What to ask a real estate agent when buying: buyers’ checklist

The essential questions to ask a real estate agent when buying are these: why is the seller moving, how was the price set and do comparable sales support it, what is the legal tenure and what are the running costs, has any structural work been done and is it certified, and what is the chain position and likely timeline? Ask those five clusters at every viewing and you will leave with enough intelligence to decide whether to pursue an offer or walk away. The sections below expand each cluster into precise, usable questions — phrased so you can ask them verbatim — along with the documents to request, the red flags to watch for, and the official checks to run before you commit.

Consumer guidance consistently highlights seller motivation, price history, and known property issues as the three most revealing lines of enquiry at a viewing. Start there, then work through the checklist below.

Must-ask questions for every viewing:

• Why is the owner selling, and how long have they lived here?
• How long has the property been on the market, and has the price been reduced?
• What comparable sales support the asking price?
• Is the property freehold or leasehold, and what are the annual charges?
• Have there been any major renovations, and are the building-regulation certificates available?
• What is the current EPC rating, and what are the average monthly utility costs?
• Is the sale part of a chain, and how many links does it have?
• What fixtures, fittings, and white goods are included in the sale?
• Are there any known disputes, planning restrictions, or boundary issues?
• Has the seller accepted any previous offers that fell through?

Pro Tip: Open the conversation by saying: “Before we look around, could you tell me a little about the seller’s situation?” Agents are far more forthcoming before a viewing than after — and the answer shapes every question that follows.

Key takeaways

Asking the right questions before you make an offer is the single most effective way to protect your budget, avoid abortive costs, and negotiate from an informed position.

Table of Contents

• What to ask about price, offers, valuation, and seller motivation
• What to ask about condition, renovations, surveys, and warranties
• What to ask about tenure, title, leasehold, and boundary issues
• What to ask about running costs, council tax, utilities, and day-to-day practicalities
• What to ask about the local area, schools, planning, and future resale value
• What to ask about transaction timing, the chain, and completion day
• What to ask about fixtures, fittings, boundaries, and access rights
• Red flags at viewings and negotiation mistakes buyers commonly make
• How a dedicated buyer agent can protect your interests
• The questions that actually protect you
• Living On The Cote d’Azur: curated buyer representation for discerning purchasers
• Sources
• FAQ

What to ask about price, offers, valuation, and seller motivation

Price and motivation are inseparable. A seller who needs to move quickly for a job relocation is a very different negotiating partner from one who is testing the market with no urgency. Knowing which you are dealing with changes your entire approach.

Ask the agent directly: “Why is the owner selling?” and “Is there a preferred completion date?” The answers reveal urgency. Follow up with: “Has the property been on the market before, and if so, why did the previous sale fall through?” A property that has been relisted after a collapsed sale often carries unresolved issues — a failed survey, a title problem, or a buyer who discovered something during due diligence.

On price, request the agent’s comparable market analysis (CMA) or ask: “Which recent sales in this street or postcode support the asking price?” You can then cross-reference the answer using the government price search to check actual sale prices for the street or postcode independently. Asking prices are aspirations; sold prices are facts.

Questions to ask about price and offers:

• What comparable sales in the last six months support this asking price?
• Has the asking price been reduced since it was first listed?
• Have there been any offers, and if so, why were they not accepted?
• Is the seller open to including fixtures, white goods, or a contribution to stamp duty?
• What is the seller’s preferred timeline for exchange and completion?

Realtor.com and NAR recommend asking agents for local market metrics including days on market and the ratio of sold price to list price — two figures that tell you immediately whether properties in this area are selling at, above, or below asking.

Pro Tip: Rather than asking “Is there room to negotiate?”, try: “If we were to proceed quickly with a clean offer, what price do you think the seller would seriously consider?” A conditional framing invites a candid answer without committing you to anything.

What to ask about condition, renovations, surveys, and warranties

A freshly painted wall can hide damp. A new kitchen can conceal a roof that has not been touched in thirty years. The questions you ask about condition are your first line of defence before you spend money on a survey.

