EXPERTS
Searches and surveys Q I am buying my first home which is very exciting. I am a little confused though – what are surveys and searches and do I need both? Amber Davies, Croydon A When you’re buying your first home, you’ll hear a lot about searches and surveys.They’re both key parts of the conveyancing process, but they do very different jobs. Understanding the difference can help you to avoid costly surprises later on. What are property searches? Property searches are enquiries your conveyancer makes with public authorities to uncover information about the property and the surrounding area.The most important is the local authority search, which checks council records. This can reveal issues that might affect the property’s value or your decision to buy. For example, it will show whether the property has the correct planning permission and building regulations approvals. It can also flag things like planned road schemes or nearby developments. Your conveyancer will usually arrange other searches too, such as environmental searches, to check for flood risk or contamination. What is a property survey? A property, or building, survey is a physical inspection of the home carried out by a qualified surveyor. It looks at the condition of the building itself, identifying issues such as damp, subsidence, or roof problems, and can flag future repair costs. There are different levels of survey. A Level 2 Home Survey suits most standard homes, while older properties may need a more detailed Level 3 Building Survey. Surveys aren’t mandatory, but they’re widely used. Our latest research shows almost 60% of recent buyers had a survey, and one in three who did were able to save money by renegotiating the price or dealing with issues before completing. Are incentives available? Q I am a first time buyer, but without the Help to Buy incentive that my sister benefited from, what options are currently available to me? Damien Goods, Cambridge A Since Help to Buy came to an end, it’s left a bit of a gap for many first time buyers who were relying on that extra leg- up.The good news, though, is that the market hasn’t stood still – and there are still plenty of ways to make that first step on to the ladder more achievable. One of the biggest shifts has come from developers themselves. Many housebuilders have recognised the challenge and stepped in with their own incentives to help buyers get moving. In fact, it’s now very common to see tailored schemes designed specifically with first time buyers in mind. For example, some developers offer schemes where you only need a 5% deposit, alongside an additional contribution or loan that reduces the size of the mortgage you need. A good example is Morris Homes’ Great Start scheme, where buyers can secure a home with a smaller mortgage by combining a deposit with an interest-free loan for a five year period. It’s not identical to Help to Buy, but it can have a very similar effect in making monthly payments more manageable.
Beyond that, there’s a wide range of other incentives out there – from deposit contributions and help towards mortgage payments, to extras like flooring, appliances or even lifestyle perks. These can make a real difference, especially when you’re juggling all the upfront costs of buying your first home. New build homes in particular tend to offer a bit more flexibility in this area, and they also come with added peace of mind – things like a 10-year warranty, no onward chain and better energy efficiency, which can help keep running costs down. The key is to explore what’s available on a development-by- development basis and have an open conversation with the sales team.You might be surprised at how much support is out there – it just looks a little different to what your sister experienced.
Toby Greenhow
Do you need both? In most cases, yes. Searches and surveys provide different information. Searches protect you from legal issues, while surveys protect you from unexpected repair bills. Lenders will require searches and carry out their own valuation, but this is not a survey. Skipping your own survey can be risky – especially for first time buyers. Searches and surveys give you a much clearer picture of what you are buying, from hidden legal issues to potential repair costs. Just as importantly, don’t treat them as box-ticking exercises. Read the results carefully and ask questions so you can make an informed decision to buy. For independent, consumer-focused guidance on mortgages and buying your first home, visit the HomeOwners Alliance website at hoa.org.uk.
Paula Higgins
First Time Buyer June/July 2026 119
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