Buying with Corbin & Co: Your Complete Guide
Welcome to your journey to finding the perfect home. At Corbin & Co, we understand that buying a property is one of the biggest decisions you’ll ever make. Our goal is to make the experience smooth, transparent and informed. This guide walks you through the process—from your first search to the keys in your hand—so you know exactly what to expect and how we support you every step of the way.
1. Start with Preparation
Define your priorities
- Think about what you need versus what you want: number of bedrooms, garden, commute, local schools, future resale potential.
- Set a realistic budget, factoring in deposit, mortgage, legal fees, stamp duty, moving costs etc.
- Get pre‑approved for a mortgage (or at least have a mortgage‑in‑principle) so you’re ready to act when the right home appears.
- Consider your future plans - think about how this property will suit you in 5–10 years and how easy it will be to sell.
Understand the market
- Local knowledge is key: we’ll help you understand what the local area has to offer.
- Be realistic about timing: buying a home can take longer than you expect, especially if there’s a chain.
- Prepare for extra costs: legal conveyancing, possible surveys, insurance, repairs/upgrades once you move in.
2. The Search: Finding Properties That Fit
Explore listings with clarity - We’ll provide you with properties that match your criteria—but it’s useful if you also:
- Register with our mailing list/alert system so you’re among the first to know when a new property comes to market.
- Visit properties in person (or virtually) and imagine how you would live in them—look beyond décor to layout, storage, daylight, noise levels.
Ask the right questions
- What is the full asking price, and are there any known factors affecting that price (e.g., leasehold terms, required repairs, planning restrictions)?
- What’s included in the sale (fixtures, fittings)?
- What are the running costs for the property (utilities, service charges, local taxes)?
- What is the condition of the property (roof, windows, damp, insulation)?
- What are the neighbourhood features and amenities (transport links, schools, shops, future developments)?
3. Making an Offer & Negotiation
Once you find a property you love:
- Decide on an offer figure. We’ll help you consider comparable sales, the condition of the property, how long it has been on the market, and the seller’s likely motivations.
- Submit your offer in writing (via us). We’ll communicate with the selling agent/seller on your behalf.
- Be ready for counter‑offers. It’s normal to go back and forth until both sides are satisfied.
- Once your offer is accepted, you’ll need to instruct a solicitor/conveyancer and pay a deposit as agreed. At this point the property is off market (subject to contract).
4. Surveys, Legal Checks & Financing
Survey & condition
- We recommend you commission a survey as this will uncover hidden costs (e.g., subsidence, damp, outdated wiring).
- If issues are found, you may re‑negotiate the price or ask for remedial works to be carried out.
Legal Conveyancing
- Your solicitor will carry out searches (local authority, drainage, boundaries, etc.), check title deeds, review leasehold/freehold status (if applicable), and ensure there are no legal obstacles.
- It’s vital you understand what you’re committing to—especially for leasehold properties (service charges, ground rent, remaining term).
Mortgage & Funds
- If not already done, complete full mortgage application and ensure formal mortgage offer is received.
- Arrange bank/building‑society account for deposit and onward payments.
- Make sure you have funds ready for completion day (purchase price less any deposit already paid, plus legal fees, stamp duty etc.).
5. Exchange & Completion
Exchange of contracts
- This is when both you and the seller sign the contract and become legally bound.
- A completion date is set (when funds transfer, and you become the owner). Once exchanged, backing out without financial penalty typically isn’t possible.
- Ensure you have insurance in place from exchange date (you’re responsible for the property from then).
Completion day
- On completion day your solicitor transfers funds, the seller’s solicitor releases keys, and you collect your new home.
- Review the property on handover: meter readings, condition of property, any agreed items present.
6. After You’ve Moved In
- Register with utility providers, council tax, and any relevant local authorities.
- Keep all paperwork: seller disclosure documents, any guarantees, service charge records, survey reports. They may come in handy in the future.
7. FAQs
Do I need a mortgage in principle before I start viewing?
It’s not mandatory, but highly recommended. Sellers and agents prefer buyers who are financially ready—it strengthens your offer.
What if I find major issues in the survey?
You can negotiate with the seller (price reduction, remedial works) or in some cases withdraw if the contract allows. We will guide you through your options.
Are there hidden costs I should know about?
Yes. Beyond purchase price, you’ll need to factor in: survey fees, legal/conveyancing costs, stamp duty (if applicable), moving costs, possible renovations, insurance, ongoing maintenance, council tax etc.
How long will it take from offer to completion?
It varies. If the chain is simple, it might be a few weeks. With a long chain or complex legal issues it can take several months. We’ll work with all parties to keep things moving.