What to look out for as a FTB

[fairlyurgentdresshelpneeded]

Hi all!
I'm a FTB, looking to move in the next 3-6 months. Inspired by a current thread, I'd love to hear from recent buyers / buyers I the process what to look out for in a house / seller that's a red flag / WTF moment, so I don't go into things naively. All stories welcome!

@fairlyurgentdresshelpneeded,
So, its great you've decided to reach out for advice, so many FTB's don't for some reason, they fall in love with an idea and run with it! : )
Firstly, don't be put off by bad decor, it's an easy fix.
Just try to imagine the house newly cleaned and painted with all your stuff, easier said than done I know but use the floor plans to imagine how you would live in the space, where to put a study desk, a nice spot to watch tv, view of the garden etc. We just bought a very ugly bungalow...it was on the market for two years (think 80s peach walls, faded chintz curtains, 30 yr old green carpet, filthy and full of spiders!) and was eventually reduced to a great price and we went for it. It's in a great location and has a good garden and having looked at the floor plans I realised it had a great layout and now were planning to fix it up. It does add to your budget though which is important as a FTB. Kitchens and bathrooms will be costly to replace so make sure they are in fairly usable condition. But worth it if you're willing to put in some work.
Secondly, look at the direction of the property and find out where the sun sets in the house. Ideally you want the sun in the back as this is likely where you will sit out and make a patio. A south/southwest facing back garden is a real bonus.
Be prepared to compromise, don't make your wish list too long...even with huge budgets it can be impossible to get everything. That's ok and is not a failure its just life!
Don't get hooked on swanky locations, they cost more and you'd probable be better off spending the money on an extra bedroom than a postcode. I think of it as spending more money on a "brand name" when there are other perfectly good usable products that do just as good a job!
Watch out for planes, trains and automobiles...noisy and can be a put off for buyers in the future if you sell.
Lots more advice to be honest but good luck and buy something clever that you love!

Visit a house you are serious about numerous times at different times of day/evening/weekends.

Just walk up and down the street listening. Are people driving like idiots, playing music loudly etc, what's the road noise like? What's parking like at 6pm when people have finished work?

Flush the toilet. We didn't and there is an awful drain smell we can't identify and can't afford to investigate.

I would say be prepared for a long wait. Not always the case of course - you may find something chain free, but if you don’t, there can be a lot of messing around as the rest of the chain forms. Sometimes things go wrong further up the chain and you may find yourself having to decide if you can wait, e.g. for your vendor (or your vendor’s vendor, etc) to find another place before you can all move forward.

In a hot market, rubbish which wouldn't ordinary shift will re-appear (in the vendor's hope they can dispose of it to a desperate buyer).

Watch out for properties which have been repeatedly listed and failed to sell, priced unusually low, pressure to complete without survey, adverse survey and pressure to complete without further investigation, offers of (worthless, in practice) indemnity e.g. for potential legal or structural issues which could impact insurance, your ability to extend and value on resale.

In other words, watch out for crap. This is when it's shifted.

do some research about what you will need too do when you find a place you want to buy. Identify your solicitor in advance, make sure you do things like have money on account so they can get on with searches, don't panic when you get the survey if the property is not a new build, don't try and ask for things like gas safety certificates (it's not the same as renting)! Basically make sure you know what you are doing as there is nothing more annoying than a sale going slowly due to FTb who haven't done the most basic research.

Take a trusted friend, and if that person happens t be a builder all the better!
FTB get spooked easily but there's not much that can't be fixed. Unless a new build there will be wear and tear. It's identifying things that are serious or costly that's key, which is why it's important to have a survey, not just the mortgage valuation. That will highlight any areas of concern, but do not then panic- unless the roof needs replacing or it's subsidence then most things can either be negotiated or you know in advance (that the fences will need replacing in the next couple years for example). But things like outdated bathrooms or wallpaper or ugly carpet are just personal.choices.
Be aware of all the costs in owning a house. A period house will generally require more maintenance, but the character can make up for it.
Also imagine your life in five years - will your needs be the same? You are buying for now, but not a bad idea to think about the longevity. Can the house be extended, or value added in dome way?
Red flags would be smell of damp (fixable, but if its there in good weather when people have windows open it's an added cost); obvious quick fixes, bad DIY, doors that do not close, water pressure etc. I would also avoid shared gardens or driveways, and definitely no rights of way across your garden by neighbours!

And remember the agent always works for the seller, not you.

Pay more attention to the floorplan than the property itself, decoration can be changed but aspect is impossible and the floorplan is more difficult. Also, make sure there is sufficient storage. Storage is so important!

Be realistic about what you can afford and where.
Don't view properties that over your budget, it's depressing!
Think about what you are willing to compromise on / not compromise on.
Storage - check for places to store the vacuum cleaner and ironing board, it's amazing how many houses / flats don't have a "big hall cupboard" type storage.
Don't be put off by decor it can be changed.
Really don't be put off by furnishing as they won't be there when you move in.
Walk or drive round at different times of day and week if you've any concerns about traffic noise, parking etc.

If you’re buying a flat, and it’s leasehold, find out about things like what the management fees are and also feedback about the management company themselves. Some of them are horrendous.
I own a flat where the annual management fees are £2k annually and because I rent it out, they’re tax deductible. However an extra £166 a month on top of mortgage and bills isn’t to be sniffed at.
Also check the length of the lease. Some mortgage companies won’t lend on leases that are too short. But even if it’s on the cusp, remember if you’re selling on, it might fall into unlendable territory and so you might need to factor in a least extension. This happened to me and although I didn’t end up selling, I did have to spend the guts of £30k on a lease extension.

Make a list of what you need (for example public transport nearby that gets you to work on time, room for a suitable size fridge) and a separate list of what you want (such as room for a dishwasher in the kitchen). Don't consider any property which doesn’t have all of what you need. Don't try to impress your friends. Dont be swayed by fashion or period details. Two basic toilets are far more useful than one fashionable one! Kitchen-diners are popular but maybe you'd prefer to be able to shut the noise and mess of a kitchen away in a separate room. Think hard about what you want. Fashion is about what other people want.

@Changingwiththetimes

And remember the agent always works for the seller, not you.

I always remember that the agent works for themself.

Some will fuck over their own client seller as quickly as they'll fuck over the buyer. Quicker in fact, as it's easier for a buyer to walk away pre-exchange if they feel it's over priced, than it is for the seller to walk away if they feel it's underpriced (commission will still be payable).

Lots of good advice.

Be very sure of your maximum price. Try and avoid a bidding war for a property. Conversely, always get some info on why the seller is selling. How keen are they to sell? Some people hang out for unrealistic prices and will not budge. So let those properties go!

Establish now much work, or how little work you are prepared to do. Is anyone going to help? Are either of you handy? Do you see this a quick fix for a home, and you do not want anything wrong, or is it a longer term project?

Make sure you know the neighbourhood. Make a list of things you absolutely do not want and the most importasnt things you do want. You often have to compromise somewhere, so be willing to do that.

You will need any property to have a survey but it helps if someone spots big problems before you pay out the survey money. Use your eyes to look for cracks and damp. I hate poorly kept houses and gardens. Untidy houses usually means poor maintenance too. Buying from a fastidious seller is often good. Everythng will work so no big bills after you move in.

Check the size of the house/flat on the floorplan - some can be very small. Check sold prices for similar in the area.

Have fun looking. You will possibly see some shockers! But you will know "the one".