From turning a blind eye to your finances, to taking on a huge renovation project that leaves you way out of your depth, there are so many things that can trip you up during the house buying journey. Here, we break down some of the most common pitfalls that lead property hunters into deep water – and how to avoid them.

We know what you're thinking, surely this is obvious? Well, you'd be surprised. Avoid searching outside of your price range, by working out how much you may be able to borrow based on your income and deposit. Most lenders and mortgage comparison sites have online calculators for this purpose. Likewise, avoid taking on too much debt, by working out what you can feasibly afford to repay each month. This will help you to decide a realistic mortgage term, set a budget, and avoid working to keep hold of a house that's frankly too expensive. This is one real estate secret the industry really doesn't want you to know about!

This goes hand-in-hand with knowing your budget. Applying for an Agreement in Principle from a mortgage lender is a way of proving that you can afford to borrow enough to purchase a property, so it's a good idea to get this before you start house-hunting. However, you'll still need to officially apply once you have an offer accepted. Likewise in the States, having preapproval paperwork to hand will prove you're a viable buyer when it comes to putting in an offer, especially if you're a first-time buyer. 

Few mistakes can be as costly as overlooking the importance of inspections and surveys. It might sound like an unnecessary expense, but property surveys are extremely important – not least because they will help you to establish whether the property is structurally sound. Home surveys vary in cost and there are different options available, depending on how extensive you want to be. In the States, before you sign on the dotted line, make sure you hire a reputable home inspector and attend the survey together, making notes of any issues. These all-important inspections will highlight any structural concerns and will help you to avoid major improvement works (and costly fees) later down the line.

When it comes to buying a house, it's not only important to research different properties, but also the areas that you're looking to buy in. There any numerous things to consider before moving to a certain neighbourhood. What are the crime rates like? What is the average house price for the type of home you're looking to buy? Is the property you're interested in near a flight path, a river, or a dodgy part of town? These are all things to consider before putting pen to paper. In the UK, StreetCheck is a good resource for researching a new area.

Once you know exactly what you can afford, it's time to think about the things you're definitely not willing to comprise on. Sit down and set out a clear list of priorities. It might be outdoor space, room for a nursery, or even proximity to good schools. Whatever your essentials, these should be the things that inform all of your decisions and will help you to avoid buying a property that doesn't suit your needs. This is one common pitfall you'll definitely want to avoid.

The last thing you want to do is rush into a purchase without first shopping around. While the stress of house-hunting can often push people into overlooking important things and compromising on too many elements, it's important that you don't just buy the first thing you see. Instead, shop around and view different types of properties in order to establish what you like, what you don't like, and what you're willing to comprise on should the need arise.

A spacious, detached house is the ultimate goal for many homeowners. The physical separation from neighbouring properties facilitates privacy and peace and quiet. But it will depend on location. A detached home on a busy high street may turn out to be a less attractive prospect than a small terrace around the corner if a noise-free life is what you value. Remember that it’s not just purchase prices that are higher, but utility bills too.

There are always compromises between must-haves and would-also-be-nice, but make sure off-street parking is in the former category. You might believe that the gorgeousness of your new pad will outweigh parking issues but you'd be wise to think twice. It won’t only be you driving around in frustrated circles, it will be your visitors, too and parking can also be a major source of conflict with neighbours.

Historic homes tend to be full of character, but don’t let their beauty dazzle you out of practical considerations. If a property is listed or in a conservation area, repairs, alterations and even maintenance can be complex and costly. Many small older homes have tiny rooms with very low light levels and might not be suitable for family living. Their beauty, however, is often unmatched by younger pretenders – you may need to choose between character and convenience. 

Those who leave a town or city in search of the quiet life may be surprised to discover that not all villages offer rural bliss. In some smaller places everyone really does know everyone else’s business. Find out as much as you can about a place before you decide to buy. If you have connections there, grill them for information and stay for long weekends at different times of the year. Will the friendliness and support of a tight-knit community outweigh any other misgivings?

Ensuites and bedrooms under the eaves can be light and beautiful spaces with terrific views. In smaller properties, though, be wary of what might have been lost in the conversion process. If a bedroom on the first floor has been sacrificed to fit in the new staircase you may be paying a premium for a property that essentially has the same number of bedrooms as a cheaper house down the road, without the loft storage space.

There’s nothing like a large, traditional garden to raise the spirits. Do things right and its beauty will make all your efforts worthwhile. But if you are planning on buying a forever home, be practical. Will you be able to manage such a big plot in years to come? Lawned areas and traditional herbaceous borders need lots of attention in order to stay looking good. It may be worth assessing how feasible a low-maintenance redesign might be – or prioritise a more manageable space elsewhere.

