Category: Buyers

Posted on

What to Look Out For When Buying a Home

Buying a home is a big step, but it doesn’t need to feel complicated. The key is to focus on the basics and feel comfortable in the space.

Inside the Property

As you walk through, notice how the rooms feel. Look for any obvious damp patches, unusual smells, or cracks. These don’t automatically mean trouble; they simply help you understand the home better.

Heating and Water

Check the age of the boiler and try the taps to see the water pressure. These small checks give you a sense of comfort and future running costs without needing any technical knowledge.

Location

Think about what life would be like day to day. Consider travel routes, nearby shops, parking, and general noise levels. A good location can make a huge difference to how much you enjoy living there.

Running Costs

Take note of the EPC rating, council tax band, and type of heating. These details help you understand what the home might cost to run each month.

Ask Simple Questions

It’s always worth asking if there have been any recent repairs, if there are any known issues, and what’s included in the sale. Clear answers help you feel confident moving forward.

Get a Survey

A survey is a normal part of buying a home and gives you peace of mind. It’s there to inform you, not to scare you.

Trust Your Gut

Practical checks matter, but so does instinct. If the home feels right and fits your lifestyle, that’s a strong sign you’re on the right track.

Posted on

From Offer to Keys: Your Free Guide to the Home Moving Process

Buying or selling a home is one of life’s biggest milestones – and while it’s exciting, it can also feel overwhelming. That’s why Buttercross Estates has created a free downloadable guide to help you navigate the journey from offer to completion with clarity and confidence.

Whether you’re a first-time buyer, a seasoned seller, or doing both at once, our “From Offer to Keys” booklet is designed to make the process clearer and guide you confidently from start to finish.

What’s Inside the Guide?

With 18 years of expertise behind it, this guide takes you through the key legal and practical stages of moving home in a simple, accessible format. Here’s what you can expect:

  • Sale Agreed, What Next? – What happens after an offer is accepted, and why it’s not time to relax just yet
  • Instructing a Conveyancer – How to choose the right solicitor and prepare your paperwork
  • Mortgage and Survey – Understanding mortgage offers, valuations, and the different types of surveys
  • Drafting Contracts and Searches – What solicitors do behind the scenes and why searches matter
  • Exchange of Contracts – What makes the deal legally binding and how to prepare for completion
  • Completion Day – What to expect on moving day, whether you’re in a chain or not
  • FAQs – Answers to common questions about delays, paperwork, and staying calm under pressure
  • Sales Progression Timeline – A visual step-by-step overview from offer to keys

Why This Guide Matters

The conveyancing process can be full of jargon, delays, and uncertainty – especially if you’re part of a chain. This guide helps you:

  • Understand what’s happening and why
  • Know who to speak to at each stage
  • Prepare your documents and decisions in advance
  • Avoid common pitfalls that slow things down
  • Stay calm and proactive when things get stressful

It’s not just about legal steps – it’s about helping you feel in control of your move.

How to Get Your Free Copy

Getting the guide is simple. Just fill out the short form below and your guide will open instantly.

Whether you’re weeks away from completion or just starting your property search, this guide is a must-read. And if you have questions after reading it, our team is always here to help.

    Posted on

    From Offer to Keys: Your Step-by-Step Guide to Buying a Home

    If you’ve had your offer accepted – congratulations! That’s a huge milestone. But the journey to getting the keys is just beginning. Here’s your buyer-focused guide to navigating the process smoothly and confidently.

    1. Offer Accepted – Now the Real Work Begins

    It’s tempting to celebrate once your offer is accepted (and you should!), but now the legal and financial steps begin. To keep things moving:

    • Instruct your solicitor or conveyancer immediately.
    • Respond quickly to requests for documents like ID, proof of address, bank statements, and mortgage-in-principle.
    • Stay flexible – especially if you’re part of a chain.

    Tip: Delays can ripple through the chain. Prompt responses help keep momentum.