Ask the agent: “Are there any known defects or issues the seller is required to disclose?” In most jurisdictions, sellers have a legal obligation to declare known material defects. Follow with: “Has any major work been carried out in the last ten years, and are the building-regulation completion certificates available?” Work done without building-regulation sign-off can create problems at resale and may indicate corners were cut.

Request seller disclosures and any existing survey reports before making an offer — missing documentation is a legitimate negotiation lever. If the seller cannot produce a completion certificate for a new roof or a rewire, that gap belongs in your offer letter.

Questions to ask about condition and works:

• Are there any known issues with damp, subsidence, drainage, or the roof?
• Has the property been rewired or had the boiler replaced, and are the warranties available?
• Were planning permission and building-regulation approval obtained for any extensions or conversions?
• Is there a gas safety certificate, an electrical installation condition report, or a drainage survey?
• Has the property ever been subject to flooding, and is it in a flood-risk zone?

Survey types and when to commission them:

Pro Tip: When a survey identifies a defect, obtain a written quote from a specialist contractor before going back to the seller. “The surveyor flagged the roof” is easy to dismiss; “we have a quote for £8,500 to replace the flat-roof section” is not.

What to ask about tenure, title, leasehold, and boundary issues

Tenure is one of the most consequential facts about a property, and it is one that buyers frequently underestimate until they are deep into a transaction. A leasehold flat with 75 years remaining on the lease and escalating ground rent is a fundamentally different asset from a freehold house — and the difference affects both your mortgage options and your future resale.

Ask the agent: “Is the property freehold or leasehold?” If leasehold, follow immediately with: “How many years remain on the lease, and what is the current ground rent and service charge?” A lease below 80 years is expensive to extend and may make the property unmortgageable with some lenders. Ground rents that double every ten years have been the subject of significant regulatory scrutiny in England and Wales.

For any property, ask whether there are any formal notices, restrictive covenants, or rights of way registered against the title. Boundary disputes — even minor ones — can stall a transaction for months and generate legal costs that dwarf the original disagreement. Ask: “Are there any recorded disputes with neighbouring properties?” and request a copy of the title plan so you can verify boundaries before instructing a solicitor.

Questions to ask about tenure and title:

• Is the property freehold, leasehold, or subject to any other form of tenure?
• If leasehold: how many years remain, what is the ground rent, and what does the service charge cover?
• Is there a sinking fund for major building works, and what is its current balance?
• Are there any restrictive covenants, rights of way, or easements on the title?
• Have there been any boundary disputes or formal notices from the local authority?
• Were all recent works signed off by building control, and are the certificates held by the seller?

Key leasehold checks at a glance:

Pro Tip: Ask the agent whether the seller can provide a redacted copy of the title register and lease before you make an offer. Reviewing these documents costs nothing and can save you thousands in abortive legal fees if a fundamental problem emerges early.

What to ask about running costs, council tax, utilities, and day-to-day practicalities

The asking price is only one number. The true cost of ownership includes council tax, service charges, utility bills, buildings insurance, and any communal maintenance contributions. Buyers who skip these questions often discover, after exchange, that a property costs significantly more per month than their mortgage alone suggested.

Ask the agent for copies of the last twelve months’ utility bills, or at minimum the average monthly figures for gas, electricity, and water. Ask: “What council tax band is the property in?” and verify it independently — council tax bands are publicly searchable in England and Wales and can vary considerably even within the same street. For flats and apartments, ask for the most recent service charge statement and the buildings insurance schedule.

The EPC (Energy Performance Certificate) rating is a legal requirement for marketed properties in England, Wales, and Scotland. Ask: “What is the current EPC rating, and has the seller had any energy-efficiency work done recently?” A property rated F or G will cost substantially more to heat and may face future restrictions on letting or sale under evolving energy legislation.

