Common mistakes to avoid when buying property in London

Buying property in London whether as a home or as an investment is an aspiration for many. The city’s vibrant culture, historical significance and strong economy make it an attractive destination for property buyers worldwide. However the process is fraught with complexities and potential pitfalls. To help navigate this journey we’ve compiled a list of common mistakes to avoid when buying property in London.

1. Underestimating the total costs

1.1 Additional fees

Many first-time buyers focus solely on the property price, neglecting the additional costs associated with purchasing a home. These can include:

  • Stamp Duty Land Tax (SDLT): This tax applies to properties over a certain price threshold and can significantly increase the overall expenditure.
  • Legal fees: Solicitors’ fees for conveyancing can add up, often reaching several thousand pounds.
  • Survey costs: A detailed survey is crucial to identify any potential structural issues, and higher-level surveys can be expensive.

1.2 Maintenance and service charges

In addition to purchase costs, ongoing expenses such as maintenance and service charges, especially in leasehold apartment buildings, can be substantial. Ensure you factor these into your budget.

2. Ignoring the importance of location

2.1 Future development plans

A neighborhood might seem perfect now, but future development plans can change its character significantly. Research local council plans and consider how proposed developments might affect the area.

2.2 Transport links and amenities

Proximity to reliable transport links and essential amenities like shops, restaurants and good schools can impact your quality of life and the property’s resale value. Make sure the location meets your current and future needs.

3. Failing to conduct thorough research

3.1 Market trends

Understanding the local property market is crucial. Property values in London can vary drastically between neighborhoods. Researching historical price trends and future predictions can help you make an informed decision.

3.2 Property history

Investigate the history of the property. Why is it being sold? How long has it been on the market? A property that has been listed for an extended period may indicate underlying issues.

4. Overlooking structural issues

4.1 Comprehensive surveys

A standard valuation survey might not uncover all potential problems. Investing in a more detailed survey, such as a HomeBuyer Report or a Building Survey, can save you from costly repairs in the future.

4.2 Specialist inspections

In certain cases, specialist inspections (e.g., for damp, pests or asbestos) are advisable. Identifying and addressing these issues early can prevent future headaches.

5. Skipping mortgage pre-approval

5.1 Financial Preparedness

Obtaining a mortgage pre-approval gives you a clear picture of how much you can afford to spend. It also demonstrates to sellers that you are a serious buyer, potentially giving you an edge in negotiations.

5.2 Interest rates and loan terms

Shop around for the best mortgage deals. Interest rates and loan terms can vary significantly between lenders and securing the best deal can save you a considerable amount over the loan term.

6. Neglecting legal aspects

6.1 Title deeds and ownership

Ensuring the property has clear title deeds and checking for any disputes or restrictions on the property is crucial. We and your solicitor will help with this, but it’s important to be aware of potential issues.

6.2 Leasehold vs freehold

Understanding the difference between leasehold and freehold properties is essential. Leasehold properties often come with service charges and ground rent, and the lease length can affect the property’s value and your ability to obtain a mortgage on it..

7. Underestimating renovation costs

7.1 Accurate Estimates

If the property requires renovation, obtaining accurate estimates from construction companies and skilled local builders before purchasing is essential. Renovation costs can quickly escalate and underestimating them can lead to financial strain.

7.2 Planning permissions

Most renovations will require planning permission. Ensure you understand what is permissible and the associated costs and timelines for obtaining necessary approvals is essentail and something we can advise on.

8. Making emotional decisions

8.1 Staying objective

It’s easy to fall in love with a property and make decisions based on emotion rather than logic. While it’s important to choose a home you love, it’s equally crucial to remain objective about its financial viability and suitability.

8.2 Professional advice

Seeking advice from a industry professionals, like a property buying agent such as ourselves, can help you maintain objectivity. We can provide valuable insights and prevent you from making impulsive decisions.

9. Overcommitting financially

9.1 Realistic budgeting

Stretching your budget to its maximum can leave you vulnerable to financial stress, especially if unexpected expenses arise. It’s important to have a buffer for emergencies and future needs.

9.2 Affordability calculations

Lenders often use affordability calculations based on your income and expenditure. Ensuring these calculations are realistic and reflect your financial situation will help prevent overcommitting.

10. Neglecting future resale value

10.1 Marketability

While your primary concern may be finding a home for yourself, considering the property’s future resale value is wise. Factors such as location, amenities, and potential for future development play a significant role in its marketability.

10.2 Flexibility for future needs

Think about how the property will suit your needs in the long term. Will it accommodate potential lifestyle changes, such as starting a family or changes in mobility? Properties that offer flexibility are often more appealing to future buyers.


Buying property in London is a significant investment and avoiding common mistakes can save you time, money, and stress. By thoroughly researching the market, understanding all associated costs, seeking professional advice from experts like Curetons and planning for the future, you can make a well-informed decision and find a property that meets your needs and budget.

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