on it, not on anything the EA mentions.

Re basement flats in general. They are not bug filled damp bunkers. A nicely converted basement flat is a different thing to a cellar that someone has under their house. So comparing your friends experience of plumbing their cellar isn't quite the same as plumbing a proper self contained home. And to my mind people worry far too much about moving plumbing!! In the scheme of expenses in looking after a house its not that much - repainting the whole place every few years costs about the same, but people never seem to worry about that.

Garden: This would be a deal killer for me. Since it is on your 'important' list, I wouldn't accept a house which has a garden you can look at, but can only access on the whim of the freeholder. Plus this gives me the impression that the freeholder still feels it is 'their' house, and will always make you feel like a tenant rather than an owner. Being beholden to being 'liked' by the upstairs neighbours, who could be an annoying busybody is not something I would like to have to deal with. I'd say negotiate and see if you can get formal ownership of at least a few m outside those doors, although it may be a problem is the current seller doesn't own it. Imagine the situation where you have a party, it's a bit noisy so you get Mr Freeholder offside. He then bans you from all access to the garden, and decides to store all his tools and garden rubbish outside your french doors. So you can only look at a garden over some rubbish, but never use it.

If you are worried about a mess outside, imagine how annoyed you would be with a scrpapy garden you can't clear.

Plus the freeholder can do this for any infringement of your lease that he is unhappy about. When buying a leasehold flat, for me one of the most important issues is getting a feel for the freeholder. Will they be professional, or overly personal about the property. I wouldn't want to end up in a situation where I have to keep the freeholder 'sweet' just to live in my home as I want to. My block doesn't have a sinking fund or an annual fee, but we manage it ourselves and chip in when needed. If all people involved are pragmatic and professional this can work fine, so again it comes down to your impression of the freeholder.

Re Damp: Damp is often an issue of ground floor/basement/or any house. But again it's easily dealt with, and my basement flat doesn't have any damp. Just get it checked properly, and if there is a damp, it is easy to fix. It's messy, but the companies just come around and inject DPC into the walls. Again, shouldn't be a deal breaker in my mind.

Re Bath: Seriously - this shouldn't be a consideration. So long as there is space for a bath you can always add one in.

Remember - you are buying, so stop thinking like a renter! Things can be changed over time, and if you are unwilling to deal with any problem at all, you will end up having to compromise on something important, like location, to get the 'perfect' problem free house. Meters, baths, broken glass shouldn't be a consideration when buying a flat, just when renting.


edit: Apologies for saying the questions are silly. You should feel free to ask every question you want! I was clearly in a bit of a grump this morning.