What to actually check before making an offer
By PreOfferChecks Editorial · Published 1 April 2026 · Updated 13 April 2026
Key takeaways
- Sold prices nearby tell you more than the asking price ever will
- Days on market is your clearest signal of negotiating leverage
- Flood risk affects insurability and mortgageability, not just physical damage
- Planning applications within 200m can materially affect value and liveability
- Missing building regs paperwork becomes your problem after completion, not the vendor's
Most buyers walk through a property, like what they see, and put in an offer. Then the survey comes back and they find out the roof needs £15k of work and there are three outstanding planning applications next door.
The stuff that really matters before an offer is mostly invisible in the listing photos.
Sold prices nearby
The asking price is what the vendor wants. Sold prices are what people actually paid. Land Registry data goes back years. Look at what similar properties on the same road went for in the last 18 months. If everything sold at 95-97% of asking, that is your anchor. If properties sat for months and sold at 90%, that tells you something different.
Days on market
A property that has been listed for 90 days and has not sold either has a pricing problem or something buyers keep discovering on viewings. Neither is good. Both are leverage. Check when the listing was first added, not just when it was last updated.
Flood risk
Check the Environment Agency flood map before you get emotionally attached. This is not just about whether water comes through the door. It affects insurance costs and in some cases makes a property unmortgageable for certain lenders. A high flood-risk flag changes the deal economics even if the property never flooded.
Planning applications nearby
The council planning portal shows every application within a given area. A large development behind the garden or next door can materially affect value and liveability. Most buyers never check this. It takes about two minutes.
Building history
If there is an extension, loft conversion, or outbuilding, you want to know it had planning permission and building regulations sign-off. Missing paperwork becomes your problem after completion, not the vendor's. Ask the agent directly and get it confirmed in writing through your solicitor.
How PreOfferChecks helps first-time buyers
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Start a check →This article is general guidance only and does not constitute legal, surveying, or financial advice. Always instruct a qualified solicitor, surveyor, and mortgage adviser before proceeding with a property purchase. PreOfferChecks reports are decision-support tools, not professional reports.