What to Look At and Ask When Viewing

keithmdw

As some of you may know from some of my other recent posts, I am an FTB and myself and my fiancee are going to view our first property this weekend.

It's a leasehold appartment in what used to be a very bad area but has since had a big change and has a good outlook (although the bad reputation still hangs on at the moment).

We've looked around the area at different times of day and night so have a pretty good feel for this aspect, and I now know what I need to ask about the lease, but what should we look at while actually viewing the property? And what questions should we ask the agent?

I know a lot will be obvious, but I want to get it right and not miss anything.

I am taking my camera along and of course pad/pen to make detailed notes. Is it worth taking a tape measure when I know from the estate agents ad what the measurements?

Sorry to keep asking dumb questions, but we are really new to all this and it's a huge minefield.

Doozergirl

:wave:

If it's leasehold you should find out what the ground rent and service charges are and how the building is maintained ie. who takes responsibility. What does the service charge include? (cleaning, gardening, sinking fund, sometimes even heating & hot water in mansion blocks) You should also ask how much time is left on the lease. Less than 70 years starting to approach dodgy ground for a mortgage (I've heard), so if the lease is not far off that, try to establish the cost of extending it. You don't have to extend, but it can be a good bargaining tool.

You can ask what band and how much council tax is, what the neighbours are like, what parking is like (if applicable), how long the vendors have lived there, why they're moving...

This is all stuff the vendors will know, but an estate agent may not.

Depends on where you are in the building but top floor flats look for signs of mould or damp on the ceiling, ground floor flats look for damp or the smell of it. Look and see if the roof and windows are in good condition - you can get really stung on the service charge when these need replacing.

I think a tape measure would be a little odd on a first viewing. If you want to check sizes for a big piece of furniture, then second viewings are a good opportunity for this.

HTH

Ian_W

Only a personal view & I'm no expert, but in the absence of any other replies thus far - here goes.

On the FIRST viewing don't take camera, tape recorder, pen & paper, magnifying glass etc. and don't worry too much at that stage about the leasehold details etc.
It's all about the BIG picture - does this property feel right for both of you?
Have a good leisurely look around, does it make you think I COULD live here?
Start before you even get to the front door, what are the communal areas like, if they're in good order tends to point towards a well run complex, if they're in s**t order then be wary.
Once you're inside it's about whether the property will suit you and your fiance's lifestyle. Are the rooms big enough, do you like how it's set out, what are the views like, are there any obvious defects [but unless these are mega serious, don't be too put off at this stage]. Treat what the vendors or EA say with a pinch of salt, the neighbours are always brilliant and there's always a good reason for wanting to move - sometimes it's even true!
Try to look beyond the decore, that can easily and cheaply be changed. I think elsewhere you mentioned you thought the flat was fairly cheap because of the area but it may also be because it needs a new kitchen or bathroom [or both]. Again don't be too put off, you can put in either [or both] - to suit your taste for only a few £k and might be able to shave some or all off the asking price.
When you've had a good look around, go away and talk about it - Could you both see yourself living there? What were the good points & the bad?
If you "could" - don't set your heart on it, property is never yours "until the fat lawyer sings" and contracts are exchanged. If it's not for you, if either have any serious doubts - walk away. Remember the old saying, "Buyer Beware".
Above all, don't fall in love with it, it's a pile of concrete and bricks, there will be plenty more you can afford - if this one doesn't work out for you, it wasn't meant to be.
If it is somewhere you could live, arrange a SECOND viewing, which is when you ought to get into practicalities, measurements, photos etc. The question you need to answer then is - Is it where we WANT to live?
If you do go for a second look, come back for more suggestions....

theGrinch

lease - yrs remaining, is it being sold with new lease, what is the service charge and ground rent, what are the restrictions in the lease, are there any major works planned, is the freeholder accessible

general - what is the minimum the vendor will accept....some agents will be remarkably frank as a sale is better than nothing.

first viewing just get feel. on second viewing work like a survey..test and look at everything you can and work systematically...consider external brickwork, rainwater fittings, windows, roof, eletrics, kitchen, bathroom, funny musky smells, damp, level floors and door frames etc

then do you own research on work reqd and costs and comparables

keithmdw

Thanks all. That's given me a good starter.

I already know about the lease (some things any way). It's a 999 year lease (building is < 2 years old and it is a top floor flat). The property is currently empty as the seller bought it for his children while they were at uni and now they have finished he wants to sell up (EA photo's were taken while occupied so this looks to be true).

Ground rent and service charge amount to < £200 per year (which seemed low to me).

It's been on the market for 6 weeks we have been told. Is this a short or a long time would you say?

Everyone seems to be suggesting not taking a camera at the first viewing. Why is that? We though it would be good so when we get back home we can look through them and go over everything we saw without having to try and remember how everything looked and was laid out (but then we have no experience like I said so we could well be misguided).

mimi_money_saver

Here is something I have used; I didn't go round with a checklist as such but it helps to keep these points in mind. As other posters say this may be better on a second viewing:

General
Ground Rent
Maintenance/service charge (who runs), what covers
Lease details – length, owner
Council Tax Band
Age of property
Significant work done
Building security – main door locked? / Entry phone?
Door / window locks
Windows – single/double glazing – state/condensation
Heating – gas/electric/on demand?

Kitchen
Space for fridge/freezer and washing machine?
Cooker – gas/electric
Points
Extraction fan
Natural light
What is fitted
Units/storage

Bathroom
Shower pressure / Toilet flush

Bedroom 1
Built-in wardrobe
Points

Bedroom 2
Built-in wardrobe
Points

Lounge
External/internal aerial (reception)
Points – Elec and telephone

Other
Hallway – points, storage, room for dryer? Balcony?

Parking
What comes with flat
Surrounding roads

Communal areas
Neighbours / noise


Hope this helps and good luck

ManAtHome

If it's in a student area will be very different during term-time. Between viewing and signing you need to do a bit of talking to the neighbours and other locals to check whether this would suit you.

Taking a camera could go either way - either you're serious buyers or are casing the joint... Take it along anyway, but ask the EA if it's ok and don't be offended by a refusal. They have obviously printed up some photo's and presumably a floor plan so I'd be surprised if you need to take that many.

keithmdw

I wouldn't have said it was a student area by any means. I think there are/have been a few student houses/flats there but the costs up there have risen quite a bit over the last year or so so even those whose parents are buying for them may be a little priced out (I hope). I certainly don't think there are any rented student houses up there or anything.

You are right though, we should speak to the locals. I think if we go back for a 2nd viewing we will speak to other residents around that time and get a feel for what it's like.

The EA has got a small amount of pictures, but not every room by any means, and no floor plan. The pictures are also of it occupied, and it's now vacant.

hopefulfooluk

I'd ask for proof of the service charge, £200 for a year is ridiculously cheap. I pay £30 a year for ground rent and £400-odd for service charge, and mine is only a studio - that goes up to around £700-£800 for a 2 bed flat in the same block.

So check what it covers - repairs, buildings insurance, maintenence, etc should all be included in the service charge.

keithmdw

Thanks. I will.

The EA said when I asked on the phone it was £50/year ground rent and £150/year service charge, but didn't say what it covered, so I will ask that at the viewing.

I thought it cheap myself, but time will tell.

keithmdw

Went to view today. We were very impressed with the inside.

We are going to think it over this weekend, but are really interested still.

Will call for a 2nd viewing on Monday morning and then as long as everything is still as we remember it will probably make an offer.