    2. Choose the Right Conveyancer

    Your solicitor is your legal lifeline. Don’t just go for the cheapest – choose someone responsive, experienced, and well-reviewed.

    • Avoid “conveyor belt” firms juggling dozens of cases.
    • If they take days to respond to your initial enquiry, that’s a red flag.
    • Get quotes early – even before your offer is accepted.

    Quick tip: Keep all your documents in one place. You’ll need them multiple times throughout the process.

    3. Secure Your Mortgage and Book a Survey

    If you’re financing your purchase:

    • Apply formally for your mortgage (your MIP isn’t a full offer)
    • Your lender will conduct a valuation survey to confirm the property’s worth.
    • Consider booking a separate survey to assess the property’s condition:
    • Level 1: Basic condition report
    • Level 2: Homebuyer report
    • Level 3: Full structural survey (ideal for older homes)

    If issues arise, you can renegotiate or request repairs before proceeding.

    4. Contracts, Searches and Enquiries

    Your solicitor will:

    • Review the draft contract from the seller’s solicitor.
    • Raise enquiries about boundaries, disputes, fixtures, etc.
    • Commission searches (environmental, drainage, planning, etc.)

    Tip: Don’t panic if searches reveal issues – it’s normal. Just stay in close contact with your solicitor and ask questions if anything’s unclear.

    5. Exchange and Completion – The Final Stretch

    Once all enquiries are resolved and your mortgage offer is in place:

    • Contracts are signed and exchanged – now it’s legally binding.
    • You’ll pay your deposit to your solicitor.
    • A completion date is agreed (usually 1–2 weeks later).

    Plan ahead: Start packing early and book your removal firm as soon as you have a date.

    6. Keep Calm and Communicate

    Expect a few bumps – especially if you’re a first-time buyer, it’s normal to encounter delays, unfamiliar terminology, and last-minute questions. The key is to stay calm and engaged throughout.

    • Keep regular contact with your solicitor and estate agent.
    • Don’t hesitate to ask for clarification – there’s no such thing as a silly question.
    • Your patience and cooperation help keep the process running smoothly.

    7. Completion Day – Time for the Next Chapter

    On the big day:

    • Your solicitor will transfer the purchase funds to the seller’s solicitor.
    • Once completion is confirmed, the keys are released to you.
    • You can then move in and begin your new chapter.

    If you’re part of a chain, be prepared for a domino effect – timings can shift depending on other transactions. Staying flexible and trusting your professional team will help everything fall into place.

    Final Thoughts: Buying is a Team Effort

    Behind every successful purchase is a buyer who’s organised, proactive, and communicative. With our guidance – and your determination – you’ll get through this process smoothly.

    If you have questions at any stage – about paperwork, timelines, or what happens next – just reach out. At Buttercross Estates, we’re with you from offer to keys.

    Posted on

    The Real Costs of Buying a Property: What Every Buyer Needs to Know

    Buying a home is one of the biggest financial decisions you’ll ever make – and while the price tag on the property grabs your attention first, it’s just the beginning of the journey. To help you budget confidently and avoid surprises, here’s a breakdown of the key costs every buyer should factor in.

    1. Deposit

    Most buyers will need a deposit of at least 5-20% of the property’s value. A larger deposit often unlocks better mortgage rates, which can save you thousands over time. You may be able to buy without a deposit – check with mortgage broker.

    Example:
    Buying a £250,000 home with a 10% deposit? You’ll need £25,000 upfront.

    2. Mortgage Fees

    Your mortgage lender might charge arrangement, valuation or booking fees. These can range from £0 to £2,000, depending on the product. Sometimes they’re rolled into the mortgage – but that means you’ll be paying interest on them.

    3. Legal & Conveyancing Costs

    Conveyancers handle the legal paperwork. Fees typically land between £850 and £1,500, plus costs for searches and other disbursements. If you’re buying a leasehold property, expect extra charges. Check reviews online and be wary of those pushed by the estate agent. They are likely to do this as they get a commission, not because they have your best interests at heart.

