Buying  click here to view our selling tips | HIP Update (external site)

Viewing Properties

It's important that the estate agents regard you as a serious applicant. Show willing and be eager to view, and you'll be top of the list when something new comes on the books. Call them regularly - they'll think of you first when a property comes on the market.

Many estate agencies now have their own websites, where you can browse available properties. Be aware, however, that many don't update their sites as often as their shop windows.

Here are some useful tips to keep in mind when looking for the house of your dreams:

• View the properties as soon as possible. Leave it too long and you could loose the house
• Make good use of your lunch hours or make appointments on the way to and from work.
• If two of you are buying and you have children, decide which one of you will be the chief viewer, whose job it is to weed out all but the strongest candidates.
• Don't be afraid to make numerous visits with tradesmen to find out what you're letting yourself in for.
• Check the history of any scruffy - and therefore cheap - property. If it's been rented it may have had a succession of landlords, all of whom may have done the bare minimum in repair and upkeep.
• If you're tempted to buy a run-down property to renovate and sell on, check how long it's been on the market. If it's been there a long time, it suggests there isn't a lot of profit to be made.
• New carpets, bathrooms and kitchens can be signs of a superficial renovation that is hiding more serious work to be done.

Putting in an offer

It's human nature to try and strike a deal, but if you find your ideal home and it seems to be priced correctly, consider offering the full asking price. This means you'll be taken seriously, there won't be any time-wasting and it will lessen the possibility of another party stepping in.

All offers should be made with the stipulation of taking the property off the market. Getting a 'Sold' board outside is a good way to dissuade others from looking.

Chains

Most houses are sold as links in a chain but, unfortunately, one in three property chains fall apart. This can happen for numerous reasons, from one party not having their finances in order, to an unpleasant surprise in the survey.

Under present British house-buying and selling practice, little can be done to alter the process, although the Government is proposing legislation that will require home owners or their selling agents to provide a Home Information Pack (sellers pack or HIP) to prospective buyers on request.

The best way to ensure a chain progresses smoothly is through good communication. Stay in regular contact with your solicitor and estate agent to make sure everything possible is being done to speed things along.

It can also help to stay flexible. Be prepared to move in with your family or rent as a short-term measure if it means you can help keep the chain going.

Carlisle 01228 515515

Brampton & Longtown 01697 263100

Hexham & Haltwistle 01434 620130

Whitehaven 01946 690111

Workington, Maryport & Cockermouth 01900 233101