The smaller size and compact nature of most terraced homes makes them cheaper to buy and less expensive to run. Sharing two out of four external walls with neighbours keeps things warm and heating costs down. But living in such close proximity can have a different kind of price. Be aware that noise is more likely to filter through party walls, while backyards and small gardens can impact privacy.

If you 're looking at purchasing in a commuter hotspot you won’t want to add to your weekday journey by buying a property too far from the station. On the other hand, you don’t want to be so close to the station that you are inconvenienced by other commuters parking their cars on your road, the noise of any high-speed through trains or the sound of the station’s public address system. Aim for a 10 to 15-minute walk for a happy medium.  

Living on a road with properties on just one side is appealing. Imagine looking out from your living room and front bedrooms and, instead of seeing houses just like your own, there are trees, parkland, perhaps even a lake. It sounds idyllic and of course it could be – in some areas. In others, you could face having the perfect view of something a lot less appealing so make sure you visit a potential home in the dark to check you'll feel safe in the darker winter months. 

If you want to buy in an area that is also popular with tourists, such as on the coast or in a buzzing harbour or marina, don’t confuse what you experience on a short holiday with what life might be like as a permanent resident. Visit at different times of the year to check it has year-round appeal. Just how crowded with people and cars does it get during high summer? Be aware that some regions are resistant to buyers from outside their local area, so do your research.

Choosing a property on a bus route may allow you to live a little further from a train station where prices are lower. But if a house isn’t set back from the road you could face not only bus noise but the prospect of a queue lining up outside your front door! It may take 10 minutes to walk to a bus stop outside someone else’s house – but it would be well worth it.

If there is an ensuite or main bathroom upstairs, a downstairs shower room can be a boon. Having washroom facilities on each floor makes a property versatile enough to cope with any changes to household circumstances. Lots of buyers expect to have more than one bathroom so a property with a downstairs shower room is likely to be a good investment – as long as you don’t mind the extra cleaning.

The pandemic has left lots of us heading to the countryside, but be sure the country life is for you. While acres of rolling landscape can be beautiful to look at it can also mean that neighbours, schools, transport, healthcare and shops are difficult to access. What looks idyllic in the sunshine of summer can seem quite different come the snow and ice of winter. Are you really comfortable with the prospect of not having any amenities close by?

Assuming that those amazing views will never be built on is a big mistake to make, especially if it's a deal-breaker. In the UK, plans for all new developments that need planning permission are made public by the council. This could be an extension to a local property or a new housing development in your area. You can search the register of local planning decisions on Gov.uk

Gardens that face north get the least amount of sunlight. The little they do get tends to be at the far end of the garden, away from the shade thrown by the property. Patio areas close to the house will stay damp and struggle to dry out. While you can work around a north-facing garden, by choosing shade-loving plants, always check the aspect of a garden when you view or you might not need that patio furniture…

The advantages of a new build are plenty: there have been no previous owners, fixtures and fittings are new and generally they're better insulated and designed to be energy efficient. But all developments are different, so research contractors and areas fully. Don’t omit the survey: new builds are always new, but they are rarely perfect – therefore a snagging survey is advisable. While bills might be lower, new-build properties are sold at a premium so you may need to hold on to them longer for value to accumulate. 

Show homes are often heavily interior-designed and often feature expensive features that don't come as standard, so don't be fooled and seduced by the show home alone when looking around a new development. Do also bear in mind that the furniture, such as a compact sofa, may have been selected to disguise just how small some rooms are.

When you go to view a property, don’t assume all bedrooms are big enough for double beds. If there isn’t one in the room it’s probably too small to accommodate more than a single. Measure to check. If you are looking for a three-bedroom property, you’ll want at least two to house doubles. And if there isn’t room for a double there won’t be space for twin beds either. Scrutinise any fitted storage: removing it and reconfiguring the layout may allow you to squeeze in a double. 

Access to good road links makes day-to-day commuting less stressful and saves time. There is, however, such a thing as being too close. The nearer a property is to a motorway or major road, the more traffic noise and congestion will impinge upon your neighbourhood and your property, not to mention pollution. Strike a balance between what you want from a commute and what you expect from your home life.

Don’t get so carried away with the prospect of a garden that you forget the property it comes with. It’s a mistake many flat owners make when they start househunting. For eight months of the year you will probably not even set foot in your garden. It is the house that is the priority so make sure it meets your requirements. 

Being able to walk to your local market, favourite pub or restaurant, the cinema, gym and even your workplace is a tempting prospect, and not just because of what you'll save on transport costs. It is convenient, but what may suit your life now may not do so a few years down the line. Ask yourself whether the edginess, vibrancy and round-the-clock life of the city will always be so appealing.

Being able to pick up a pint of milk and a loaf of bread without getting into a car is at the top of most housebuyers’ lists. Having a corner shop nearby is very handy. But, it is also convenient for everyone else on your road and the roads around you. So, consider the nearer you are to the shop, the more footfall and car parking you will have outside your home. 

