r/FirstTimeBuyersUK

I’m a single gal in my early 30s, got an offer accepted on a one-bed flat. Excellent location (on a tube line) & very affordable. Not shared ownership, not a new build. It is leasehold but not wildly expensive - average.

I keep seeing articles of people advising against buying a one-bed flat. And it makes me feel so uneasy, but I don’t want to have to live in a shared flat for another couple of years to be able to afford something bigger, or wait to settle down with a partner. And I’m not from the UK, so moving outside London isn’t an option (although those Victorian flats in Glasgow/Edinburgh are calling my name - but I know no one there!)

Can anyone relate? I’d love to hear some positive stories from owners of one beds please?! Thanks in advance :)

I’ve budgeted for the obvious things like deposit and fees, but I keep hearing there are smaller costs that add up along the way.Trying to get a realistic idea of what those might be so I don’t get surprised later on.

Would be helpful to know what people didn’t expect when they first started.

Hi all, just received my Level 2 survey on a 1955 mid-terrace I've had accepted at £465k. The surveyor's overall verdict is that it's a "reasonable proposition for purchase" and defects are common for the age and type, but I'm a first time buyer and quite a newbie on all this so wanted some perspective on the findings.

Condition 3 (urgent):

• No EICR within last 12 months + suspected unauthorised electrical alterations not meeting required standards
• Insulation in roof void covering electrical cables - flagged as fire risk
• No gas safety certificate within last 12 months
• No boiler service record
• Safety glass cannot be confirmed on ground floor door panels and bathroom screens
• Bathroom glazed screen - no British Standard Kitemark

Condition 2 (attention needed):

• Chimney stack needs repointing (shared stack with neighbour - Party Wall Agreement required)
• Some of the rainwater gutters damaged..unsure of any leaks due to survey being done on a dry day
• Conservatory - misting double glazing,
• Porch - loose porch brickwork, poor PVC joinery
• Garden patio - DPC has insufficient clearance from ground level
• Fences and pathways in poor condition

Notable mentions:

• Suspected asbestos in stair lining and outbuilding roof
• Cavity wall insulation installed - type unknown, could be foam
• Historic water staining under roof but roof was replaced 2 weeks ago so likely resolved
• Shared driveway with adjoining properties

Positives:

• Brand new roof rated Condition 1
• No structural issues
• No damp found internally
• No subsidence concerns
• Overall verdict positive

My main concerns are the electrics - three separate Condition 3s feels significant. I'm planning to request either an EICR from the seller but not sure if this warrants a price reduction? Also unsure of what the stain in the roof lining is, thinking it can't be water as it would've dried and the roof was just replaced a few weeks ago.

https://preview.redd.it/oliefpvxeqwg1.png?width=1132&format=png&auto=webp&s=37c64c6f3c11ea6fc12ac086deb9aa9384080974

https://preview.redd.it/w3uo0rvxeqwg1.png?width=1124&format=png&auto=webp&s=6c3c09f8ff3f0ed60c1499187451336545c93dcb

https://preview.redd.it/7xw8hpvxeqwg1.png?width=1136&format=png&auto=webp&s=6f43c38b3e57432bed4f4a21e26df8a8f174885c

https://preview.redd.it/aaqsqpvxeqwg1.png?width=1128&format=png&auto=webp&s=8204275833052b0f549f43e95b121fe42967a811

https://preview.redd.it/fpbtopvxeqwg1.png?width=1348&format=png&auto=webp&s=ec91ff546a5e17e41c08a91eabd95e7414ad9caf

Also, is 7 Condition 3s normal for a 1955 property or should this be something to reconsider?

Just wondering if anyone has successfully got a Floating Share Declaration of Trust for their purchase? We spoke to our conveyancers and they seemed baffled by the fact that the person with the larger deposit will be paying the smaller amount in mortgage and overpayments.

Basically what it says on the tin.

Our deposit is being split 60:40 with my partner contributing the larger share (100.5k:67k)

Due to the difference in our incomes, I'll be contributing 2/3 of the monthly mortgage payments (550:1100 monthly)

I'm likely to be making more overpayments due to some side income (up to 10k per year).

Realistically within three-five years, I'd expect our shares to approach 50:50 anyway, at which point we're expecting to get married and would be happy to treat everything as 50:50 from there on out anyway. We just want everything firmed up for the meantime.

The solicitor seemed unable to suggest any form of documents that would allow splitting the property based on ACTUAL contribution amounts, and is only able to write one with fixed percentages. Should the worst happen and my partner split, the result would be one of us getting screwed in one way or another. I would have assumed it's simple enough to get a document that ringfences the initial deposit, and then just apportions the remainder of the property against actual repayment amounts that would be irrefutably available from lender bank statements.

