There are some golden rules that make house hunting a whole lot easier to get through. These rules make boring reading for someone who is not going through the painful process of moving house. For those of us who are, however, they are a handbook for sanity and can smooth the path to eventual domestic contentment.

Before you start, read the market. In a buyers market, it is possible to make offers which would not usually be seriously considered. Do not be in hurry to buy in that case, and return for a second or third viewing. In a sellers market, do not be too long making a decision and if you want to secure the property, offer the asking price.

Do your homework at the bank. Make absolutely sure you know what your limitations are, right down to the last cent. This knowledge will strengthen your confidence to bargain sensibly.

The first thing to remember is that estate agents are not the brightest people on earth. There are one or two brainy exceptions to this rule but those who have some intelligence and still choose to earn their living selling other peoples houses are woefully unimaginative which is just as bad.

So what you must definitely avoid is to empower such a person with the right to choose which properties might or might not suit you. Take advice, look at the pictures and read the information available, but make your own decision as to whether or not to view a property.

The second thing you must not do is tell the agent exactly what your budget is. If the agent is aware of your exact budget he will also have a range of properties which fit exactly into your price bracket, making his job oh, so easy. This is not necessarily in your best interests and will probably not find you a good deal. You need to add on an appropriate amount which you might be able to bargain off the price and add a bit more on top. That formula will give you your price range.

An agent will always ask you what your budget is, he is trained to ask, and you can certainly give a range for the agent to work on, but also tell them the price can go up or down depending on how much you like a property. Be firm with agents, they are there to sell houses and make money – your money actually.

Tell the agent to show you properties in that range and then set about viewing and making offers which owners might be amenable to. They can always turn your offer down, in which case you can raise the stakes. If the agent objects, tactfully remind him he is there to carry offers from you to the owner, not to judge whether the owner should accept them or not.

Study the areas you are house hunting in, and do not make the mistake of trying to convince a seller in an excellent area that his house is not worth the money if, in fact, it is. You will only make a fool of yourself and convince him you are not a serious buyer. Reserve silly offers for those who are compelled to accept them through circumstance and on such occasions remember to be understanding and gracious if such offers are rejected.

Remember, it is highly unlikely that any house vendor has set a price tag on his property without allowing for some bargaining on the part of the buyer. So there is no need to make life easy for him by offering the asking price when there is no need to. Unless, of course, the selling market is so strong there is a shortage of properties which fit your requirements.

Make absolutely sure you know precisely how much you can safely offer for a property before you set out on viewing expeditions. Include in your calculations everything which might affect your budget, such as tax, agent’s commission, solicitor’s fees and moving costs. Then you will feel some confidence when you eventually get to utter that golden phrase ‘That is my last offer, not a penny more.’ Having some knowledge of what the costs are can assure the agent that you are not an idiot, which can be quite useful.

Be considerate when viewing other people homes. Remember that this is their home, even if they are trying to sell it, and some people are sensitive about their reasons for moving, so be tactful if you feel you need to ask personal questions. You may also feel you will need to make some changes in the event of a purchase, but do try to be discreet about comments which involve turning this person’s home upside down. Remember to admire the odd family photograph or the décor; it all helps to crack the ice.

When you finally find your dream home, there will only be a couple of opportunities to take a good look at it during the course of the transfer. Once an offer is made and accepted, remember to ask the following questions, should they apply to your situation:

• What are the preferred moving dates of the vendor?

• Are there any community fees not already covered during viewing?

• When may you have a comprehensive inventory of items to be left behind?

• When can you measure for drapes and rugs etc?

• Is there adequate access for removal vehicles?

• Are telephone transfers necessary or is the phone to be disconnected and reapplied for?

• Remember to enjoy your new home – till the next time anyway!