Your Step-by-Step Guide to Buying a House
1. Get Your Finances in Order
Before you even begin browsing property listings, you need a clear picture of what you can afford. This means more than just looking at house prices it means understanding the full cost of buying and owning a home.
The Deposit
Most buyers will need to put down a cash deposit of at least 5–10% of the purchase price, though 10% is more typical for a competitive offer. The larger your deposit, the better mortgage rates you’re likely to be offered, so it pays to save as much as you reasonably can. If you’re a first-time buyer, look into government schemes such as Lifetime ISAs, which offer a 25% bonus on savings up to £4,000 per year towards your first home.
The Hidden Costs
The property price is only the beginning. You should budget for all of the following:
• Stamp Duty Land Tax (SDLT): This is a tax on the purchase price. First-time buyers currently benefit from relief on properties up to a certain threshold, but you should check the latest rates as these change periodically.
• Legal fees: Your solicitor or conveyancer will charge for handling the legal work. Expect to pay anywhere from £800 to £2,000 or more depending on the complexity of the transaction.
• Survey fees: A property survey can range from around £250 for a basic condition report to £600 or more for a full building survey.
• Search fees: These are typically £250–£400 and cover local authority, environmental, water, and other searches.
• Land Registry fees: The fee for registering your ownership depends on the property price and whether you apply electronically or by post.
• Mortgage arrangement fees: Some mortgage products carry an arrangement or booking fee, which can be several hundred pounds or more.
• Removal costs and repairs: Don’t forget the practical cost of moving in and any immediate repair or maintenance work the property might need.
A good rule of thumb is to set aside an additional 3–5% of the purchase price on top of your deposit to cover these costs comfortably.
Get a Mortgage Agreement in Principle
Before you start viewing properties, speak to a mortgage broker or lender and obtain a mortgage agreement in principle (AIP). This is a written estimate of how much a lender is willing to lend you based on your income, outgoings, and credit history. Having an AIP shows estate agents and sellers that you’re a serious buyer and can strengthen your position when making an offer.
Practical Tip: Check your credit report well in advance. Errors, outstanding debts, or even not being registered on the electoral roll can all affect your mortgage application. Give yourself time to resolve any issues before you apply.
2. Find the Right Property
With your budget established and an AIP in hand, you can begin your property search in earnest. Use online portals, register with local estate agents, and if you’re looking in a specific area walk around the neighbourhood to spot “for sale” boards that may not yet have appeared online.
What to Look for During Viewings
It’s easy to fall in love with a property’s presentation and overlook more fundamental issues. When viewing, pay attention to the basics: the condition of the roof, walls, and windows; any signs of damp or structural movement; the state of the plumbing and electrics; and how much natural light the rooms receive. Visit at different times of day if possible, and take note of the local area parking, noise levels, proximity to schools or transport links, and the general feel of the street.
Practical Tip: Bring a notebook and take photos during viewings. After seeing several properties, the details start to blur. Having a record helps you compare your options objectively when the time comes to make a decision.
3. Make an Offer
Once you’ve found a property you want to buy, you’ll make your offer through the estate agent. Your offer doesn’t have to match the asking price it should reflect what you believe the property is worth, taking into account its condition, comparable sale prices in the area, and how long it has been on the market.
If your offer is accepted, the estate agent will confirm this in writing and the legal process begins. Remember that in England and Wales, an accepted offer is not legally binding until contracts are exchanged, so either party can still withdraw at this stage.
Practical Tip: Ask the estate agent about the seller’s circumstances. Are they in a chain? Do they need a quick sale? Understanding their position can help you tailor your offer and timeline to improve your chances of acceptance.
4. Instruct a Solicitor
Once your offer has been accepted, you will need to instruct a solicitor or licensed conveyancer to carry out all the legal work involved in buying your property. Choosing the right solicitor is one of the most important decisions you’ll make during the process.
