Why This Matters
Estate agents are legally required to answer honestly — but they're only required to answer what you specifically ask. Vague questions get vague answers. Specific questions get useful ones.
Here are the twelve questions that consistently surface the information buyers wish they had known earlier.
On the Property
1. How long has it been on the market?
Anything over 12 weeks is worth noting. It might mean the price is wrong, there's a hidden issue, or the market simply isn't moving. Either way, your negotiating position improves.
2. Have there been previous offers? What happened to them?
If offers fell through, ask why. "Buyer's finances" is routine. "Structural survey issues" or "mortgage valuation came in low" are red flags that need investigating.
3. Why are the owners selling?
A probate sale often means a motivated seller and outdated decor. A corporate relocation means a tight timeline. "Upsizing locally" usually means it's a fair-market sale with no urgency. Each scenario changes your approach.
4. When did they buy, and what did they pay?
You can verify this against HM Land Registry data. A large price gap plus a short ownership period suggests either major renovation (good) or a flip (check for cheap finishing).
On the Building
5. How old is the roof? When was it last replaced?
Roofs are the single biggest unavoidable maintenance cost. A 25-year-old tiled roof has maybe 5–15 years left. Budget accordingly.
6. When was the boiler last serviced? How old is it?
Boilers typically last 10–15 years. A new combi costs £2,000–4,000 fitted. A knackered boiler in winter is an emergency.
7. Are there any ongoing or recent issues — damp, subsidence, pests?
If they say no, ask again about insurance claims. A claim for subsidence stays on the property's insurance history and affects future premiums.
8. What's the EPC rating?
A D-rated property with gas heating will cost £2,000–3,000 per year to heat. A B-rated property costs £800–1,200. Over ten years, that's £10,000+ in your pocket.
On the Area
9. Are there any planning applications nearby we should know about?
Estate agents know. They might not volunteer. Ask directly about the adjacent street and anything within half a mile. Our property reports flag these automatically, but it's worth hearing the agent's spin.
10. What's the parking situation?
"Permit-only zone" is fine if you have one. "Controlled parking 8am-6pm Monday-Saturday" with no driveway can cost £200-800 per year in permits and is worse for visitors.
11. How's the broadband? The agent's listing says 'fibre available' — has the current owner actually got fibre?
"Available in the area" and "available at this address" are not the same thing. Get the specifics.
On the Deal
12. What's included in the sale?
Fitted kitchen appliances, wardrobes, curtains, garden sheds, white goods — all should be itemised in the offer. Surprisingly often they're not, and you arrive on completion day to find the fridge has gone to the seller's new house.
Final Tip
Ask these in person or on a call, not by email. Agents are better at reading situations than writing about them, and you'll learn more from tone and hesitation than from the words alone.
Before you even view, pull our free area report for the postcode so you can ask informed questions instead of basic ones.