Nothing beats a good view, but be wary of going for a top-floor flat in larger blocks. Choose a floor that is walkable should anything go wrong with the lifts. Bear in mind how easy it will be to get furniture in and out and who might be likely to visit regularly or even live with you in the future. If it's elderly relatives you might want to consider their ease of access, as well as your own.

Estate agents often describe corner houses as having ‘generous plots’. Even where this is true, consider a property’s aspect carefully. How busy is the junction? Does all the outdoor space share a boundary with a street? Is there privacy? Are windows and walls accessible from the roadside? Rather than a better option, some corner houses can be more exposed, noisier and less secure than neighbouring properties.

Not all detached and semi-detached homes are suitable for extensions. There are minimum dimension requirements for rooms and there may also be caveats around building works in conservation areas and housing developments. Look for any work that has (or has not) been carried out on nearby properties. If extending is not possible you will want to know from the outset so don't be afraid to ask a local architect for advice before you commit.

The no-through road has many virtues. It will tend to be quiet because it has no passing traffic, only residents, their visitors and those making deliveries. As a result the cul-de-sac can be a little oasis of calm even in the hubbub of a city. However, the relatively small number of properties in a cul-de-sac can also produce an oddly claustrophobic and inward-looking feel that might not be to everyone’s tastes.

Desk space can be squeezed in anywhere, but will it be practical? As homeworking becomes increasingly common following the pandemic, it will pay to have somewhere that is functional and comfortable. Look for a property in which you can set up a desk and storage on a permanent rather than a temporary basis. It doesn’t have to be a whole room. Landings and hallways may be possibilities if there are electric sockets nearby.

Moving house is an expensive business so why do it more than you have to? A tiny flat or house might be fine for your life now, but what if you start a family or take on the care of elderly relatives? Buy with future versatility in mind. If you can’t find something with longevity in your favourite location, consider compromising a little to gain a larger property further away that will last you longer.

A flat with a garden has all the advantages of a house but with a lower price tag. But make sure you know an area very well if you are looking to buy a garden flat there. In any location, a ground-floor can be a less secure option than the first or upper levels of the same block. It means you could be paying a premium not only for the garden but for a flat that is more vulnerable to break-ins and damage than its cheaper upstairs neighbours.

Most of us have a holiday abroad once or twice a year. There may be the odd bit of business travel on top, but in general that’s it. So while being next door to an airport makes holiday arrangements easier to manage, living under a flight path and with airport traffic on a day-to-day basis makes for a stressful existence. Be sure of what you are taking on and remember that airports tend to expand over time.

A fixer-upper on a sought-after road should always win out over a pristine place on a less popular one, so focus on location. Be flexible about taking on work though, because it can free up better locations for your budget. But go for properties that require decorative updating and new fixtures and fittings rather than hardcore renovations – unless you are happy to take on those, too. And always cap the budget for any work with the house’s maximum potential value firmly in mind.

Traditional kitchens that occupy a single corner of a downstairs layout may not be versatile enough to meet the needs of a modern family. In new-build properties, kitchens, living and dining areas tend to share one integrated all-inclusive ground-floor space, while modern kitchen conversions are designed with open-plan communal layouts. Check how possible and affordable a conversion might be. If it’s a no-go, make sure you can live with the constraints of a small – and separate – cooking space. 

It’s fairly unusual these days to find a lawn-and-border front garden, which is probably why they are so appealing. But don't let them distract from the fact that there is nowhere to park. Be flexible in your thinking: might it be possible to rework the front-garden design to incorporate off-street parking? You might not have to give over the whole frontage to hard landscaping. A driveway and garden combination is the perfect solution.

Traditional conservatories have fallen a little out of favour since the rise of the open-plan extension. But don't rule out properties that have one if everything else is to your liking. You can always replace a conservatory by extending or, if you don’t have the budget to do so straight away, consider how else you might be able to repurpose the space. It might make more sense as a playroom or an office rather than a duplicate living room. If lack of thermostatic control is a worry, consider conservatory insulation to make it a useful space year-round.

Proximity to a good school may be top of your must-have list because you have school-age children or because being in a good catchment area is more likely to safeguard a property’s value, or both, especially if you're living in the UK. Be sure to view the property in mornings and afternoons during the school run. Get a sense of traffic and crowd levels. If you are not at home during the day this may not be an issue; if you work from home it could be crucial. 

If the price is right, buying a home that needs work and getting it done will always be cheaper than buying a similar one in a pristine condition. But be honest with yourself about how up for a project you and your family are. A renovation takes hard work and commitment, whether you are doing the work yourself or contracting others to do it for you.   

Loved this? Follow us on Facebook for more home-buying tips