Before you pay up, do your homework.

Choosing the right property for you is vitally important when buying a house. Francesca Angelucci, a specialist conveyancing solicitor, tackles this topic and answers your questions about searches and surveys.

How do I choose the right property?

It's all too easy to fall in love with a property and make an offer before doing all your homework.

However, before making a decision, take time to check key points. When you are viewing properties write down a checklist of things to look out for and questions to ask. Take your time; don't be hurried or afraid to look around again.

Among the things you should look out for:

* The exterior. Check the walls, windows, paint, roof, gutters, drains and garden

* Check inside for damp patches and cracks.

* Try out the heating system, water and lighting.

* Inspect the roof and its insulation.

* Open and shut windows and doors and check locks for security.

* Inspect the floors and ceiling for durability and cracks.

* Is there enough space for all your requirements?

* Check the bath, basin and flush the toilet.

* View the property at different times of the day and week, and listen for outside noise.

* Have a look at the condition of neighbouring properties ( are they in good condition?

Properties built in the last 20 years are generally less likely to need repairs than Victorian properties and those put up within the last 10 years should have a National House-Building Council (NHBC) certificate. This offers substantial insurance protection against building faults or structural defects for a period of 10 years.

Why do I need so many searches?

On all properties, lenders generally require a local authority search. Although in certain cases, for example remortgages, local authorities will often accept search indemnity insurance in lieu of a local search being carried out.

A local search shows details of any planning permission given on the property you are buying and any plans to build roads within 200 metres of the property.

However, it doesn't tell you about planning permission on neighbouring properties or land. It is possible to obtain further information by paying an additional fee to obtain a more extensive search which will reveal entries relating to neighbouring properties.

Your lender will usually require a drainage search, detailing whether waste water goes into a public or private sewer; a land registry search to check the property hasn't changed hands; and a land charges search to ensure you're not a bankrupt.

The water search will be done at the same time as the local authority search, while the other two searches will be done later in the buying process, usually shortly before completion.

At around the same time as the searches are undertaken, you should be considering having a survey done on the property.

What if my survey reveals defects?

It's a rare survey that reveals no defects! The more detailed the report you choose the more faults will be found. Once you receive the result of the survey you should obtain estimates for the works referred to.

Once you know how much the repairs will cost you can negotiate through your agents for a reduction in price of the property before exchange of contracts. Alternatively, the seller could complete the work at his or her own expense prior to completion.

Send me any questions you have about buying or selling your house ( it could make a difference to your decision to buy or not to buy!

* Francesca Angelucci is a solicitor in the residential conveyancing unit of Watson Burton LLP, 1 St James' Gate, Newcastle. Send Francesca any questions you have about buying or selling your house. Call on [phone], e-mail francesca.angelucci@ watsonburton.com or log on to www.watsonburton.com