    4. Stamp Duty (SDLT)

    Stamp Duty applies to property purchases over £125,000 in England (for residential properties). Rates vary – first-time buyers get some relief, but it’s crucial to check the latest thresholds.

    Tip: Use an online SDLT calculator or ask your estate agent for a quick estimate.

    5. Surveys & Valuations

    Property surveys help you avoid unexpected repair bills. Basic valuations may be covered by your lender, but detailed reports like a HomeBuyer or Building Survey range from £400 to £1,500.

    6. Moving Costs

    From hiring a removals company to renting a van, moving expenses vary widely – typically £300 to £1,500 depending on distance and the volume of belongings.

    7. Ongoing Costs to Budget For

    Once you’ve moved in, it doesn’t stop! Be sure to factor in:

    • Council Tax
    • Home Insurance
    • Utilities
    • Maintenance or renovation needs

    Final Thoughts

    Buying a property is thrilling – but without a full view of the costs, it can become overwhelming. At Buttercross Estates, we’re here to guide you through every step, ensuring transparency and confidence throughout your buying journey.

    Got questions or ready to take the next step? Reach out – we’d love to help.

    Register with us to see properties before they hit the portals!

    Posted on

    Buyer Beware: 7 Mistakes to Avoid When Purchasing a Property

    At Buttercross Estates, we believe that buying a property shouldn’t feel like navigating a maze. Whether you’re stepping onto the ladder or moving up it, these are some of the most common buyer slip-ups we see – and how to stay clear of them.

    1. House Hunting Without a Mortgage Agreement in Principle

    What can go wrong:
    Falling in love with a dream home, only to find it’s not within reach financially.

    Our advice:
    Speak to a lender or independent broker before you book viewings. This way, you’re browsing homes within your means – and you’ll be in a stronger position to make an offer when you find “the one.”

    2. Getting Swayed by Style Over Substance

    What can go wrong:
    That show-home kitchen might steal your heart, but don’t let aesthetics mask deeper issues.

    Our advice:
    Focus on fundamentals like structure, location, and future potential. We always recommend having a trusted surveyor assess the condition before committing.

    3. Underestimating True Costs

    What can go wrong:
    Budgeting only for your deposit can land you in hot water once the hidden costs creep in.

    Our advice:
    Alongside your deposit, factor in:

    • Stamp Duty
    • Solicitor’s fees
    • Surveys and valuations
    • Removal or storage costs
    • Initial repairs or upgrades

    We’re always happy to walk you through an estimated breakdown – just ask.

    4. Not Researching the Local Area

    What can go wrong:
    You might love the house, but if the location doesn’t fit your lifestyle, it’s hard to feel at home.

    Our advice:
    Explore during the day and evening. Check commute times, school ratings, parking, green space and even future development plans. At Buttercross Estates, we’ll always give you honest insight into the neighbourhood vibe.

    5. Getting Emotionally Invested Too Early

    What can go wrong:
    When emotion takes the driver’s seat, buyers can overpay, skip key checks, or ignore red flags.

    Our advice:
    Stay focused on your priorities. We’ll help guide negotiations with logic – not just love-at-first-sight feels.

    6. Misunderstanding Leasehold vs Freehold

    What can go wrong:
    Unexpected fees or restrictions can become a headache after completion.

    Our advice:
    We’ll always clearly explain the tenure and what it means for you – whether that’s ground rent, service charges, or rights around the property.

    7. Skipping Professional Advice

    What can go wrong:
    Doing it alone might seem cheaper – but it could cost you more in the long run.

    Our advice:
    From property search to final handover, we’re here to simplify the process. We also work alongside trusted solicitors and mortgage professionals to give you a full-service experience.

    Ready to Buy Smarter?

    Whether you’re looking for your first flat or forever home, Buttercross Estates is here to guide you through every twist and turn – avoiding bumps before they happen. Let’s make your next move a confident one.

    Register with us to see properties before they hit the portals!