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5 crucial questions to ask the estate agent when looking to buy a new property

By Team Benjamin Stevens on 22nd Apr 2025

After months of searching online for a new home, it can be very exciting to get to the stage of physically viewing your shortlisted properties. But when the time comes, what questions should you be asking? Read this article to find out.

While it's perfectly fine to base your decision on the appeal of a property, when you've narrowed down your choices to a couple that seem perfect, these 5 key questions can provide you with crucial information before you make your offers. They are not just questions but powerful tools that can guide you through the home-buying process.

 

This article is a valuable resource that will give you a quick breakdown of what might be helpful to know before you begin your negotiations. It's like having a knowledgeable friend by your side, guiding you through the process.

 

  1. Seller's motivation. Finding out how motivated the sellers are can be established by asking questions about how long the sellers have been trying to sell the property, how long the current agents have had it on the market and how much interest there has been in the property so far. Once you have an idea of how motivated the sellers are, whether they are frustrated at the time the property is taking to sell or because they have already found a property to buy, it can help you understand how negotiable the marketing price may be. You don't want to come in with a low offer for a property that has only just come onto the market, as the sellers will likely want to hold out for their asking price, meaning that your negotiation might not be successful. Conversely, if the sellers have been trying to sell for some time and are becoming frustrated or even a little desperate, you may have more room to negotiate a little harder for a lower sale price.
  2. How much interest have the sellers had so far? If there have been lots of offers from other buyers that have not been able to reach a deal, then there might be little point coming in very low with your offer. This question aims to gather information about how negotiable the sellers may be in their prices. They may have had no offers, meaning you will have to start where you think best and negotiate upwards. But if the sellers have had offers already, then the agents might be able to steer you a little to a figure that is more likely to be acceptable to their seller.
  3. Have there been any previous sales that have fallen through? - The answer to this question will indicate the timescale the seller might be looking for, as well as details about why the previous sale fell through. Moving on from this, if there have been aborted sales, you need to know if the survey was carried out and if this raised any important factors that may impact your offer and purchase of the property.
  4. Is there anything listed on the deeds that you need to be aware of? Easements and covenants will be noted on the deeds for the property and will dictate what you can or can not do at the property. This might make the property unsuitable for you, therefore removing it from your list of potential new homes. The deeds hold key information you need to be aware of before you agree to buy to reduce the chances of a collapse of a sale further down the line, which would result in wasted time and money for both you and the sellers, as well as any other parties connected in the chain.
  5. Have the sellers carried out any substantial changes or repairs to the property, and do they have the relevant paperwork? Many structural changes require building control sign-off certificates, even if they do not need planning permission. If no certificates are in place, there could be problems further down the line when the solicitors ask for documentation that does not exist. It is still possible to purchase the property with indemnity insurance policies in place, but these will need to be paid for, which can create a difficult discussion further down the line. If you know about the potential problem in advance, you and the sellers can incorporate this into a negotiation, making the legal sale process much smoother for all involved.

 

When selecting a property to make offers on, securing your next home, the answers to these key questions will ensure you go into offer negotiations fully prepared.

If you are starting your property search journey, why not register for our unique, detailed 'Heads up' alerts, which keep you updated with new, suitable properties that come onto the market? Simply visit our website to register

 

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Boxing Day Property Boom or just a Property Myth?

Is the Boxing Day property boom a myth?and who really benefits from sellers signing up to estate agents promotions that claim its the best day of the year to launch your property for sale on the market?

The simple answer is YES, and the estate agent is the one who benefits the most, by getting new sellers to sign up to their services and secure new listings in advance .

Being totally honest, I’ve tried similar marketing strategies myself in the past. However, with the benefit of hindsight and experience, the honest truth is putting your house up for sale on Boxing Day in my opinion is potentially a huge mistake.

Property website like Rightmove & Zoopla, correctly tell us that more new property searches take place is this day each and every year than any other day, but what they don’t tell you is, this massive surge in online views also produces the lowest conversion rate into what is ultimately most important, actual viewing or genuine interest.

If you wait until Boxing Day, you will be competing with loads of new or similar properties for sale, with vendors hoping that casual online browsers will find their property, and be motivated to view and then buy. Even if this was a good idea, and you then need to check that the agent you choose to instruct will actually even be open to deal with any interest or viewing requests, especially if it’s a traditional High Street agent, as Won’t be, and are also likely to be working to reduced open hours throughout the Christmas and the New Year period.

In my opinion launching a new property onto the market on Boxing Day is a great for the agent, but a terrible idea for the sellers.

The last two weeks of December, and the first two/three weeks of January, are historically the slowest sales weeks every year, so when things do kick back into action towards the end of January, you ideally want to avoid your property from showing as listed last year, plus only appear in buyers online searches by them having to select the listed anytime option.

My advice for anyone looking to sell is-

➡️ Choose an highly experienced and knowledgeable local estate agent rather than a corporate chain. Get more than one opinion/valuation, seek recommendations from family and friends, plus check the agents reviews on social media groups and Google etc.

➡️ Go ahead and list your property for sale with your chosen agent when the time is right for you! Ideally avoiding the weeks I previously mentioned before it’s listed on the major property websites like Rightmove, Zoopla and On The Market.

➡️ Avoid overly ambitious valuations, overpricing your property may end up with you selling for less in the long run if you start too high.

➡️ At this time of the year, most good agents will offer you the option of an initial soft market launch, which initially just utilisies their databases of buyers with a local social media marketing campaign , prior to the full scale launch in January.

For more information about all the professional property services that I’ve been providing my clients in St Albans with for over 30 years, please take a look at my website-

https://benjaminstevensstalbans.co.uk/

If you would like any advice about selling your property, or to arrange a free, no obligation valuation, please don’t hesitate to get in touch.

Kind regards

Neil Hughes
Benjamin Stevens St Albans
☎️ 07375 804922
📧Neil.Hughes@benjaminstevens.co.uk

#property #stalbans #boxingday2024 #sellinghomes #Estateagent #parkstreet #freevaluation #BenjaminStevens

 

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The Right Time

The biggest question I get asked almost every day is, when is the right time to put my home up for sale?

There are traditionally two optimal months, April for a Summer move with the better weather and when people are thinking about new schools for their children and then September, for a pre-Christmas or early New Year move, however from my experience over the last 30’years in Estate Agency, September is just about the perfect time, plus historically it’s always been in the top 3 months of the year for the number of sales agreed.

This September will be more important than ever in my opinion for the property market, there are still plenty of quality buyers wanting to buy and wanting to secure a new mortgage at a reasonable, interest rate, in this current economic climate the Bank of England is highly likely to continue to increase rates over the next 12/18 months, so my best advice is that if you are looking to move anytime soon, then now is absolutely the right time to get your home on the market to achieve the very best possible price and make your own dream move happen.

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