Finding your first home is one of the most exciting parts of the buying journey, but it can also feel overwhelming. Once you have your deposit saved and your Decision in Principle in place, the next step is understanding what to look for and how to make an offer with confidence.
In this episode of On the Ladder, Sarah Tucker shares practical advice for first time buyers on finding the right property, knowing what matters most, and understanding how to approach negotiations.
Watch the episode
How to start your property search
A good place to begin is by separating your non negotiables from your nice to haves.
Your non negotiables might include location, number of bedrooms, outdoor space, or commuting distance. Nice to haves are features you would love, but could live without if the right property came along.
This helps you stay focused and realistic while viewing homes.
What to look for when viewing properties
It is important to research the local area as well as the property itself. Check sold prices on property websites, visit the area at different times of day, and think about practical things like noise, parking and layout.
Sarah also reminds buyers that first homes do not have to be forever homes. The goal is to get onto the property ladder with a property that works for your current needs.
How to make an offer with confidence
When you find a property you love, it is easy to get carried away emotionally. That is why it is important to pause and think carefully before making an offer.
Estate agents work for the seller, so buyers should be careful not to reveal too much about their budget or maximum offer. Being prepared with your Decision in Principle and proof of deposit helps show that you are serious and ready to move.
Why first time buyers can be attractive to sellers
First time buyers are often in a strong position because they are chain free. This can make the process simpler for sellers.
In this episode, Sarah also speaks to estate agent Ryan Rees, who shares insights into negotiation, what sellers and agents look for, and why being flexible and informed can strengthen your position as a buyer.
Key takeaway
Finding the right first home is about balancing excitement with preparation. Know what matters most to you, do your research, and be ready to act when the right property comes along.
With the right advice and a clear understanding of the process, first time buyers can approach viewings and offers with much more confidence.
Full transcript
We’re about to help you get on the property ladder by telling you everything you need to know about the home buying process. I’m Sarah Tucker and this is On the Ladder and you’re about to take the next step.
So, you’ve got your deposit saved, your Decision in Principle ready, and now it’s time for the most exciting and sometimes overwhelming part of the journey. Finding the one, that dream property that feels right, is in your budget, in the right area, and actually ticks all your boxes.
Even if you’re still saving or just browsing on Rightmove, this episode will give you a head start for when you’re ready. But how do you really find it, and what happens when you do? Then comes the next step, making an offer.
Let’s break it down.
Start with your non negotiables. Think about things like location, commute, outdoor space, or number of bedrooms. Then list your nice to haves, the features you would love but could live without if the right property comes along.
Be honest with yourself about what matters most and where you can compromise. Most first homes are not forever homes, and that is okay. The goal is to get onto the property ladder, not go straight to the very top.
Once you know the kind of property you are looking for, do your research. Check sold prices in the area on sites like Rightmove and Zoopla so you can see what properties are really selling for. Visit the area at different times of day and look out for things like parking, noise and the feel of the neighbourhood.
Do not be afraid to view homes that need a bit of work. Sometimes the best properties are the ones you can see past the wallpaper in.
Location and land are two things you cannot change and are a great place to start when looking for your first home. Think about where the property is, which way the garden faces and how big the plot is.
View a few properties and learn from each one. Every viewing helps you understand more clearly what you like and what you do not.
Sometimes people say you know within 10 seconds of walking through the door if it feels right. That gut feeling can be powerful. When that moment happens, enjoy it, get excited and imagine yourself living there.
But then pause.
This is the point where your head needs to lead your heart, because next comes the offer.
When it comes to making an offer, remember that the estate agent works for the seller. Their job is to get the best price and the best buyer for their client, not to find you a bargain.
That does not mean they are against you, but it does mean their loyalty is with the seller. This is why it is so important to have your mortgage adviser ready with your Decision in Principle and proof of deposit. It helps show that you are a serious buyer, not just browsing, and it means you have someone on your side.
Negotiation is different in every market. Sometimes homes sell for asking price or above. Other times, if a property has been on the market for a while, there may be more room to negotiate.
The key is to understand the market value and show that you are ready to proceed. Sellers often choose the buyer who seems most likely to reach completion, not always the one with the very highest offer.
This is where being a first time buyer can work in your favour.
In this episode Sarah also speaks to estate agent Ryan Rees from Gilbert and Rose, who shares negotiation tips and explains how buyers can strengthen their position when making an offer.
One of the most important lessons is not to give away too much information. Buyers should be careful not to tell an agent their maximum offer or reveal more than they need to about their finances.
Ryan also explains that first time buyers sometimes underestimate one of their biggest strengths, their flexibility. Many can wait longer than other buyers if needed, and that can be very appealing to sellers who still need time to find their next home.
He also encourages buyers to understand the process as much as possible so they can come across as informed and confident, without pretending to know more than they do.
The conversation also covers bidding wars, how to be taken seriously as a first time buyer, and some of the common mistakes buyers make when negotiating.
Sarah and Ryan discuss how the old advice to always offer low is now outdated in many parts of the market. Buyers need to understand local values and make sensible, informed offers based on real evidence.
They also talk about gazumping, gazundering and the importance of understanding that estate agents have legal duties, but that buyers should still stay alert and ask questions if something does not feel right.
Another useful part of the conversation looks at what agents must disclose about a property, including material information that could affect a buyer’s decision.
The overall message is that buying a home is emotional, and estate agents sit right in the middle of that. The best ones will want the same result as you, a successful sale, but buyers should still stay informed, ask questions and avoid revealing too much too soon.
Do not be afraid to negotiate. Estate agents expect it. It is part of the process.
Do not underestimate your position either. Being chain free and ready to move can make you very appealing to a seller.
Most importantly, remember that this is a huge milestone. You are ready for this and you do not have to figure it all out alone.
Start pinning those dream home ideas, saving your interior inspiration and getting excited about what is ahead.
This is On the Ladder and you just took the next step.
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This has been On the Ladder and you just took the next step. See you next time
