Andrew McColl's Top Tips for Savvy Homebuyers: Navigating Your Property Purchase Like a Pro!
Buying a home is one of life's biggest adventures, often filled with excitement, a touch of stress, and a whole lot of decisions. As a building surveyor with over 30 years under my belt and Chairman of the RPSA, I've seen it all. My goal at AMSurveys isn't just to survey properties, but to empower you with the knowledge to make truly informed choices. So, grab a cuppa, and let's dive into some top tips to help you navigate the property market with confidence!
Crucial Insight: A Mortgage Valuation is Not a Survey – and It Gives You No Consumer Protection!
This is perhaps the most critical point I can impress upon you, and it's where many buyers unwittingly fall into a trap.
Around 65% of lender "valuations" are now done remotely via automated or desktop models, or with very brief, high-level visits; often, no one actually walks through the door to conduct a detailed inspection. These quick checks are filed purely for the bank’s risk ledger – they're just ticking a box to ensure their loan is secure against the property's perceived value. They won’t be looking for the tell-tale signs of damp, checking the roof structure for "spread" (that bowing in the roofline you can see if you stand back), identifying boundary breaches with the neighbours, or spotting that hairline crack that might be whispering of something more serious, like subsidence.
The crucial bit is this: if nasty problems appear later, after you've moved in and handed over your hard-earned cash, you cannot sue the valuer for these issues. Why? Because you aren't their client, the bank is. There’s zero consumer protection for you from a mortgage valuation. Your genuine safeguard is an independent, impartial survey chosen specifically to suit your needs and the property itself. At AMSurveys, we champion a Level 2 HomeBuyer Report, a Home Condition Survey, or a comprehensive Level 3 Building Survey – choose the one that genuinely fits the property, not just a quick box-tick for a mortgage file. It's about getting real insight, not just a number on a page.
Getting Started: Laying the Groundwork for Success
Begin with a Brutally Honest Budget. Before you even start browsing, sit down and map out every single penny. Factor in not just the headline property price, but also mortgage fees, Stamp Duty Land Tax, legal costs (conveyancing, searches, etc.), and don't forget the removal costs! Crucially, allocate a generous pot for likely repairs, renovations, and an emergency fund. Overstretching now can put future upgrades – or your precious sleep – at serious risk. There's nothing worse than being "property rich and cash poor."
Visit More Than Once – and at Different Times! A street that’s perfectly dreamy and tranquil at 11 a.m. on a Tuesday might resemble the M25 at 6 p.m. or a bustling club zone at 11 p.m. on a Friday night. Weekday vs. weekend viewings can reveal stark differences in parking availability, the local takeaway's late-night clientele, or the sheer volume of traffic during the school run. Think about what a typical day or week would be like living there.
Beware the “10-Minute Decision” Trap. It’s astonishing, isn't it? Around one in five buyers spend less than 20 minutes viewing a property before making an offer, and nearly 30% buy after a single visit. Don’t be that person! This isn't a quick dash to the shops for a pint of milk. Book at least two viewings, at different times, and encourage yourself to slow the tempo. Walk around the local area, not just the house. You're investing a huge amount, so give it the time and consideration it deserves.
Take Notes or Record Voice Memos. After five or six property viewings, it’s amazing how distinct carpet colours blur together, or which house had that charming original fireplace. Written (or voiced) notes on your phone keep everyone’s memory honest – especially your own – and can be incredibly helpful later when discussing particular concerns with your surveyor. They can help us focus our attention on the areas that have caught your eye or raised an eyebrow.- Email Every Question Via the Agent. Get everything in writing! A documented trail avoids the frustrating and often costly “But the vendor said…” syndrome when a crucial promise or detail evaporates at the point of exchange. This provides clear evidence of questions asked and answers received, protecting you down the line.
Your Due Diligence: Digging Deeper Like a Detective
Do Your Own Desktop Digging. So much information is freely available these days, and it's a goldmine for savvy buyers. Check online flood maps to understand any potential risks, delve into crime statistics for the area, investigate local plan applications (what's coming up in the neighbourhood?), check broadband speed checkers, and explore services like Sprift for property history insights. These are often free, or we’ll happily run a basic report for you at AMSurveys to get you started. Knowledge truly is power here.
