Top 10 Things to Check Before Making an Offer on a Home (2025)

You have finally found “the one.” The house looks perfect, the location seems right, and you can already picture yourself living there. Before you rush into making an offer, take a deep breath and take stock. The best buyers do not just act on emotion they take a step back, verify the facts, and make informed decisions. At Face to Face Estate Agents, we have seen countless offers succeed and many disasters avoided thanks to a clear and structured pre-offer process. Simple checks, such as confirming ownership details, comparing recent sale prices, and inspecting the roof and structure, can make a world of difference.

Before making an offer, it helps to understand current price dynamics across the region. Read our analysis of Rochdale, Littleborough and Todmorden Property Market Trends 2025 to see how values and demand are shifting this year.

This comprehensive guide walks you through the top ten things you should check before making an offer on a home in 2025. Follow these steps to negotiate with confidence, avoid hidden pitfalls, and move smoothly from viewing to ownership.

Title, Ownership and Legal Red Flags

The first step before making an offer is to confirm the legal ownership of the property. Ask your solicitor to conduct a title search to verify who legally owns the home and whether there are any liens, debts, or disputes attached to it. It is also crucial to review the title plan and ensure that the boundaries match what you have seen during your viewing. Pay close attention to shared driveways or access points that might create future conflicts.

Additionally, request confirmation that all structures on the property, such as extensions or garages, have the appropriate planning permissions and building regulation approvals. Unpermitted work can lead to future complications, both legally and financially. Review the seller’s disclosures carefully, and have your solicitor cross-check any claims for accuracy. This due diligence will help you avoid unpleasant surprises later.

True Market Value and Price per Square Metre

A home may look like a good deal, but appearances can be deceiving. To determine the true market value, calculate the property’s usable living area and compare it with similar recently sold homes in the same area. Look for properties of a similar size, age, and condition to ensure your comparisons are fair.

Consider additional factors such as the property’s orientation, views, garden size, and any upgrades or modernisations that could affect the value. Analysing the number of days a property has been on the market or whether there have been recent price reductions can also give you leverage when negotiating. A property that has lingered unsold for months may indicate flexibility on price.

Structure, Roof and Building Envelope

A beautiful interior means little if the structure of the home is compromised. Start by asking about the age and material of the roof, as well as any previous repairs. A roof nearing the end of its lifespan could result in major expenses within a few years. Look for signs of leaks, patchwork repairs, or discolouration on ceilings that might indicate hidden damage.

Examine the foundation for cracks or uneven settlement, as these could suggest structural issues. Check for moisture ingress or damp patches, particularly in basements and corners of rooms. Windows and doors should open smoothly, with no drafts or condensation between panes. Finally, inspect the external walls or cladding for signs of deterioration, poor waterproofing, or missing mortar. These details may seem small, but they can quickly add up to costly repairs.

Mechanical, Electrical and Plumbing Systems

The mechanical, electrical, and plumbing systems (commonly referred to as MEP) are the backbone of any property. Begin by checking the electrical panel: ensure it has adequate capacity, modern circuit breakers, and proper grounding. Outdated wiring can be dangerous and expensive to replace.

For heating and cooling systems, find out the age, efficiency rating, and maintenance history. An older boiler or HVAC unit may work today but could fail soon, requiring replacement at significant cost. When inspecting plumbing, test the water pressure, check for consistent hot water supply, and look under sinks for any signs of leaks or corrosion. If the property has a septic system, ask when it was last serviced. Likewise, inquire about any history of sewer blockages or backflow. Knowing the state of these systems helps you anticipate both comfort and cost.

Operating Costs and Hidden Expenses

Owning a home involves ongoing costs beyond the purchase price. Before you commit, review the average monthly utility bills, including electricity, gas, water, and waste collection. Ask about council tax rates, insurance premiums, and any local service fees.

Consider the property’s insurance classification is it in a flood-prone or high-wind area? These factors can affect your insurance costs. It is also wise to ask about any planned infrastructure or local authority works that might increase future taxes or assessments. Finally, think ahead to capital expenditures (CapEx). Roofs, HVAC systems, windows, and large appliances all have limited lifespans. Estimating potential replacement costs in the next three years helps you budget more accurately.

Homeowners Association or Leasehold Rules and Fees

If the home is part of a development, check whether a Homeowners Association (HOA) or management company applies. Ask for details about monthly or annual fees and what they cover for instance, building insurance, landscaping, or shared maintenance.

Review the financial health of the association. A well-managed reserve fund is a positive sign, while recent special assessments or ongoing litigation could be red flags. Review community rules, such as rental restrictions, pet policies, or limitations on renovations and noise. These may affect your lifestyle or future plans. Understanding the association’s maintenance schedule will also help you anticipate upcoming costs.

Neighbourhood and Micro-Location Fit

The right property in the wrong location can quickly lose its charm. Spend time exploring the area at different times of day and week. What feels peaceful on a weekday morning might be noisy on weekends.

Check local amenities such as shops, schools, healthcare facilities, and parks. Research public transport access and average commute times to your workplace. Review local crime statistics and safety reports, and take note of lighting, street drainage, and parking availability. Finally, inquire about planned developments or zoning changes that could alter the neighbourhood in future. A new road or commercial project nearby can influence both your quality of life and your property’s long-term value.

