Certus Mortgage Solutions: How to be a canny buyer

HEARD ABOUT ‘THE STARBUCKS EFFECT’? IT'S THE THEORY THAT WHEN A STARBUCKS OPENS IN A DRAB AREA, GENTRIFICATION –AND SKYROCKETING HOUSE PRICES - CANNOT BE FAR AWAY, SO BUY YOUR HOME THERE NOW

If only it were that simple. (There wouldn't be so many property TV shows, for one thing.) The truth is: it takes a lot more than just a nearby chain coffee shop to make a clever house buy. But with a little luck, and a lot of homework, you can find the right house for you, in the right area - and even end up saving money. Here are our top tips...

Decide what you want

Make lists of what you want in your dream house under three headings: budget, space and criteria. Be realistic (a summer conservatory in an inner city property can be hard to find), but remember: if you want it, it's important.

Sort out your money

It pays to get your mortgage offer in principle before you start househunting. It's the only way you know exactly what you can spend. (It'll also give you a huge advantage over slower would-be buyers.)

"It pays to get your mortgage offer in principle before you start househunting"

Make some new friends

Talk to as many estate agents as possible, and remember: the keener you are, the keener they'll be to find your dream house.

Once you have narrowed down your househunt, ask a builder to have a look at the property with you. They'll be able to give you advice on what you could do to make a house bigger or lighter, and they can give you an informal survey estimate.

Research the area

Research is the only way to make sure that you're offering the right amount for the house and that prices in the area are going up, riot down. Try:

www.hometrack.co.uk for regional reports
local councils to find out about planned shopping facilities and transport links
walking around the neighbourhood at different times of the day to get a 'feel' for it
checking out local shops and restaurants (not just Starbucks) for signs that the area is booming: if they're upmarket chain stores and gastropubs rather than dusty old shops and old men's pubs, you can be sure that the area is moving up.

Choose area over decor

If you find a dream house that's well within your price range, it can be tempting to snap it up there and then - regardless of the prison across the street and the lack of shopping and transport facilities nearby. Clever buyers will always prioritise area over the house itself.

After all, you can do up a house (make it lighter, smarter, bigger, safer, more modern), but you can't do the same to an area.

Trust your instincts

If you find a house that ticks all your criteria, but you just don't click with the place, then don't buy it. Perhaps your criteria don't reflect what's actually important to you. Ask an impartial friend to go over your checklist with you and work out what your priorities really are.

Save the pennies and the pounds

After you've found the house, made an offer and got the survey done, if applicable, deduct the estimate from the survey (ie how much it will cost to patch up those stairs or put in a new boiler) from the offer. This could save you tens of thousands of pounds.

Ask the vendor to throw in the appliances, light fittings, curtains and carpets for a small extra fee. They may not be exactly what you would choose yourself, but could see you through the first costly years of home ownership.