10 Common Mistakes Buyers Make and How to Avoid Them

The Common Mistakes Buyers Make – and How to Avoid Them

Buying a property is a major financial decision and mistakes can be costly. Whether you're a first-time buyer or moving up the property ladder, it's essential to be aware of common pitfalls. Here are ten key simple mistakes buyers make and how you can avoid them.

1. Not Setting a Realistic Budget

   Some buyers fall into the trap of searching for homes before working out what they can really afford. Without a realistic budget, you may end up wasting time looking at properties outside your price range or overextending yourself financially.
   1. Work out your income, expenses and savings before house hunting.
   2. Do not minimise your costs!
   3. Add in additional costs such as stamp duty, solicitor fees and moving expenses.

2. Failing to Get a Mortgage Agreement in Principle

   Many buyers start searching for a home before securing a mortgage agreement in principle (AIP). This can lead to disappointment if you find the perfect home but cannot secure financing quickly enough.
   1. Have a mortgage agreement in principle before you start viewing.
   2. Make sure that you understand the mortgage terms, interest rates and repayment obligations.
   3. This will show sellers that you are a serious buyer and improve your chances.

3. Overlooking Additional Costs

   Many focus only on the deposit and mortgage payments neglecting additional expenses that come with buying a home. Unforeseen costs are discussed at The Hidden Costs of Buying a Home.
   1. Budget for stamp duty, legal fees, property surveys and removal costs.
   2. Consider ongoing costs such as council tax, home insurance (Insurance - protecting your home) and maintenance.
   3. Get quotes for all services before buying - Home Buyers Checklist for utilities .

4. Skipping a Property Survey

   A property may look perfect on the surface but hidden issues could turn it into a costly nightmare. Some buyers skip the survey to save money only to regret it later when unexpected repairs arise. Your house viewings and inspections are investments that will protect your investment and can avoid costly problems (Buying a house without an inspection survey).
   1. You complete house inspections using the Free PDF Printable House Viewing Checklist Survey.
   2. Always invest in a professional property survey see (What are the different types of house buyers survey?) especially for older homes.
   3. Use the survey results to negotiate the price or request repairs before completion.

5. Not Researching the Property or Neighbourhood

   Many buyers fall in love with a property without considering the surrounding area or the property in detail. Factors such as crime rates, school catchment areas and transport links can significantly impact your quality of life and resale value - add to this problematic neighbours or planning problems and you have unwanted stress.
   1. Ask questions about the property (50 Questions to Ask when Buying / Viewing a House Checklist 2025).
   2. Visit the area at different times of the day and week to get a 'feel' for the area.

6. Making Emotional Decisions

   Buying a home is an emotional experience but letting emotions drive your decisions can lead to overpaying or choosing a property that doesn't truly meet your needs.
   1. Make a list of essential features using our Home Buyers Wants and Needs List and stick to it.
   2. View multiple properties before making a decision.
   3. Take a step back and consult with friends family or a professional before making an offer.

7. Not Negotiating on Price

   Some buyers assume that the asking price is fixed but in many cases there is room for negotiation. Read about Rule of thumb for making an offer on a house - How to Negotiate and avoid overpaying for a property.
   1. Research comparable properties in the area to determine a fair price.
   2. Be prepared to negotiate especially if the property has been on the market for a long time.
   3. If a survey uncovers issues use this to renegotiate the price or request repairs.

8. Underestimating the Timeframe

   Buying a home is not a quick process. At First Time Home Buyer homebuying process step by step, the steps to buying a home are listed - delays can occur at any stage from mortgage approval to legal procedures.
   1. Plan for potential delays and avoid making major commitments (e.g. giving notice to your landlord too early).
   2. Maintain regular communication with your estate agent solicitor and mortgage lender.
   3. Be proactive in providing necessary documents and responding to queries promptly.

9. Ignoring the Legal Aspects

   Start arranging house moving and any storage if needed with provisional dates.
   1. Hire a reputable conveyancer or solicitor who specialises in property transactions.
   2. Carefully review all contracts leasehold terms (if applicable) and legal restrictions.
   3. Ensure there are no outstanding debts, disputes (see Buying a home - are you buying a property dispute?) or planning issues affecting the property.

10. Forgetting About Resale Value

    While a home may seem perfect for your current needs failing to consider its future resale potential can be a costly oversight.
    1. Choose a location with strong demand and good transport links.
    2. Avoid properties with major flaws that could deter future buyers (e.g. poor layout lack of parking).
    3. Consider factors such as school catchment areas, crime rates and planned developments in the area.

Other matters simply going wrong when buying a house

There is a section - What Can Go Wrong When Buying a House? - on common causes of delays or things going wrong when buying a property.