Whether you are a first time buyer or you are going through the viewing and buying process once more, it is an extremely important and potentially stressful experience.

Viewings can take up a lot of time and be really disruptive to your everyday schedule so good planning and intelligent filtering is hugely beneficial if you are to find your ideal property and avoid settling for something that has never felt quite right.

It seems obvious to only spend time looking at properties that suite your criteria in terms of space, number of bedrooms and facilities. Every day, however, people waste their time viewing properties that they could have known were not suitable, purely from a close look at the specifications.

You should then stick to your criteria, but only if you have given it an adequate amount of thought.

Do you need a spare bedroom when your guests very rarely stay over? Is a separate dining room necessary or would you be just as happy with a decent kitchen diner area?

Having a good filtering system should lead to positive viewings and an improved chance of finding your ideal home. Your criteria should delve further than just the room dimensions and garden size as it is no good viewing what is the perfect property on paper if when you turn up you are instantly put off because it is on a busy main road.

Things to consider then when searching for your property include:

Location

This includes road type, proximity to amenities and transport links, parking, crime rate, privacy, and anything else to do with the local area that may be a decisive factor for you personally.

Property specification

This includes amount of rooms, size of rooms, size of garden, whether or not there is a garage or any form of off road parking.

Property style

If you are hell-bent on purchasing an old property because you cannot stand the lack of character, for example, in new properties, then do not waste your time viewing any.

Similarly if you have a strong preference toward detached houses, only set up viewings for properties that are in fact detached.

State of repair

One of the things that can get overlooked or somewhat underestimated when viewing properties is the amount of work that may be necessary to bring the property up to standard and, more significantly perhaps, the cost to get it done.

If you fall in love with a property that is stretching your budget as it is in the knowledge that it will need a new bathroom, for example, as soon as you move in, make sure you have done your homework with regards to the price of a new bathroom and budget for it. Otherwise you may find yourself in trouble.

In an ideal world you will narrow your search down to 3-5 properties that tick all the boxes, view them, and pick your favourite.

Realistically however, you may not find any houses that completely fit your checklist, it will still come in handy though as you can use your list of preferences that you have compiled as a means by which to compare and contrast the properties that you do decide may be worth viewing.

The viewings themselves

The important work is by no means done once you have narrowed down your search and arranged your viewings, the viewings themselves can take a lot out of you and you need to approach them as you might approach an exam or important interview.

The following suggestions should help you make the best decision possible when you are viewing properties:

Do not view too many properties in one day, you need time to think about a property and take in all it has to offer. You will also become tired and negative after you have looked around a few properties and will be inclined to rush the viewings in the latter part of the day. Take your time and do not be afraid to ask important, direct questions.

Always be friendly towards owners and estate agents. Things can run a lot smoother when you decide to make an offer if you have made a good impression on the owners.

People can become very attached to their homes and it may sound unusual but many people may not wish to sell what has been their home for so many years to somebody they are not fond of.

With regard to estate agents, they are more likely to be helpful and motivated to find you your perfect home if you build up a decent relationship with them.

Do not view a house on an empty stomach, with a hangover or, if you can help it, under any circumstances where your mindset might be affected. You may miss out on a great house, or conversely, get a falsely elevated impression of an inadequate house, because you are too busy thinking about where your lunch is coming from to notice the finer details.

Take a pen and pad with you when you attend a viewing as confusion between houses can lead to wasted time and uninformed decisions. In some circumstances it can even be a good idea to take a camera so that you can get some footage of the house to jog your memory, especially if you are looking at buying a derelict place where there is currently nobody residing.

It is also advisable to view properties with a friend or relative who will not be moving in with you. Their lack of emotional involvement will allow them to offer you a valuable second opinion.

View any house that you feel you might purchase more than once, and at range of different times during the day. When viewing a property for the first time it is wise to do so in daylight, by doing this you will get a good feel for the house, its external appearance, structural condition and garden space.

If you like what you see in the daylight it can be invaluable to arrange for further viewings in the evening and if it is a busy road, during rush hour.

Try to view a property as a structure. Try not to be put off by superficial features or the current owner’s possessions that can be changed easily or taken with them. If you enter a room that is full of clutter, suffering from a poor layout or an example of a bad use of space, a good tip is to simply look at the ceiling for an indication of how the floor space would appear without the clutter. Conversely, make sure it is the house you are falling in love with, and not the furnishing or the flash television.