Is this something that is actually possible to get done? Or is the solicitor just trying to rinse us by saying we'd need to come back and get a new deed drawn up every 12 months to reflect the changing contributions over time? A quick Google search suggests floating shares are common, but our solicitors seem to never have heard of this sort of arrangement.

I’m a first-time buyer currently in the middle of buying a flat in a 12-storey "relevant building.".

The Situation:

The building has known cladding and cavity barrier issues. The landlord and the original developer have formally committed to fixing everything at zero cost to leaseholders. In a letter for remediation assurance. Good to go for the lender and we got our mortgage accepted using that letter.

However:

• There is no EWS1 form available right now.  because the works haven’t started yet. we just had a letter to say no costs to leaseholds to obtain EWS1

• The landlord confirmed an EWS1 will only be issued after the works are finished. 

• There isn't even a start date for the repairs yet, so we’re looking at a year or more of waiting. 

The Legal Deadlock:

My solicitor is strongly recommending that we do not exchange until we see the full fire safety reports (PAS 9980) and the EWS1. She’s worried about "future mortgageability"—basically, that even if my current lender is happy, a future buyer’s lender might not be.

Why I want to ignore the advice:

My current lenderhas already reviewed the situation and is happy to provide the mortgage based on the remediation assurance letter. I'm satisfied that the legal protections mean I won't be hit with the bill, and I don't want to stay in my rental for another year waiting for a piece of paper. 

I am buying a 12 year old property applying for a mortgage directly from Lender. Planning to get a level 2 survey done. I am completing the mortgage application this week.

My brother did his survey through his lender (it’s a valuation upgrade), when he brought his house 12 years ago. But from my research I understand I’ll be better finding and completing an independent survey.

At what stage do I do this? And is it better that I complete it independently of my lender?

Thank you

My partner and I are in the process of buying a house and agreed to pay below asking price (but recently our bank has valued the property thousands lower than what we offered) We negotiated down to factor in paying for repairs to the bathroom that clearly needed doing when we viewed it.

The house is 40 years old and no changes have been done to the property since it was built. We imagined the house would have some modernising to do but as it wasn't 100 years old+ it would be mostly cosmetic changes that needed to be taken place. We were aware we would need to do the bathroom immediately, and the kitchen eventually, with some painting and decorating.

We have got our level 3 RICS survey report and there were a lot more 'Urgent' issues than the expected. there are 9/10 'Urgent' problems, 13 'non urgent but require attention' and 0 'elements with no current issues'.

'Urgent' Flags:
- Ceilings: an asbestos inspection is recommended, and there is damage to the textured coating one of the rooms - it is mentioned that the whole ceiling may need to be redone if it is a larger problem with the ceiling.
- built in fittings: Kitchen cupboards significantly dated and in poor condition, seals by kitchen sink need redoing
- Bathroom fittings: Seals around Bath seem to be in poor condition, no ventilation system apart from the window and very dated. Taps and appliances work
- Electricity: fewer electrical sockets than expected in modern day, Bathroom light should be tested for humidity safety, electric cables are below insulation, electrical immersion heater should be tested, an electrical test needs to be taken place to check its safety in the whole building.
- Water: External stop tap chamber was full of water, indicating a possible leak near the water meter, recommended an expansion tank to have an insulation jacket
- Central heating: There isn't evidence of a recent gas safety check
- water heating: The immersion heater should be tested as part of electrical tests, pipes are copper. The hot water tank has foam insulation which may be a fire risk and may need upgrading.
- Garden: There is bamboo in the garden which may become invasive over time

'Non Urgent' Flags:
- Roof coverings: minor wear to roof tiles, may need an inspection soon
- Gutters: some minor weathering on the gutters
- walls: Minor weathering
- Windows: Porch area is weathered
- Joinery and finishes: minor defects in the roof fascia and joinery
- Roof: some of the roof void has wear and tear
- Walls: Insulation is inadequate to modern day standards
- Ceilings to upper floor: Minor cracks found
- Creaking sound on the joints to some of the chipboard floors, some floorboards are loose.
- Woodwork and joinery: some doors have evidence of age
- Drainage: Due to the age of the property works may be required

'Elements with no issues':
- This section was left blank, which we aren't sure if that is indicative of how bad the house is in shape, or if this is just something the surveyor didn't think was important to include

We're now debating what our next steps are. As it's our first survey report and we wanted the most detailed one - is it something that is normal for a house like this and it is still a worthwhile investment? Or may the house be far more of a project than we anticipated and will it cost us too much to sort? We are considering asking for the house price to be lowered but were unsure by how much - and also whether to pull out if the work seems too great for us to afford.

