Buying & Selling Guide


Getting It Right!


To be there first you need to be informed about the property and given the chance to view, so give the estate agent as many ways to contact you as possible – post, mobile phone and email. We can e-mail you our property list or full details in an instant, but we like to talk to people too! Some agents tell buyers they shouldn't view unless they are sold or sale-agreed - we take the view that you could be tomorrow, so look now!


Be open-minded about your property needs and view properties that might appear outside possibilities. People frequently buy the one thing that they said they were not interested in!


Take advantage of accompanied viewings with your estate agent. They should have a good understanding of what you are looking for and can help you find it.


The Internet

The internet is wonderful, you can see aerial & street views, fly over the area, zoom in & out – but it’s no substitute for a personal viewing. You can’t get the essential feel of a place on the internet and in our experience, a lot of people use these tools to make judgments and even de-select a property they may actually like when they see it.


The Early Bird

Allow time before your viewing to check out the local area. This will give you an opportunity to consider any questions you may want to ask about nearby facilities.


Be Prepared!

If the property is empty, you may want to take a torch to see the back of the cupboards, or a compass to check where the sun is. Take a good look around the home you think you might buy, and remember to take a tape measure if you have items of furniture you cannot part with.


If you are looking at several properties, make detailed notes to refer back to. View lots of properties so that you can evaluate and form your own judgment on price, and future suitability.

Stamp Duty

The level of Stamp Duty Land Tax (SDLT) is set by the contract price you pay for your property.

if you are a FIRST TIME BUYER YOU PAY...

  • Nothing on the first £300,000 of the property price
  • 5% on the next £200,000 (up to £500,000 property price)
  • Standard rates (as below) on property priced £500,000 and over


If you buy a property for £400,000 you'll pay £5000 of SDLT. This is made up of - 

  • Nothing on the first £300,000
  • 5% on the further £100,000


  • nothing on the first £125,000 of the property price
  • 2% on the next £125,000
  • 5% on the next £675,000 
  • 10% on the next £575,000
  • 12% on the rest (above £1.5 million)


If you buy a property for £275,000, you'll pay £3,750 of SDLT.  This is made up of:


  • nothing on the first £125,000
  • £2,500 on the next £125,000
  • £1,250 on the remaining £25,000


Fittings and Fixtures

Should it stay or should it go?

The issue of fixtures & fittings is often a delicate one. You hear about sales nearly falling through for the sake of a cooker, which the seller insists he wanted to take with him, but the buyer insisted he must have. You really don’t want this sort of thing getting in the way of a sale, or being an issue when you move in or out.

When you sell your property, your solicitor will get you to fill in a brief questionnaire asking you if the items such as fitted carpets, the TV aerial and any wall light fittings are included in the sale. You can take the garden shed with you; or even the kitchen sink, as long as you say so. It is up to the seller to make sure everything is clear from the start.


Energy Performance Certificates (EPC’s)

Home Information Packs were with us for a short time and were then abolished. However, if selling, you do need to present an EPC within 28 days of marketing. (or before a tenant moves in if you are letting your property). The EPC is a graphic indication of a property’s energy efficiency and carbon footprint – a bit like the sticker on a new fridge or cooker. It also shows how each could be improved, where possible.


We can arrange an EPC quickly for you through our own independent supplier. The cost is very competitive and our energy inspector doesn’t charge VAT.