The Problem

The most expensive part of most property deals is not the solicitor, the survey, or the builder.

It is the thing nobody asked about until after the money was committed.

These are the five most common:

1. A refurb estimate that was never properly scoped — the £15k kitchen becomes £40k when the walls are opened.
2. A refinance exit that assumed a comparable that doesn't exist — the bridge term expires before the lender agrees the value.
3. A certificate that was assumed to be in place — the CP12 hasn't been done in 4 years and the buyer wants it before exchange.
4. A planning history nobody searched — the extension was built without consent and now the indemnity insurer won't cover it.
5. A lease term that didn't get checked — 72 years remaining, not 82. The mortgage offer changes.

None of these are obscure. All of them are visible before you spend anything, if you know what to look for.

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