Your solicitor will review all the documentation provided by the seller in detail and will identify and advise you on any legal issues with the property. This includes checking the title deeds, reviewing the lease (if it’s a leasehold property), examining planning permissions and building regulations compliance, and ensuring there are no restrictions or rights that could affect your use or enjoyment of the property.
Practical Tip: Don’t choose a solicitor on price alone. Ask for recommendations, check reviews, and make sure they’re responsive and communicative. A slow or uncommunicative solicitor can add weeks to your transaction. Ask upfront how they prefer to communicate and how quickly you can expect responses.
5. Arrange Your Searches
Your solicitor will instruct the standard property searches on your behalf. These are essential checks that reveal important information about the property and its surrounding area. The main searches include:
• Local authority search: This reveals planning decisions, road schemes, building control records, conservation area status, tree preservation orders, and other matters held by the local council that could affect the property.
• Environmental search: This checks for contaminated land, flood risk, ground stability issues, and the proximity of landfill sites or other environmental hazards.
• Water and drainage search: This confirms whether the property is connected to mains water and sewerage, and whether any public drains or sewers run through or near the property.
• Chancel repair search: This checks whether the property is in an area where the owner could be liable to contribute towards the repair of a local church chancel — an ancient liability that still applies in some parishes.
Your solicitor may also recommend additional searches depending on the property’s location, such as a mining search in areas with a history of coal or tin mining, or a flood risk search if the property is near a watercourse.
Practical Tip: Searches can take anywhere from a few days to several weeks depending on the local authority, so your solicitor should instruct them as early as possible. Delays in searches are one of the most common causes of hold-ups in property transactions.
6. Commission a Survey
It is highly advisable that you have a survey of the property carried out. A survey involves an independent, qualified surveyor carrying out a detailed inspection of the property. They will identify any defects, structural issues, or areas of concern and will highlight any points that your solicitor should raise with the seller.
There are several levels of survey available:
• RICS Condition Report (Level 1): A basic overview of the property’s condition using a traffic-light rating system. Suitable for newer or standard properties in apparently good condition.
• RICS HomeBuyer Report (Level 2): A more detailed assessment that includes advice on defects, potential legal issues, and a market valuation. Suitable for most conventional properties.
• RICS Building Survey (Level 3): A comprehensive, in-depth inspection suitable for older, larger, or non-standard properties, or any property where you suspect significant issues.
Your surveyor will also advise you on any minor or major maintenance works required. In some cases, they may recommend that you instruct a specialist for example, a damp specialist, structural engineer, or electrician to further assess specific issues identified during the survey.
Practical Tip: Don’t confuse a mortgage valuation with a survey. Your lender will carry out a mortgage valuation to satisfy themselves that the property is adequate security for the loan, but this is not a detailed inspection and is not designed to protect your interests. Always commission your own independent survey.
7. Review Enquiries and Negotiate
Your solicitor will raise enquiries with the seller’s solicitor. These are formal questions about the property based on the documentation provided, the search results, and any issues raised by the survey. Enquiries can cover a wide range of matters, from the condition of boundaries and party walls to disputes with neighbours, guarantees for building work, and compliance with planning permissions.
This is an important part of the transaction because it allows you to ask the seller any relevant questions about the property. You should think carefully about whether there is anything specific you would like your solicitor to raise on your behalf — for example, questions about the age of the boiler, whether there have been any insurance claims, or what fixtures and fittings are included in the sale.
If the survey reveals significant defects, this is also the point at which you may wish to renegotiate the purchase price or ask the seller to carry out repairs before completion.
Practical Tip: Keep a running list of questions as you go through the process things you’ve noticed during viewings, issues raised by the survey, or anything you’re unsure about. Share these with your solicitor early so they can be included in the formal enquiries.
8. Review the Report on Title
Once the seller has replied to all the enquiries raised by your solicitor, your solicitor will provide you with their report on title. This is a detailed document that outlines your solicitor’s findings in relation to the property. It will summarise the results of the searches, the seller’s replies to enquiries, the terms of the contract, and any conditions or restrictions affecting the property.
