Lake Properties Lake Properties
1. Why are you selling?
This is the ice-breaker. If the seller is relocating for work, downsizing, or moving closer to family, it’s usually straightforward. But if they mention “maintenance is too much” or “the area isn’t what it used to be,” that could hint at hidden problems (crime, noise, upkeep).
π Red flag: vague or defensive answers.
2. How long have you owned the property?
Longer ownership means a deeper history you can probe. Short ownership (less than 2 years) may indicate they discovered issues quickly and want out.
π Pro-Tip inside this: compare their answer with the title deed history.
3. How long has the property been on the market and have you had any offers?
A house sitting for 6+ months without serious offers might be overpriced or have underlying issues. If there were offers that fell through, ask why — finance rejection? Bad inspection?
4. What’s your asking price and how flexible are you?
This tests motivation. A seller who says, “we’re open to reasonable offers” is more negotiable than one saying, “our price is firm.” Use this info when structuring your bid.
5. What’s included in the sale?
Fixtures, appliances, pool pumps, irrigation systems, blinds, chandeliers — sellers sometimes remove items you assumed were included. Always pin this down in writing.
6. Is the property vacant or occupied?
If vacant, you can take transfer quicker. If tenants live there, you inherit their lease — you’ll need to check the contract and rental terms.
7. Are there any known defects, leaks, or maintenance issues?
This is where honesty is tested. Sellers in South Africa are legally required to disclose defects, but some downplay them. Get specifics: roof leaks, damp patches, faulty wiring.
8. Have you had any insurance claims?
A house with multiple insurance claims (burst geyser, roof damage, fire) might have weak infrastructure or recurring risks. Ask for proof from their insurer if possible.
9. Have you done any renovations or additions?
This uncovers upgrades (new kitchen, added bedroom, extended patio). Ask for exact years. Renovations older than 10 years may soon need updating again.
10. Were renovations permitted and do you have approved plans?
Illegal structures (like an unapproved granny flat) can cause major transfer headaches and even demolition orders. Always ask for stamped municipal plans.
11. When were major systems last serviced/replaced?
Roofs, geysers, plumbing, and electrical boards all have lifespans. A geyser older than 10 years might fail soon; wiring older than 20 years may need upgrading. This gives you bargaining power on price.
12. Any history of damp, mould, or drainage problems?
These are costly silent killers. Smell closets, check corners, and ask about water pooling during rains. Damp is hard to fix and can harm health.
13. Any pest issues?
Termites, wood-borer, and rodents can quietly eat through the structure. If they say it’s been treated, ask for the pest control certificate.
14. Any structural issues or cracks?
Not all cracks are serious — some are cosmetic. But wide diagonal cracks or sloping floors suggest foundation movement. Always follow up with an engineer’s report if you suspect structural risk.
15. Are the boundaries and title clear?
Sometimes a neighbour’s wall or fence is built on your land. Servitudes (e.g., “municipality can dig on your property for water pipes”) limit your control. Request the title deed diagram.
16. Any disputes with neighbours, HOAs, or municipality?
Noise, pets, unpaid levies, or zoning fights can poison the experience of living there. Sellers may brush it off, but listen closely to their tone.
17. Any outstanding municipal rates, taxes, or levies?
In South Africa, you can’t transfer a property unless these are settled, but delays happen if there are arrears. Better to ask early and avoid transfer surprises.
18. Any upcoming projects or zoning changes nearby?
That quiet street could become a busy road if a new development is approved. Sellers sometimes know, sometimes pretend not to — verify with the municipality too.
19. Do you have recent inspection reports, utility bills, and disclosures?
Bills show you the real cost of living there — water, electricity, levies. A disclosure form forces the seller to list known defects on paper.
20. What’s your preferred sale process and timeline?
This manages expectations. If they want a 30-day transfer but your bond approval will take 60 days, you need to negotiate.
π― Lake Properties Pro-Tip
Asking questions is only half the job — verify everything. Sellers may forget, understate, or gloss over details. Always:
- Match their answers with official documents (title deeds, municipal plans, compliance certificates).
- Put all promises in the Offer to Purchase — verbal agreements don’t count.
- Hire your own independent inspector, even if the house “looks fine.”
π The smartest buyers treat the seller’s answers as a first filter, not the final truth.
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