Choose a Conveyancer, Not the Cheapest Call-Centre. This might sound old-fashioned coming from a surveyor of my vintage, but local knowledge and being able to collar someone on the phone who knows your file beats being "ticket #1473 in the queue" at a faceless corporate firm any day of the week. Check independent reviews, look at Facebook community groups for local recommendations, and of any referral kick-backs that agents might benefit from. A good conveyancer can make or break your purchase, trust me.
- Commission the Right Survey (Not Necessarily the Priciest!). This is where AMSurveys really shines, Andrew, and it’s a point I feel strongly about.
A Level 2 HomeBuyer Report is typically perfect for most modern, well-looked-after homes, offering a good balance of detail and cost.- The more forensic Level 3 Building Survey (often still called a Full Structural Survey by some) digs much deeper, providing exhaustive detail and is ideal for older, larger, significantly altered, or unusually complex properties, or if you simply want the most comprehensive report available.
- Sitting neatly between these two is the Home Condition Survey – a thorough "health check" that goes well beyond Level 2 in its detail, without the full structural deep-dive and extensive technical commentary of a Level 3. It's a fantastic option for many properties.
- At AMSurveys, we take pride in recommending whichever survey level genuinely fits your property and your personal risk appetite. Our aim is for you to pay for real insight and value, not for unnecessary bells and whistles. It’s all about getting the right fit for you and the property.
Understand Why Insurers Love Surveys. Here’s a bit of insight that might surprise you: subsidence payouts alone hit a staggering £219 million in 2022. Insurers can – and frequently do – refuse cover if they believe a significant problem, like damp or structural movement, pre-dated your policy. A professional survey creates a dated, independent benchmark of the property's condition at the time of purchase. This can be invaluable in keeping your insurers honest if issues arise later, providing clear evidence that problems either developed after you bought the property or were indeed pre-existing but disclosed to you. It's a vital piece of your home's financial jigsaw.
- Look for Subsidence and Other Red Flags Yourself. While a surveyor will m
eticulously check, a basic understanding of red flags can empower you. Keep an eye out for wide, stepped cracks in walls (especially around windows and doors), doors or windows that stick or don’t close properly, noticeably sloping floors, or a freshly skimmed chimney breast (which can sometimes hide underlying issues). These all deserve a raised eyebrow – and a surveyor’s keen eye and moisture meter. 
Check Boundaries and Title Quirks Early. Your solicitor can only fix what they know about! If the fence is clearly 30cm over the boundary line, or if a public right-of-way unexpectedly crosses the drive, these are crucial details. Your surveyor's site notes, which detail the property's physical layout and boundaries, can give your legal team the vital heads-up they need to investigate early. Sorting these out before exchange can save a heap of headaches and legal wrangles later.
Ask to See Recent Utility Bills and EPC Data. With rising energy prices, that "charming but draughty" Victorian cottage can feel a lot less charming once you see the heating costs! Always ask to see recent utility bills (gas, electricity, water) to get a realistic picture of running costs. Also, check the Energy Performance Certificate (EPC) data carefully. A low EPC rating doesn't mean you shouldn't buy the house, but it does mean you should factor in potential upgrade costs to improve its energy efficiency.
Inspect the Neighbourhood, Not Just the House. Don't just pull up in the car, dash in, and leave. Take the time to walk the streets at different times of day, chat (politely, of course!) to potential neighbours if you see them, and pop into local shops or cafes. "Gut feel" about the area still matters enormously, and it's something a spreadsheet just can't capture. Are there plenty of amenities? Is it well-maintained? Does it feel safe?
Research Planning history and Future Developments. A green field opposite the property today could be Phase 2 of a 200-home housing estate next year! Check the local council's planning portal for any recent or upcoming planning applications in the vicinity. This foresight can prevent nasty surprises and protect your investment.
Sniff and Listen! This might sound a bit odd, but your sensesare powerful tools. Odd smells (damp, drains, hidden pets) and persistent noises (traffic, a bustling pub garden, a noisy neighbour's air conditioning unit) often become glaringly obvious once you move in if you didn’t consciously notice them beforehand. Take a moment to just be in the property and listen to your instincts.
Keep Emotion in Check. This is incredibly hard, isn't it? When you find "the one," it's easy for your heart to overrule your head. A brilliant, detailed survey report from AMSurveys, complete with a cool-headed, costed schedule of works, is your absolute best antidote to those "heart over head" offers. It provides objective facts and figures to balance the emotional pull.