It is essential that you review this document carefully and let your solicitor know if you have any further queries or concerns. The report on title is your solicitor’s professional assessment of whether the property is legally sound and whether there are any issues you should be aware of before committing to the purchase.
Practical Tip: Don’t be afraid to ask your solicitor to explain anything in the report that you don’t understand. This is one of the most important documents in the entire process, and you should feel confident that you have a clear picture of what you’re buying before you proceed to exchange.
9. Exchange Contracts
Exchange of contracts is the moment the transaction becomes legally binding for both you and the seller. At exchange, you and the seller commit to the purchase and sale on the agreed terms, and the completion date is contractually confirmed.
You will be required to pay the deposit usually 10% of the purchase price at exchange. This deposit is held by the seller’s solicitor until completion.
It is important to understand that if you withdraw from the transaction after exchange of contracts, you risk losing your deposit and you may have to pay compensation to the seller for any other losses they incur. Equally, if the seller withdraws after exchange, they may be liable for your costs and may have to return the deposit plus interest and compensation.
Practical Tip: Make sure your buildings insurance is in place from the date of exchange, not the date of completion. From the moment contracts are exchanged, you bear the risk of damage to the property, even though you don’t yet own it. Your mortgage lender will usually require evidence of insurance before they release funds.
10. Completion Day
Completion is the day you become the legal owner of the property. Your solicitor will transfer the balance of the purchase price to the seller’s solicitor, and once the funds have been received and confirmed, the transaction is complete. The estate agent will then arrange for you to collect the keys.
Completion usually takes place on a working day, and there can be a delay between your solicitor sending the funds and confirmation of receipt, so try not to plan anything too time-critical for the morning of completion day.
Practical Tip: Arrange your removal company or van well in advance and confirm the booking a few days before completion. Take final meter readings for gas, electricity, and water as soon as you get the keys, and notify your utility providers, council tax office, and other relevant services of the change of ownership.
11. Post-Completion
The work doesn’t stop once you have picked up the keys. After completion, your solicitor will handle the remaining administrative steps on your behalf:
• Stamp Duty Land Tax: Your solicitor will submit the SDLT return and pay any Stamp Duty that is due. This must be done within 14 days of completion.
• Land Registry registration: Your solicitor will apply to register the change of ownership at the Land Registry. Once registration is complete, you will receive confirmation that you are the registered owner of the property.
Your solicitor will also send you copies of all the key documents for your records, including the title deeds, the transfer deed, and the completed Land Registry entries.
Practical Tip: Keep all your property paperwork including the title documents, survey report, searches, and any guarantees or warranties in a safe and accessible place. You’ll need them if you ever remortgage, carry out major works, or sell the property in the future.
Summary Checklist
Here’s a quick-reference checklist to help you stay on track throughout the process:
□ Check your credit report and start saving for a deposit
□ Get a mortgage agreement in principle
□ Research areas and begin viewing properties
□ Make an offer and instruct a solicitor once it’s accepted
□ Commission an independent property survey
□ Review search results and raise any concerns with your solicitor
□ Read your solicitor’s report on title carefully
□ Arrange buildings insurance before exchange of contracts
□ Exchange contracts and pay your deposit
□ Prepare for completion day removals, meter readings, and notifications
□ Let your solicitor handle post-completion formalities
□ Keep all your property documents safe
Final Thoughts
Buying a house is one of the biggest financial commitments you will ever make, but it needn’t be an overwhelming one. The key is preparation: understand your finances, assemble the right professional team, and stay informed and engaged at every stage. Don’t be afraid to ask questions, a good solicitor, mortgage adviser, and surveyor will always take the time to explain things clearly and keep you updated on progress.
With the right approach, the process can be not just manageable but genuinely exciting. After all, at the end of it, you will have a place to call your own.
This article is intended as general guidance and does not constitute legal advice. If you are buying a property, we recommend seeking professional advice tailored to your specific circumstances.
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