First Time Buyer Mistakes and How to Avoid Them
Buying your first home is one of the most significant financial decisions you'll ever make. It's also a process most people go through with very little preparation, relying on professionals to guide them and hoping nothing goes wrong.
Most first time buyer mistakes aren't made because people are careless, they're made because nobody told them what to look out for. Here are the most common ones, and how to avoid them.
Not asking enough questions at viewings
Most buyers walk into a viewing focused on the obvious: the size of the rooms, the condition of the kitchen, whether there's parking. The questions that actually protect you, about the property's history, its running costs, nearby developments and potential red flags, often don't get asked at all.
A second viewing is essential before making an offer, and going at a different time of day can reveal a very different picture of the property and the neighbourhood. Read our guide to what to look for on a second viewing for a full checklist of what to focus on.
Not checking whether work has been properly approved
Extensions, loft conversions, garage conversions and other alterations are common in UK properties. What many buyers don't realise is that this work should have been approved under local authority (council) building regulations and in some cases planning permission, with a completion certificate issued at the end.
Without that approval, you could face significant costs after you buy, and some mortgage lenders will decline to lend on properties where building regulations approval is missing. This is something I know from personal experience, read the property buying question that could have saved me thousands for the full story. Our guide to building regulations and planning permission also covers exactly what to ask before you proceed.
Not understanding leasehold
Many first time buyers purchase flats without fully understanding what leasehold means. How many years are left on the lease, what the service charges are, whether major works are planned, and who the freeholder is are all questions that can have a significant impact on your finances and your ability to mortgage or sell the property in the future. Read our guide to leasehold vs freehold before proceeding with any leasehold purchase.
Choosing a solicitor on price alone
Conveyancing is not an area to cut corners on. A cheap or remote solicitor with no local knowledge can cause delays, miss important issues and leave you without proper support when things get complicated. Always ask for a quote that includes all fees and VAT, check whether the solicitor has experience in your area, and find out how they communicate and how often they'll update you. Read our guide to the conveyancing process for an overview of the questions to ask.
Underestimating the costs
The purchase price is just one part of the cost of buying a home. Stamp duty, solicitor fees, survey costs, mortgage arrangement fees, removal costs and any immediate work needed on the property can add up to thousands of pounds on top of your deposit. Many first time buyers are caught off guard by these costs, particularly stamp duty which can run to several thousand pounds depending on the purchase price.
Not getting the right survey
Some buyers skip the survey entirely or opt for the most basic level to save money, this is a false economy. A survey is one of the few opportunities you have to find out about the condition of the property before you're legally committed to buying it. Choosing the right level of survey for the property is important. Read our guide to the three levels of house survey to make sure you're making the right choice.
Not asking questions at the offer stage
Making an offer is not just about the number, there are important questions to ask the estate agent before you commit, including whether there are other offers on the table, whether the sellers are in a chain, and whether the property will come off the market once your offer is accepted. You can read our guide to making an offer on a house here.
Thinking the hard work is done before exchange
Exchange and completion are the final stages of the buying process, but they still require careful attention. Making sure all searches are satisfactory, all enquiries are resolved, and that you have copies of all guarantees and warranties before exchange can prevent expensive surprises after you move in. Read our guide to exchange and completion for everything to check at the final stage.
The full checklist
The Home Truths Guide includes 100+ essential questions to ask at every stage of buying a home in the UK, from first viewing through to completion, so you're always prepared for what comes next.
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