🏡 Buying in Herne Hill or Dulwich? Here Are 5 Key Questions to Ask at Every Viewing
You’ve been scrolling Rightmove, saving your favourites, and now you're ready to start viewing homes in Herne Hill and Dulwich — exciting times!
Whether you're eyeing a Victorian terrace near Brockwell Park, a characterful flat in a Dulwich village conversion, or a family house close to Rosendale School, this stage of the buying process is when things start to feel real.
But once you’re inside that well-presented property, how do you make sure you’re asking the right questions?
At Greater London Properties, we’ve helped countless buyers across South London make confident, informed decisions. Here are five essential questions to keep in your back pocket — they'll help you go beyond the surface and spot the real story behind any listing.
1. Why are the sellers moving — and how motivated are they?
Getting a feel for the seller’s situation can help you shape your offer. Are they upsizing locally? Relocating? Have they been waiting a while for the right buyer?
If the home is newly listed, they may be holding out for the full asking price. But if it’s been sitting on the market, or the sellers are under time pressure (school places, job moves, or a linked purchase), there may be flexibility. Ask how long it’s been listed, how many viewings they've had, and whether they’re working toward a particular timeline.
2. How much interest has there been so far?
This gives you a sense of the competition — especially helpful in popular pockets of SE24 and SE21 where demand can spike quickly.
If the agent mentions strong interest or multiple offers, you may need to move swiftly and be clear on your budget. But if things have been quiet, you might have more negotiating room. Either way, it’s helpful to know where you stand in the process.
3. Have any previous sales fallen through — and why?
It’s not unusual for deals to fall through, but the reason matters. Was it something straightforward, like the buyer's finances, or did something come up in the survey?
If there were issues with damp, structural work, or lease complications, it’s good to know early. It doesn’t necessarily mean you should walk away — but you’ll want to go in with your eyes open and possibly budget for further investigations.
4. Is there anything in the deeds or lease that could limit what I can do?
This is particularly relevant in Herne Hill and Dulwich, where you’ll find period properties, conservation areas, and homes within managed estates.
Ask if there are any covenants, shared responsibilities (e.g. for communal driveways or garden maintenance), or restrictions that could affect renovations, extensions, or how you use the property day-to-day.
5. Have there been any major works or alterations — and is all the paperwork in place?
From side returns and loft conversions to basement digs and window replacements, it’s important to ask whether any big work has been done — and if so, whether all the relevant permissions and completion certificates are on hand.
Even something as small as removing an internal wall can require building control sign-off. Missing documentation isn’t necessarily a deal-breaker, but it could slow things down or require indemnity insurance later on.
💡 Pro Tip:
Asking the right questions shows you’re a serious, thoughtful buyer — and that gives agents and sellers confidence in you. It also means fewer surprises later, and a smoother journey from offer to exchange.
🗝️ Thinking of Buying in SE24 or SE21?
We’re proud to support buyers across Herne Hill, Dulwich Village, West Dulwich, and North Dulwich — helping them find the right home at the right pace, with less stress and more support.
If you’d like early access to homes before they hit the portals, ask about our ‘Heads Up’ alerts, tailored to your preferences and lifestyle.
Warm regards,
Kate and Rob Hill
Founders of GLP & The Support Our Schools Initiative
Dulwich Branch: 📞 +44 207 292 2550
Email: dulwich@glp.co.uk
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