First-time buyer? 10 things to check before making an offer

Making an offer on a property is one of the most significant financial decisions most people will ever make. Yet many first-time buyers do it with incomplete information — swept up by excitement or worried about losing the property to another buyer. This checklist is designed to slow you down at exactly the right moment, so you can act with confidence.

1. Check the title and ownership

Ask your solicitor to carry out an official copy of the register from HM Land Registry before exchange. This confirms who legally owns the property, whether there are any charges (mortgages) on it, and whether there are any restrictions, rights of way or covenants that affect what you can do with it.

On Cavendish Knight, Premium verified listings have already undergone a full title register check — one reason the verification tier is worth considering when you're comparing properties.

2. Commission a survey

A mortgage valuation is not a survey. It tells your lender the property is worth what you're paying — it says very little about the condition. You need to commission your own independent survey. Options range from a RICS Condition Report (£300–£500) to a full Building Survey (£600–£1,500 depending on property size). For any property built before 1980 or showing signs of wear, a Building Survey is money well spent.

In a survey of 2,000 buyers, 79% of those who skipped a survey said they subsequently discovered defects they wished they had known about before purchase.

3. Review the search results carefully

Your solicitor will commission local authority, drainage and environmental searches as part of the conveyancing process. Read them. Key things to look for: planning applications nearby (including permitted development that doesn't require full planning permission), drainage adoption status (is the drain your responsibility?), flood risk, and contaminated land designations.

4. Check for planning history and nearby applications

Search your local council's planning portal for the property's planning history and any applications for development nearby. A planning approval for a large residential development adjacent to the property, or a commercial use application on a neighbouring plot, could materially affect your enjoyment of the property and its future value.

5. Understand the lease (if leasehold)

Leasehold properties come with additional complexity. The critical number is years remaining on the lease — anything below 80 years is a serious red flag. Extending a short lease is expensive and mortgage lenders typically won't lend on leases below 70 years. Also check: the ground rent (has it been escalating?), the service charge history, and whether the freeholder is responsive and well-managed.

6. Have your mortgage in principle

Before you make an offer, have a mortgage Agreement in Principle (AIP) from your chosen lender. This confirms the amount they're prepared to lend and makes you a credible buyer. Sellers and their agents — or on Cavendish Knight, sellers directly — take buyers with AIPs far more seriously than those without one.

7. Research buildings insurance early

You'll need buildings insurance in place from the date of exchange — not completion. This is when you become legally committed to the purchase. Get quotes early, as some properties (particularly those built from non-standard materials, in flood zones, or with unusual features) can be expensive or difficult to insure.

8. Budget for all the costs

First-time buyers routinely underestimate their total upfront costs. In addition to your deposit, budget for: stamp duty (if applicable), solicitor's fees (£1,200–£2,500 typically), survey costs (£300–£1,500), mortgage arrangement fee (£0–£2,000 depending on product), moving costs (£500–£2,000), and any immediate works needed on the property.

9. Understand the chain

Ask how many properties are in the chain. A long chain increases the risk of the sale falling through due to a problem elsewhere. Sellers who have already found a property to buy but haven't yet had their own offer accepted are a particular risk — they may accept your offer and then spend months searching for their next home.

10. Trust your instincts — but verify everything

If something doesn't feel right — the seller is evasive about certain questions, the price has been reduced several times, the neighbours seem difficult — investigate before you commit. It's always better to ask the uncomfortable question before exchange than to discover the answer after.