Understand the Market Temperature. Is it a blazing hot seller’s market or a cooler buyer’s market? In a buyer’s market, you have more time to negotiate and conduct your due diligence without excessive pressure. In a blistering seller’s market, however, you need to be lightning-fast. Line up your mortgage Agreement in Principle (AIP), have your solicitor briefed and ready, and your surveyor lined up before you even start viewing. Being prepared gives you a huge advantage.
Get Genuinely Independent Recommendations. At AMSurveys, we proudly refuse to pay referral fees to agents, mortgage brokers, or anyone else. This ensures our advice is completely impartial and always in your best interests. Always ask any professional if they’re paid for a recommendation – then judge accordingly. Transparency is key.
Ask Every ‘Daft’ Question! There is no such thing as a silly query when you're making such a significant financial and life decision. The only truly silly query is the one you don’t voice. At AMSurveys, we’d far rather answer all your questions, big or small, before you buy than watch regret creep in later. So, fire away!
File Everything – Digitally! Treat your property purchase like a meticulous project. Surveys, EPCs, guarantees for any work done (damp proofing, new windows, boiler servicing), and those crucial agent replies should all live forever in a well-organised cloud folder. Future you – and future buyers when you come to sell – will thank you for being so organised.
Advanced Checks: Don't Forget the Finer Details!
Speed-Test the Signal on Site. In our digital age, connectivity is vital. Whip out your phone, run a Speedtest for mobile data, and try a quick video call. If the call glitches or data is slow now, imagine trying to remote-work there! Ofcom’s mobile-coverage and broadband-checker maps can back up what your handset shows, but a real-time check is priceless.
Interrogate Leasehold Costs Early (if applicable). If you’re looking at a flat or a leasehold house, don't let the shiny exterior distract you from the numbers! Ground rent, service charges, and fees for "permission to alter" can significantly impact your ongoing costs and enjoyment of the property. Ask the agent for the last three years’ service-charge accounts, the lease document, and minutes of recent residents’ meetings. Then, hand them straight to your conveyancer for a thorough sanity check. This is where hidden nasties can sometimes lurk.
Check Planning Constraints & Designations. A property in a Conservation Area, an Article 4 direction zone, or sporting a Grade II listing means extra hoops to jump through for extensions, window replacements, and even exterior paint colours! These designations are there to protect character but can add cost and complexity to future plans. The local council’s online planning map or Historic England’s list will tell you if the property is affected. Better to know now than find out when you're planning your dream extension!
Use the Compass App for Light & Garden Orientation. Dreaming of gin-and-tonic sunsets on your patio? Get out your phone's compass app! Stand in the garden and see where the sun actually sets in mid-summer and mid-winter. Does the garden get any sun at all? Does that majestic oak tree next door (or the neighbour's towering extension) cast a permanent shadow? Overshadowing by nearby buildings or large trees is far easier to spot now than in the depths of January when the leaves are off the trees.
Could the street run into a river? Double-Check. Beyond just looking at the flood-risk maps from the Environment Agency, take a stroll. Find gulley covers and storm drains in the street. Are they clear or full of debris? Do they look like they cope well with heavy rain? And critically, chat to the neighbours – they’ll often happily recount the time the street turned into a river, or when the drains regularly back up! Local anecdotal evidence can be incredibly revealing.
We're Here When You're Ready – No Sales Pitch, Just Sound Advice
We know buying a home is a big deal – not just financially, but emotionally too. That’s why at AMSurveys, we’re always happy to have a proper chat. Whether you're baffled by survey types, worried about a crack, or just want a bit of honest guidance before making that offer, we're here. No pressure. No chasing. Just solid, impartial advice from people who know their stuff.
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Free consultations? Absolutely.
📧 Quotes? Always by email.
📞 Follow-ups? Only if you ask us to.
🎯 Our goal? Value for money and long-term peace of mind.
We’re not in this for a quick buck – we’re in it for the long haul. Most of our clients come to us through word of mouth, and we like to keep it that way.
Just a few facts for good measure:
- The average age of our surveyors is 54 – these aren’t clipboard cowboys.
- The youngest on the team is 35, with 12 years of experience under his belt.
- And yes, we still like a natter – preferably with a decent coffee.
So if you're thinking of buying, or even just dipping a toe in the market, give us a ring or drop us a message. We’d love to help.
