What’s the best way to beat the stress of moving home?

If you’re buying a new home from the developer, you won’t be able to negotiate on the price but it’s worth asking for various extras like fitted carpets and floor coverings, some garden preparation including turfing a lawn area, trellis topping on garden fences, extra paving – you probably won’t get more than one of these, though, as a “sweetener”.

If you’re buying a pre-owned home, don’t offer more than 90% of the asking price for starters. It sounds insulting to knock £30K off a £300K property but it’s not. You can always raise your offer but it’s harder to lower it. [This will depend on how tight the property market is in your chosen area – in London where flats can sell within moments of going on the market there’s virtually no room for manoeuvre and it’s speed rather than bid that gets the purchase].

On the first viewing of a propery it’s difficult to see past the immediate impressions and the agent might be steering you as well, so as soon as you have had your offer accepted [subject to contract] insist on making further viewings, if possible at different times of day. Draw up a checklist and try to get a good description of every room, note and check the fixtures and fittings that will remain [these will have to be declared on a form during the conveyancing so keep your notes to verify it], and consider the condition – including the smell – of carpets and decor to make sure any detriment is reflected in the price. Take your time – the sellers probably need you more than you need them.

Really get to the bottom of where the sellers are in their own move – their agents will try to paint a rosy picture and string you along. Find out where they’re going and check that sale on-line [it might still be on the market]; if they’re buying a new house, check what stage it’s at. Ask if all the money they will require is lined up already, and not dependent on something else [like the simultaneous sale of their mother-in-law’s bungalow, or a bonus, or a relative’s loan guarantee].

Try to look between the lines of the estate agent’s particulars and see what they’re not saying. Examine carefully the parts of the property that do not appear in the photographs.

Sellers try to get the full value back from their recent alterations, but, if you don’t like it, don’t compromise – either reflect the cost of changing it in your offer or walk away. Why spend thousands to remedy something fully priced-in?

On your second viewing take careful note of anything that looks wrong. In a modern or recently-refurbished property listen out for any creaking stair treads or flooring, look for doors or windows that don’t open or close easily, look around gutters and downpipes for any signs of overflowing at joints [and look down at ground level for any signs that water isn’t getting away] – these can all be indicators of serious problems. I think it’s well worth having your own survey if a property is over twenty-five years old or has had serious building work done.

Notice if there are many trailing leads and odd-job socket extensions in various places and whether plumbing is popping up in unlikely places. Run every tap and see how the water flows out of basins, showers and baths. If there’s a cooker hood, see where it vents to and that it isn’t just a show-piece. Ask when the boiler was last serviced and ask to see the service report. In the conveyancing process you will also need to see evidence of planning consent and building regulations approval for significant structural alterations and extensions, and signed-off certificates for electrical circuit alterations, but it’s worth asking about them at an early stage before the formalities begin.

Don’t let the owners palm-off old appliances and unwanted stuff or junk on you – make sure they empty sheds and garages and clear away any rubbish [including emptying fish ponds if you don’t want their carp]. Vacant possession means what it says unless you specifically agree otherwise in respect of certain things.

For moving, always get quotes from two or three firms and check what they will, and – more importantly – what they will not, do for you. Do this before exchanging contracts and ask your sellers if they have also booked their removers [due to the slow-down in the housing market, many companies have shed labour and vans or diversified to commercial work]. Ask for the completion date you want; you might have to accept a bit of give-and-take but, once agreed, make sure everybody sticks to it and has their removal lined up.

Bear in mind that the sellers’ agent will be liaising with all the other agents and legal people in the chain and putting some pressure on you. Get them to work on your behalf as well by asking them to chase the sellers, get additional information, check details, and report to you [or your agent] at frequent intervals. The first rule in house moving is : No Surprises [you’ll be lucky!]

I have worked managing blocks of flats and also running the frreholder companies and the number of times I have met leaseholders who have no idea how the concept works , or even te terms of their lease is astonishing. It was so bad I actuallyran evening classes for the Local authority.

I think a large part of this is due to the sale process — it is a process – is manned by people effectively judged on how quickly they deal with their side of the transaction. If you are buying a leasehold property try to speak to an existing owner about what is going on in the way of payments for work to the property. You certainly need to see the latest Accounts and minutes from previous meetings.

You should examine your lease for any unusual terms or details applicable solely to your flat. The chief one will be are the costs shared equally or perhaps you are responsible with a handful of others for the lift, or the roof etc etc. Any weird thing you can think off probably appears in a lease somewhere.

If you do not understand the terms of the lease or what the Account/Minutes really show then ask till you have a satisfactory answer. Believe me I have has ome leaseholders who move in and are shocked and dismayed when they face a demand for several thousands of pounds for scheduled or even emergency work.

The more bells and whistles a scheme offers – swimming pool, gym, porterage they all cost to run.
Also be aware that the architectural brilliant development may be a swine when it comes to maintenance and masses of scaffolding are required every five or seven years.

The cost a developer tells you will be the annual maintenance demand may well be supremely optimistic.

There are benefits in living in communal blocks but if you fail to make enquiries it could be an expensive mistake. Think distruct heating costs : )