Questions to ask about running costs:

• What council tax band is the property in, and what is the annual charge?
• What are the average monthly gas, electricity, and water bills?
• What is the EPC rating, and when was it last assessed?
• For flats: what is the annual service charge, and what does it include?
• Is there a sinking fund, and has there been any recent increase in the service charge?
• Is there allocated parking, and is it included in the purchase price or subject to a separate licence?

Running costs to request in writing:

Pro Tip: Add up all confirmed monthly costs before your mortgage affordability check. Lenders assess affordability on total outgoings, and a service charge of £4,000 per year can meaningfully affect the loan size you qualify for.

What to ask about the local area, schools, planning, and future resale value

A property does not exist in isolation. The school catchment, the planning applications pending on the adjacent site, and the crime statistics for the postcode all feed directly into both your quality of life and the property’s medium-term resale value. These are questions buyers routinely skip at viewings and regret later.

Ask the agent: “Which primary and secondary schools serve this catchment, and how are they rated?” Then verify independently. Ofsted publishes inspection reports for every state school in England, and catchment boundaries shift — what the agent tells you today may not reflect the position in two years when a child reaches school age. For international buyers, ask specifically about international schools and their proximity.

On planning, ask: “Are there any planning applications pending on neighbouring or nearby sites?” A new residential development, a change of use for a commercial property, or a road-widening scheme can transform the character of a street within five years. The local authority planning portal is publicly accessible and takes minutes to search.

Questions to ask about the local area:

• Which schools serve this catchment, and what are their current Ofsted ratings?
• Are there any planning applications pending in the immediate area?
• What are the transport links, and how far is the nearest station or motorway junction?
• What is the crime rate for this postcode, and has it changed in recent years?
• Are there any proposed developments or infrastructure projects nearby?

Official local checks to run before offering:

Pro Tip: Search the local authority planning portal for the property’s postcode and filter for applications submitted in the last three years. A pattern of refused applications for a neighbouring site often signals a contentious development is being attempted — and may be approved on appeal.

What to ask about transaction timing, the chain, and completion day

Chain collapses are among the most common and costly risks in residential property transactions. A sale that appears straightforward can unravel entirely if a buyer three links up the chain loses their mortgage offer or a seller refuses to vacate on the agreed date. Understanding the chain before you offer is not optional — it is one of the most protective questions you can ask.

Ask the agent: “Is this sale part of a chain, and if so, how many links does it have?” A chain-free sale — where the seller is moving into rented accommodation or a new build — is materially less risky than a five-link chain where every transaction depends on every other. Ask also: “Has the seller found a property to move to, and is that purchase already under offer?”

Consumer finance guidance recommends securing mortgage pre-approval and a written estimate of costs before instructing an agent, which also positions you as a credible buyer when chain position is being assessed by the seller.

Questions to ask about timing and the chain:

• Is the sale chain-free, or how many links does the chain have?
• Has the seller found a property, and is their onward purchase under offer?
• What is the seller’s preferred timeline for exchange and completion?
• Are there any known delays — probate, planning, or a dependent sale?
• Who will manage the conveyancing searches, and have any been started?

Typical transaction timeline and common delay points:

1. Offer accepted — solicitors instructed by both parties (allow 1–2 weeks)
2. Conveyancing searches — local authority, drainage, environmental (allow 4–8 weeks)
3. Mortgage survey and formal offer — lender’s valuation and written offer (allow 2–4 weeks)
4. Exchange of contracts — legally binding; deposit paid (typically 10%)
5. Completion — keys handed over; balance transferred (usually 1–4 weeks after exchange)

Common delay points: slow solicitor searches, mortgage offer conditions, a buyer in the chain losing finance, and disputes over the fixtures and fittings list.

Pro Tip: Ask your solicitor to include a long-stop date clause in the contract — a date by which completion must occur or either party can withdraw without penalty. It concentrates minds and protects you if the chain stalls.

