First-Time Buyer Questions to Ask Before Making an Offer (Wales)

So, you’ve found the one. It’s a great feeling, isn’t it?

But before you get too carried away picturing furniture and moving-in day, you need to make sure this really is the right home for you – financially, practically, and long term.

Buying your first house in Wales is a huge commitment, and rushing in without asking the right questions can lead to some very expensive surprises.

Here’s a structured list of key questions every first-time buyer should ask before making an offer.

1. Can I realistically afford it?

Before you get swept up in the idea of owning your first home, be brutally honest with yourself about affordability – now and if things change.

Think beyond just the purchase price:

• How big is your deposit?

• What monthly repayments can you afford comfortably?

• What are your average incomings and outgoings?

• How would you cope if interest rates rose?

• What happens if your income drops or your costs go up?

Remember, in Wales you also need to factor in:

• Land Transaction Tax (LTT) if the purchase price is above the current nil-rate band

• Legal fees, survey costs and moving costs

• Ongoing costs like council tax, utilities, insurance and maintenance

If you don’t keep up with your mortgage payments, the consequences are serious – including the risk of repossession. It’s better to be honest and adjust your budget now than regret it later.

💡 Use a Mortgage Calculator and then overlay realistic monthly costs (council tax, bills, fuel, food, childcare) to see if the numbers really work.

2. Location, location, location (Welsh edition)

Unlike renting, you can’t just give notice and move again if you don’t like the area. Selling and buying at the same time is hard work and expensive, so you want to be confident that the location works for you.

Location also has a huge impact on future resale value.

Questions to ask yourself about the area:

• Will I feel happy and safe living here?

• What is the parking situation – allocated, on-street, permit-only?

• What’s the traffic like at different times of day?

• Am I near any noise hotspots – busy roads, rail lines, industrial units, pubs, late-night venues?

• What are the local transport links like (train stations, bus routes, major roads)?

• What are the local schools like? (Check Estyn inspection reports and My Local School for Welsh schools.) Estyn+1

• Am I in the catchment for schools I’d be happy to send a child to?

• Is there green space nearby – parks, riverside walks, playing fields?

• How close are the nearest shops, pharmacy, GP, gym, leisure facilities?

• What’s behind the property – alleyways, commercial yards, steep drops – any security or privacy issues?

• What are the neighbours like? (You can learn a lot from a quick chat on the street.)

Smart Move tip: view at least twice, at different times (rush hour vs evening/weekend). What feels quiet at 11am can be completely different at 6pm.

3. Have I really assessed the property itself?

Once you love a property, it’s easy to ignore its flaws. This is where you take the emotion out and look at the home like an inspector.

Key things to think about:

• Which way does the property face?

  • South / south-west facing gardens and living spaces get more sun.

• What does it overlook?

  • Open views can add value; backing onto a car park or busy road might not.

• Is there enough storage?

  • Think realistically: bikes, prams, sports kit, Christmas decorations.

• How much redecorating is needed?

  • Are you talking paint and carpets, or new kitchen/bathroom/re-wire?

• What’s the garden like?

  • Beautiful but high-maintenance, or manageable? Are you willing to do the work?

• What exactly comes with the property?

  • Appliances, sheds, blinds, light fittings, etc.

And above all:

Always get a survey.

A surveyor can identify issues like damp, roof problems, old electrics, or movement that you might never spot on a viewing.

Different surveys (Homebuyer Report vs full Building Survey) suit different property types and ages. Wherever possible, use a surveyor with experience of similar Welsh properties (e.g. older terraces, stone cottages, ex-local authority flats).

4. Freehold, leasehold and property management

In Wales – as in the rest of the UK – you’ll usually be buying either:

• Freehold – you own the property and the land

• Leasehold – you own the property for a set term but not the land (common for flats)

Questions to ask if the property is leasehold:

• How long is left on the lease?

• What are the service charges and ground rent?

• What do service charges cover – buildings insurance, cleaning, gardening, sinking fund?

• Who is the freeholder or management company? Are they responsive?

• Are there any upcoming major works planned (roof, cladding, lifts)?

• Are there any restrictions (pets, subletting, flooring, satellite dishes)?

Get your solicitor to explain lease terms clearly. Service charges and lease length have a big impact on both affordability and resale.

5. Questions to ask the seller

Building a good rapport with the seller can really help – both with information and with negotiation.

It might feel awkward, but this is a huge financial decision. Ask:

• Why are you moving?

• How quickly do you want or need to move?

• Have you found your next property yet?

  • If not, there may be delays.

• How long has this property been on the market?

  • If a long time, ask: has any feedback been given? Is the price realistic?

• Have any previous sales fallen through? Why?

• Has the property changed hands frequently in recent years?

• Have you had any insurance claims for things like subsidence, flooding, fire or leaks?

• How much do you pay in council tax, gas, electric, and water roughly per month?

If the seller is cagey about certain questions, that itself is telling.

6. Questions to ask the estate agent

Before you make an offer, grab the agent and have a straight conversation. You want clarity on value, history, and issues.

Ask the agent:

• How did you arrive at the asking price?

  • What comparable sales support it?

• How does this property compare to similar homes in the area?

• Has the property had any significant problems in the past?

  • Damp? Subsidence? Flooding? Structural work?

  • Remember: if you ask directly, agents are legally obliged to disclose material issues.

• How long has it been on the market, and have there been price reductions?

• Have any previous offers been received and rejected?

  • At what level? Why were they rejected?

• What do you see as the pros and cons of the property?

Agents might emphasise the positives – your job is to coax out the negatives so you can make an informed decision.

7. Have I checked for future developments and planning issues?

The area might seem perfect now, but you don’t want to complete and then discover:

• A large residential development is going up behind your garden

• A main road is being widened

• A new commercial unit or bar is planned at the end of the street

Before you offer:

• Check your council’s planning portal or Planning Applications Wales to see if any applications are pending or approved nearby. GOV.WALES+2planningportal.co.uk+2

• Look at local news or community Facebook groups for planned developments or contentious schemes.

• Consider potential transport changes – new stations, expanded routes, or road schemes may improve connectivity but also bring disruption.

8. Have I properly researched schools and local amenities?

Even if you don’t have children (or don’t plan to), school quality affects demand and resale value.

In Wales you can:

• Use Estyn to view inspection reports for schools in the area. Estyn+1

• Check Welsh Government’s My Local School site for performance data. Estyn

Also check:

• Local GP and dental availability

• Travel time to work / key locations

• Proximity to supermarkets, independent shops, cafes, gyms, parks, and leisure facilities

9. Am I as informed as I can be before offering?

Making an offer on your first home is exciting – but pausing for a couple of days to gather information can save you months of stress and thousands of pounds.

A good property report and a conversation with a local mortgage adviser can give you:

• Recent sold prices for similar homes

• Local price trends

• Info on schools, crime, and amenities

• A realistic budget ceiling based on your circumstances

10. Get support before you commit

You don’t have to figure all this out alone.

At Martin & Co, we help first-time buyers in Wales to:

• Understand what they can realistically afford

• Navigate LTT, surveys, and legal costs

• Compare mortgage options across multiple lenders

• Sense-check a property’s suitability before they commit emotionally and financially

Schedule a free, no-obligation call with our Mortgage Advisor before you make your offer.

We’ll help you stress-test your numbers and sanity-check your plans so you can move forward with confidence, not guesswork.