Top 7 things to check when buying a residential property in England

Buying a home is likely to be the biggest investment you’ll ever make. While the process is exciting, it’s also complex, involving lots of legal fine-print that can have long-term financial implications and can impact your future plans for the property.

To help you navigate this important life event, we sat down with Amy Matthews, a specialist in our Residential Conveyancing team, to discuss the details that buyers often overlook and the regional nuances of the property markets in Cambridge, Bedford and Milton Keynes.

1. Have you budgeted beyond the property price?

One of the most common mistakes that buyers make is failing to think beyond the completion date. Amy notes that many buyers stretch their finances to the limit to secure a mortgage without accounting for maintenance costs.

“We always advise budgeting for ongoing maintenance and unexpected repairs,” Amy explains. “It’s a cliché, but the boiler often tends to go as soon as you move in. Buyers need to ensure they have a financial buffer for those immediate costs that aren’t covered by the mortgage.”

2. Do the property’s boundaries on paper match what’s on the ground?

A title plan might look straightforward in a report, but it can look very different when you are standing in the garden of the property.

“We ask clients to compare the title deeds with what they see on the ground,” says Amy. “This is harder for buyers than sellers because they don’t have the familiarity of the property. Pay close attention to fences and walls, a small discrepancy now could lead to a significant boundary dispute with a neighbour in the future.”

3. Do you know about the power of restrictive covenants?

Covenants are rules written into the deeds that dictate what you can and cannot do with your land. These range from historic rules like not selling alcohol from the property to modern issues like prohibiting extensions without consent from the developer.

“In newer developments, especially in areas like Cambridge, developers often remain the beneficiary of these covenants. Even if you have planning permission and building regulations, you may still need separate restrictive covenant consent from the original developer to build a conservatory or extension. Missing this step can be a costly mistake when you come to sell.”

4. Have you considered regional factors that could impact the property in the future?

If you’re buying in Bedford or the surrounding areas, the proposed East-West Rail project is a major consideration.

“Because you can’t see it yet, it’s easily overlooked,” Amy warns. “But it is coming down the line. We also look closely at local authority searches in Milton Keynes, where the unique grid system means road proposals, roundabouts and traffic schemes are constantly evolving. These can significantly impact both the quiet enjoyment and the future value of your home.”

5. Do you know the status of the roads outside your home?

In Milton Keynes and newer Cambridge estates, it’s important to know if the roads around your home have been adopted or not.

• Adopted Roads are maintained by the local authority.
• Private/ Unadopted Roads are the responsibility of the developer or a management company.

Amy notes: “It’s common for developers to intend to hand roads over to the council, but these timelines often slip, sometimes by decades! Buyers need to be aware of potential maintenance arrangements and the risk of sudden, large bills for road repairs if the adoption process is delayed.”

6. Are you considering buying a period property?

Bedford’s wealth of period properties brings unique legal challenges, particularly regarding unregistered land and listed structures.

“Many properties in Bedford have stayed in the same family for generations and aren’t yet on the Land Registry,” Amy explains. “While we can still sell unregistered land, it makes checking the deeds and plans even more critical. Additionally, if a property has a listed boundary wall that falls down, you cannot simply put up a standard fence, you may need specific heritage consent to repair it like-for-like.”

7. Does your new home have solar panels?

With the rise of green tech, solar panels are becoming a standard feature for many homes, but did you know that they come with their own legal paper trail?

“You must check if the panels are owned outright or leased,” Amy advises. “If they are leased, your mortgage lender will have strict requirements regarding the terms of that lease and the company’s right to access your roof. Even if they are owned outright, the ownership doesn’t always pass automatically, you need to ensure all installation paperwork and MCS certificates are transferred correctly.”

Amy’s top tip for first-time buyers

“Get your Mortgage in Principle (MIP) secured before you even start viewing homes. It tells you exactly what you can afford and makes you much more appealing to sellers. Buying should be an enjoyable process – don’t let the stress of rushing to catch up with finances ruin the excitement of finding a home you love.”

How to communicate with your solicitor

Amy’s final tip is simple: Read everything. “Conveyancing involves a lot of old language that can be overwhelming. We would much rather a client ask us ten questions they think are silly than have them sign a contract they don’t fully understand. This is the biggest financial investment of your life, take the time to understand the risks today so you can enjoy your home tomorrow.”

If you’re looking to buy or sell a property and would like expert legal guidance, get in touch with the Woodfines Residential Property team today.