What to ask about fixtures, fittings, boundaries, and access rights

The fixtures and fittings list is one of the most frequent sources of post-exchange disputes in residential transactions. A seller who removes the integrated dishwasher, the garden shed, and the fitted wardrobes is technically within their rights if those items were never confirmed as included. Clarify everything in writing before you sign.

Ask the agent: “Can you confirm in writing what is included in the sale — fitted carpets, light fittings, white goods, and garden structures?” The standard TA10 Fittings and Contents Form (used in England and Wales) lists items room by room, but agents do not always share it proactively. Request it.

Questions to ask about inclusions and access:

• Which fitted items, white goods, and floor coverings are included in the sale?
• Are the light fittings, curtain poles, and integrated appliances staying?
• Who owns the boundaries — fences, walls, and hedges — and who is responsible for maintenance?
• Is there any shared access, and is it governed by a formal agreement?
• Are there any tenants in the property, and if so, what is the notice period?
• Will the property be accessible for surveys and a second viewing before exchange?

Get the agent to confirm inclusions by email after the viewing. A written record, however informal, is far easier to enforce than a verbal assurance.

Red flags at viewings and negotiation mistakes buyers commonly make

Some of the most expensive mistakes in property buying happen not from ignorance but from enthusiasm. Revealing your budget, expressing unconditional love for a property in front of the agent, or making an emotional concession under pressure are all negotiation errors that shift leverage decisively to the seller.

Concrete red flags at a viewing include: inconsistent answers about how long the property has been on the market, an agent who cannot explain why a previous offer fell through, unexplained damp patches or fresh paint over isolated wall sections, evidence of unpermitted extensions (a loft conversion with no planning reference), and a seller who is reluctant to allow a second viewing or a surveyor’s access.

Do/don’t phrases for viewings and negotiation:

• ✗ “We absolutely love it — this is exactly what we’ve been looking for.”
• ✓ “It’s an interesting property. We’d want to look at the figures before deciding.”
• ✗ “Our maximum budget is £650,000.”
• ✓ “We’re looking at properties in a range — it depends on the condition and what’s included.”
• ✗ “We’ll match whatever the other offer is.”
• ✓ “We’d like to make a clean offer. What would the seller seriously consider?”

Post-viewing red flag checklist:

1. Did the agent give consistent answers about price history and time on market?
2. Were seller disclosures and building-regulation certificates available or offered?
3. Were there any signs of damp, subsidence, or recent cosmetic work over problem areas?
4. Did the agent explain clearly why any previous offers fell through?
5. Was access for a surveyor confirmed without hesitation?

For buyers navigating competitive or luxury markets, negotiation strategies tailored to prestige properties differ meaningfully from standard residential tactics — leverage, timing, and the use of off-market intelligence all play a more prominent role.

How a dedicated buyer agent can protect your interests

A buyer’s agent works exclusively for you, not for the seller. That distinction matters most in competitive markets, cross-border transactions, and luxury acquisitions where the information asymmetry between an experienced selling agent and an individual buyer is at its widest.

The concrete services a buyer agent provides include: independent market analysis and comparable sales research, access to off-market and pre-market properties, professional negotiation on price and terms, coordination of surveys, legal due diligence, and tax or finance advisors, and timeline management from offer to completion. Understanding the full scope of buyer agent services is particularly valuable for buyers who are purchasing in an unfamiliar market or across borders.

When interviewing a buyer agent, ask how many buyer transactions they closed in the past twelve months, how they handle competing offers, and what their communication style is. The NAR consumer guide lists ten core questions for vetting a buyer’s agent, including confirming the services offered and the terms of the buyer agreement.

What to ask when interviewing a buyer agent:

• How many buyer transactions have you completed in this market in the last twelve months?
• Do you have access to off-market or pre-market properties?
• How do you handle a situation where there are competing offers?
• Who are the legal, tax, and finance specialists you work with, and can I speak to them?
• What does your buyer agreement cover, and what are the fee terms?

