Now the part you have been waiting for — with a budget, an AIP and clear criteria, house hunting is a search, not a gamble. One structural fact shapes everything in this phase: in England the estate agent is instructed and paid by the seller. There is no buyer's agent in a typical purchase. You are your own advocate, and this phase teaches you to be a good one.
The agent works for the seller
Agents are legally obliged to pass your offers on and to avoid misrepresentation, but their duty — and their commission — points at the seller. Every helpful conversation is also market intelligence flowing to the other side. Be courteous, be organised, share what strengthens you (AIP, chain-free status) and keep your ceiling to yourself.
Systematise the search
The buyers who win in competitive markets are rarely the richest; they are the fastest and best organised. Alerts set up properly, criteria written down, viewings booked promptly, notes taken consistently — Phase 3's steps build that machine so a good listing on a Tuesday becomes your viewing on Thursday.
Evidence over excitement
You will fall for a property at some point; everyone does. The criteria from Phase 1 and the sold-price research this phase teaches exist precisely for that moment — they let the smitten version of you negotiate with the evidence the calm version collected.
Your action list
Practical tips
- Introduce yourself to local agents as a proceedable buyer — some homes sell from mailing lists before reaching the portals.
- Speed comes from preparation, not pressure: everything you pre-decided in Phases 1–2 is a decision you will not need to make under time pressure.
What can go wrong
- Anything you tell an agent about your maximum budget or urgency will inform the negotiation against you.
- Viewing homes above your ceiling 'just to see' recalibrates your taste and poisons your budget — the portals make this mistake effortless.
- PropertySquares provides education, not financial or legal advice. Verify current rules and obtain advice for your circumstances before acting.