THERE'S a dazzling kitchen with the granite worktop you've been dreaming of and you can just imagine Junior playing in the spacious, landscaped garden.

Ever since you clapped eyes on the house you know you've got to have it - and that's where the nightmare begins.

Buying a house is one of the most stressful things we can do in life, and there are many stumbling blocks in your quest for that dream home - from being gazumped to chains collapsing.

The Government is so concerned about the number of failed sales it has launched legislation aimed at slashing the time it takes.

From 2007, all sellers will have to produce a Home Information Pack (HIP) for potential buyers to see before they make an offer.

Paid for by the seller, it includes a home condition report and local authority searches - costs normally the burden of the buyer. A HIP is expected to cost up to £600.

Consumer watchdog Which? has broadly welcomed HIPs, even campaigning for change and working with the Government on the legislation surrounding them.

"From the consumers point of view, the current way in which we buy and sell homes is hopeless as the system is very opaque," said a Worcestershire spokesman.

"Consumers have to rely on various third parties for everything, from getting an offer accepted to ensuring all searches have been completed.

"Consumers do not need the extra hassle of being harangued by estate agents into using the services of their so-called independent financial advisers, being told by solicitors it could take time for their searches or being told by a surveyor that all is well with their property only to discover later they hadn't looked at the property in any detail.

"We believe there needs to be a cultural change in the way in which we buy and sell homes."

But is this change such a clear-cut road to happiness?

One concern is that the Government will struggle to train the estimated 7,000 to 10,000 new home inspectors needed to carry out the home condition reports.

Ken Munn, surveyor and proprietor of Building Construction Consultancy Services, at Whittington, near Worcester, said HIPs were a "complete nonsense".

"It's a bad idea simply because a survey could be out of date at the point of sale for a variety of reasons.

"And with the vendor preparing the report I'm sure the buyer would be suspicious as to whether they're telling the truth."

He also cast a shadow of doubt over home inspectors' ability to produce a reliable survey.

"Doing a survey requires a great deal of knowledge and experience.

"And, unfortunately, gazumping is a sad reflection of today's society which is Godless, dishonest and self-effacing," he said.

Some estate agents also disagree with the premise that the packs will empower buyers.

"It's a dangerous move by the Government," said a regional spokeswoman for the National Association of Estate Agents.

"It imposes extra costs and red tape in an already complex market."

She added HIPs could actually slow the housing market as each seller would have to find at least £600 to compile a pack.

But one entrepreneur in Worcester has spotted an opportunity.

Steve Timms, director of Worcester's Platinum Property Agents, is setting up a joint business organising HIPS on behalf of estate agents' clients.

"One day soon they will be here to stay and you have to do what you can to work with it," he said.

So will HIPs work? Only time will tell.

WHAT'S IN THE HOME INFORMATION PACK?

l Title documents for the property.

l Replies to standard enquiries, such as whether you are aware of any problems with the property (these are currently requested by the buyer's solicitor).

l Copies of any planning, listed building and building regulations, consents and approvals.

l Copies of warranties and guarantees if the property is newly built.

l Any guarantees for work that has been carried out on the property.

l A draft contract.

l Local authority searches.

l A house condition report based on a professional structural survey of the property.

l Seller's questionnaire.

Packs for leasehold properties, such as flats, will also include:

l Copy of the lease.

l Most recent service charge accounts and receipts.

l Buildings insurance policy.

l Any regulations made by the landlord or management company, additional to those on the lease.

l Contact and legal details of the landlord or management company.