Seller Situation and Deal Dynamics

Understanding the seller’s motivation can provide a significant advantage in negotiations. If the property is vacant or part of a corporate relocation, the seller may be eager to close quickly. In contrast, if it is part of an estate sale, there may be more flexibility on price but longer completion timelines.

Ask your agent about the offer history and any feedback from previous viewings. Knowing whether other buyers are interested can guide your strategy. Clarify what is included in the sale  built-in appliances, curtains, furniture, or fixtures. Finally, discuss preferred completion dates and any potential rent-back arrangements. The more you understand the seller’s circumstances, the better you can tailor your offer to align with their needs while protecting your own position.

Documentation You Need Ready

Preparation is key to submitting a strong and timely offer. Ensure you have proof of funds or a mortgage agreement in principle before making an offer. This demonstrates to the seller that you are a serious buyer and can move quickly.

Work with your agent to draft clear offer terms, including essential contingencies such as financing, inspection, and title review. Create a timeline for key milestones like opening escrow, completing inspections, and finalising your mortgage. Have your conveyancer or solicitor, surveyor, and inspector lined up and ready to act as soon as your offer is accepted. A well-prepared buyer can often secure a property over others simply by being organised.

Risk Map and Walkaway Points

Every buyer should know their limits. Define your non-negotiables early, such as title issues, major structural faults, or uninsurable risks. Set a firm maximum budget and resist the temptation to exceed it, even if emotions run high during bidding.

Create a decision framework that helps you stay objective. If significant problems arise during inspection, consider whether it is better to renegotiate the price, request repair credits, or walk away altogether. Keeping written notes and a decision checklist can prevent costly mistakes made “in the heat of the moment.”

Bonus: Pre-Offer Inspection Strategy

In competitive markets, some buyers choose to arrange a pre-offer inspection or mini-survey. This proactive approach helps you identify potential problems before committing financially. Even a short, verbal consultation from a professional inspector can reveal hidden moisture using thermal imaging or highlight structural issues invisible to the naked eye.

Prioritise high-cost areas such as the roof, foundation, plumbing, and electrical systems. If issues are found, you can use them to justify a lower offer or request specific repairs before exchange. Spending a little now could save thousands later.

Why Choose Face to Face Estate Agents

Buying a property is one of life’s most important decisions, and the right guidance makes all the difference. At Face to Face Estate Agents, we pride ourselves on delivering professional, honest, and people-focused service.

Our local market expertise across Rochdale, Littleborough, and Todmorden allows us to provide accurate valuations, deep community insight, and tailored advice. We combine traditional service with innovative marketing technology to ensure that buyers and sellers alike have the best experience possible.

Our commitment to transparency, integrity, and care has earned us consistent five-star reviews and repeat clients from across the UK and abroad. Whether you are buying your first home or investing from overseas, our team will guide you through each step from your first viewing to handing over the keys.

We believe that property buying should feel exciting, not overwhelming. With Face to Face Estate Agents, you are not just working with professionals; you are partnering with people who genuinely care about helping you find a home you will love.

Not sure which location best suits your needs? Our article Relocating to Lancashire: Lifestyle, Job Market, and Property Guide can help you decide before making your move.

FAQs

Should I get a survey before making an offer?
Yes, obtaining a survey before making an offer is one of the most important steps in the buying process. A qualified surveyor can uncover issues such as structural movement, dampness, roofing problems, or outdated systems. Identifying these early can help you negotiate a fair price or request that certain repairs be completed before exchange. In some cases, the survey might even save you from a costly mistake.

How do I know if a property is priced fairly?
Fair pricing depends on accurate market comparisons. Ask your estate agent for a comparative market analysis (CMA) that includes recently sold properties similar in size, age, and condition within the same neighbourhood. Also, evaluate current market trends such as buyer demand, average days on market, and whether prices are rising or stabilising. By basing your decision on data rather than emotion, you can make an informed and competitive offer.

Can I make an offer before getting a mortgage in principle?
Technically, yes but it weakens your position. A mortgage agreement in principle (AIP) signals to the seller that your finances are in order and that you can complete the purchase without unnecessary delays. In competitive markets, buyers with pre-approval are more likely to have their offers accepted. Securing your AIP before making an offer can also help you set realistic expectations for your budget.

What are the most common hidden costs in buying a home?
In addition to the purchase price, buyers often overlook costs such as survey fees, conveyancing fees, stamp duty (if applicable), and removal expenses. Home insurance, property maintenance, and possible service charges are ongoing financial commitments that must also be factored in. Your estate agent or solicitor should provide a detailed breakdown of all potential costs so that you are financially prepared before exchange.

How can Face to Face Estate Agents help international buyers?
International buyers face unique challenges, including time zone differences, unfamiliar legal processes, and limited opportunities to view properties in person. At Face to Face Estate Agents, we make the process seamless. We offer virtual viewings, assist with digital documentation, and work closely with trusted solicitors, mortgage advisors, and financial experts to ensure a smooth purchase. Our deep understanding of the UK market and commitment to personalised service make us the ideal partner for overseas clients seeking reliable guidance.

Conclusion

Winning offers are not made by chance; they are made by preparation. By verifying ownership, assessing value, understanding the property’s true condition, and clarifying financial commitments, you equip yourself to buy with confidence. Face to Face Estate Agents is here to ensure every buyer  local or international  makes informed, confident decisions without unnecessary stress.

Ready to begin your property journey? Contact Face to Face Estate Agents today for expert guidance, local insight, and a free buyer consultation.

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