UK Property Check

Guides to buying a home

Each guide answers one question a buyer in England or Wales asks before making an offer, from the official sources, with the questions to put to the agent.

Making an offer

What to check, what to ask and how to decide what to offer.

  1. Start here

    What to check before you make an offer on a house

    Compare the asking price with what similar homes nearby sold for, and read the energy certificate.

    4 min read

  2. How much should you offer on a house?

    Base your offer on what similar homes nearby actually sold for, not on the asking price.

    3 min read

  3. How do you make an offer on a house, and is it binding?

    Tell the agent your offer, then confirm it in writing with your buying position, your mortgage decision in principle and your timescale.

    6 min read

  4. How many years should be left on a lease when you buy a flat?

    Our rule of thumb: at least 80 years plus the years you expect to own the flat.

    6 min read

Prices and value

Reading sold prices and judging whether an asking price stacks up.

  1. How can you find out what a house sold for?

    HM Land Registry publishes the price paid for homes sold for value in England and Wales since January 1995.

    3 min read

  2. How can you tell if a house is overpriced?

    Divide the asking price by the floor area on the home's energy certificate, then compare it with the price per square metre that similar homes nearby sold for.

    4 min read

The building

Energy ratings, age and what the certificates tell you.

  1. Is an EPC rating of D good?

    A D rating is about average, not good.

    5 min read

  2. What should you check about cladding before buying a flat?

    Check whether the lease qualifies for the 2022 protections in England.

    9 min read

Risks and restrictions

Flooding, mining, conservation areas and listed buildings.

  1. What does flood risk mean when you are buying a house?

    A high flood risk means the area around the home has more than a 3.3% chance of flooding in any year.

    5 min read

  2. How can you find out if a house has flooded before?

    Check the flood records kept by the Environment Agency in England and by Natural Resources Wales.

    6 min read

  3. What does it mean if a house is in a conservation area?

    It means the council controls changes to the outside of the home more tightly.

    5 min read

  4. Do you need a coal mining report when buying a house?

    Your conveyancer will usually order a coal mining report if the home is in the coal mining reporting area.

    4 min read

  5. What should you know before buying a listed building?

    You need listed building consent to demolish a listed building, or to alter or extend it in any way that affects its character, inside or out.

    3 min read

  6. What happens if you buy a house with a sitting tenant?

    The tenancy carries on after the sale and you become the landlord.

    9 min read

After your offer

Searches, surveys and what your conveyancer does.

  1. What searches are done when you buy a house?

    Usually a local authority search, a drainage and water search and an environmental search.

    3 min read

  2. Which house survey do you need: Level 1, 2 or 3?

    Level 1 suits a conventional home in reasonable condition.

    5 min read

  3. How much does it cost to buy a house, on top of the price?

    On a £300,000 home in England, expect about £2,500 on top for a first-time buyer and £8,600 for a home mover.

    6 min read