Interviewing at least three agents and verifying licence status and recent closings gives you a meaningful basis for comparison rather than a decision made on first impressions.

A buyer agent adds the most value in three specific situations: a competitive market where off-market access is the difference between finding the right property and missing it; a cross-border purchase where local legal and tax nuances require specialist coordination; and a luxury acquisition where the stakes of a misjudged offer or a missed structural issue are simply too high to manage alone.

Pro Tip: Ask any prospective buyer agent: “Can you show me a recent example of a negotiation where you saved a client money or secured a property they would not have found independently?” A confident, specific answer tells you far more than a general description of services.

The questions that actually protect you

Most buyers arrive at viewings focused on the property’s aesthetic appeal and leave without asking the questions that genuinely protect their interests. The asking price, the EPC rating, the chain position, the tenure, the building-regulation certificates — these are not bureaucratic details. They are the architecture of a sound purchase.

Working with buyers across prestige markets, the pattern is consistent: the buyers who ask the most precise questions at the earliest stage are the ones who negotiate from strength, avoid abortive costs, and close on properties that perform as investments. The buyers who rely on the agent’s narrative and skip the document requests are the ones who discover problems after exchange, when the leverage has gone.

Living On The Cote d’Azur: curated buyer representation for discerning purchasers

For buyers seeking prestige properties on the French Riviera and beyond, Living On The Cote d’Azur offers something the open market rarely provides: a dedicated buyer-side team with access to over 100,000 properties, including a significant portfolio of off-market Côte d’Azur acquisitions that never appear on public portals. The firm’s Dutch approach to transparency means every recommendation is grounded in independent market analysis, legal audit, and tax-optimised structuring — not in the seller’s commission.

Services span the full acquisition arc: property search and off-market sourcing, legal due diligence, tax and inheritance planning, financing assistance, and post-purchase lifestyle and security services. Whether you are acquiring a legacy villa in Saint-Tropez, a pied-à-terre in Monaco, or a family home in Mougins, the team coordinates every specialist you need under one relationship.

To begin your search with the questions already answered, contact Living On The Cote d’Azur for a private consultation.

Sources

Run these checks before making an offer. Each takes minutes and can surface information that changes your decision or your offer price.

• 25 Questions To Ask When Viewing/ Buying A House – HOA
• How To Find a Real Estate Agent
• How to Pick a Real Estate Agent for Buying a Home

Run these checks before your second viewing, not after your offer is accepted.

FAQ

What questions should I ask an estate agent when buying?

Ask about seller motivation, how long the property has been on the market, what comparable sales support the asking price, the tenure and associated charges, any known defects or recent works, the EPC rating, and the chain position. Consumer guidance identifies seller motivation, price history, and known issues as the three most revealing starting points.

Is it acceptable to offer 10% below the asking price?

It depends on local market conditions and how long the property has been listed. Check recent sold prices via the government price search first.

Who moves first on completion day?

The buyer’s solicitor transfers the purchase funds to the seller’s solicitor, who then authorises the release of keys — typically via the estate agent. In a chain, funds move sequentially from the bottom of the chain upwards, so completion can take several hours before keys are physically available.

What should you not say when viewing a house?

Avoid revealing your maximum budget, expressing unconditional enthusiasm for the property, or disclosing that you have no other options. Phrases like “this is exactly what we’ve been looking for” or “we’ll do whatever it takes” shift negotiating leverage entirely to the seller. Keep responses measured and conditional throughout the viewing.

When is a buyer agent most valuable?

A dedicated buyer agent adds the most value in competitive markets, cross-border purchases, and luxury acquisitions where off-market access, specialist legal coordination, and professional negotiation can materially affect both the price achieved and the quality of the due diligence.

Recommended

• Link to: How to access exclusive listings in luxury European markets
• Link to: Why choose new construction on the Côte d’Azur
• Why Work with a Buyer Agent? Explained Simply – Living on the Côte d’Azur
• The Essential Guide to Using a Buyers Agent – Living on the Côte d’Azur