Any advice would be really helpful. We really fell in love with the house and I personally hope we can keep it if we can, but I also don't want us to lose out as a result of buying the house.

TLDR:

Is offering 250,000 on a 270,000 house realistic or offensive to sellers? Need a sanity check on the house buying process

My wife and I have been looking at houses as first time buyers. We have a Help to buy ISA which means we get a government bonus on our deposit if the house we buy is £250,000 or less.

We started only looking at houses that are 250. Made an offer on one that a previous buyer who pulled out on after a survey identifying extreme levels of damp. The house sold for approx 230.

Family and on mortgage broker are saying to look at houses 260-270 as its normal to offer up to 10% less but also acknowledge the sellers might not accept the offers.

The question is are we wasting our time looking at 270,000 properties and getting our hopes up? We really don't want to offend a seller either.

Hi everyone,

I’m in the process of buying a flat in London and I’m feeling really stuck. The property honestly ticks all of my boxes — location, price, layout, everything. The issue is that it’s been about 5 months since my offer was accepted, and there’s still no chain, no exchange date, and no clear timeline for completion. Seller couldn’t find a place since November 2025 and she listed in July!!

I don’t know whether I should stay calm, keep waiting, and continue looking at other places at the same time… or just close this chapter completely and move on. The problem is, every property I see, I end up comparing it to this one, and nothing feels quite right. in the meantime my landlord kicked out from studio flat in march and I have moved into HMO as i thought it will be only temporary

Has anyone been in a similar situation? Did you wait it out, or walk away and find something better eventually?

Would really appreciate honest advice.

Hi! Just wanting some advice regarding insurance prior to buying a house. I'm in the middle of a buying a house and I've been advised by my mortgage advisor to get a building and contents, life, income protection and critical illness cover. Are these all necessary? I've been given a quote of around £150/month for the lot and it just seems a bit excessive esp for a solo buyer, no dependents. Any thoughts or advice would be appreciated. Thanks!

I have a default due to drop off my credit file next week. My broker reckons it will be another 6 weeks before the credit file updates.

Is it worth putting an offer in now with a view to making the mortgage application after the credit report updates? By the time searches etc. are done it should be about right timing wise without delaying anyone right?

Hi I would like some advice of getting a shared of freehold flat in London. There are multiple blocks and 60+ flats in total. The flat has 87 years of lease left. Seems like the freehold company proposed an amendment to extend the lease to 999 years last year but no significant progress made since then. Should I walk away? I am considering to make an offer but just worried about the future risks. Appreciate any advice!

We received our verbal feedback to our level 3 survey.

I think it went positive as he highlighted most things we already thought would come up.

Issues-

No fire escaping windows, also windows very old so need updating still functioning but no fire escape so safety concern.

He’s unsure if the lintels have deteriorated as there has been some cracking which has been filled and hasn’t reopened but told us to check them out when replacing windows to make sure.

Potentially a full rewire of electrics will need to be done as very old fuse box and wires (not issue as brother electrician)

There is a crack where the extension (estimated to be over 45 years old) meets the main house. He thinks the wall ties have corroded but has advised us to get a second opinion from structural engineer. Which we have booked for this Friday.

Facias and guttering need replacing.

Good points-

Heating and gas is fine boiler working fine, no leaks he could find and boiler was on when he was there working fine.

No damp.

No issues with timber frames in roof.

Roof is okay no leaks, he said budget to have a replacement in 10 years maybe as it is aged however it still is structurally fine.

Chimney fine.

Gas fire fine.

Stone retaining wall is fine.

There was a water stain in bedroom from previous leak but he checked and no water there and totally dry.

So just got to see what the structural engineer says about the crack but what does everyone think? The house is up for 150k, we can try and negotiate with all the work that’s been picked up but does it seem like too much? We love it and ain’t put off but want to know others opinions into what their survey results came back with. Thank you

We’re looking to put in an offer on a house but a bit worried about the proximity of the neighbour’s conifers to the building. The trunk of the tree is about 1m away from the conservatory. Trees are around 5-6m tall.

I can see the drain cover sunk a bit but owner says it’s been like that since they bought the house around 15 years ago. We looked inside the manhole and everything looked in tact with no root ingress.

Are these trees anything to worry about?

pics in comments

we are buying a house and following the survey we have been advised to get out a structural engineer, regarding some cracks and potential window issues.

a company has suggested they would do a visual inspection on the exterior cracks only - does this sound right?