Before you start: the foundations
The strongest buyers do their homework before they ever book a viewing. That means knowing how much you can borrow, how much deposit you have, and the full cost of buying beyond the purchase price, including stamp duty, legal fees, searches, a survey and moving costs.
It also means getting your paperwork in order: proof of identity, proof of income, and proof of where your deposit comes from. Sellers and estate agents take buyers far more seriously when they have a mortgage agreement in principle and their funds ready.
Think too about the type of home and tenure you want. A leasehold flat carries service charges and lease considerations a freehold house does not, and these affect both affordability and resale.
The step-by-step process
The core journey from saving to keys.
1. Work out your true budget
Add up your deposit and savings, then subtract buying costs such as stamp duty, legal fees, searches, a survey and moving costs to see what is left for the purchase.
2. Get a mortgage in principle
A lender or broker gives an indication of how much you could borrow, which strengthens your offers and focuses your search.
3. View properties and make an offer
View thoroughly, research the area, then offer through the estate agent. Offers are not legally binding at this stage.
4. Instruct a conveyancer
Once your offer is accepted, appoint a solicitor or licensed conveyancer to handle the legal work and searches.
5. Arrange the mortgage and a survey
Submit your full mortgage application and book a survey so you understand the property's condition before you commit.
6. Exchange contracts
When searches, survey and mortgage are sorted, you exchange contracts, pay the deposit and the deal becomes legally binding.
7. Complete and move in
On completion day the money transfers, ownership passes to you, and you collect the keys to your new home.
Rough timeline from offer to completion
Indicative timings; chains and delays can extend each stage.
| Stage | Typical time |
|---|---|
| Offer accepted to instructing conveyancer | A few days to a week |
| Searches and enquiries | 2 to 6 weeks |
| Mortgage application to formal offer | 1 to 4 weeks |
| Survey and any renegotiation | 1 to 3 weeks |
| Exchange to completion | Same day up to a few weeks |
| Overall, offer to completion | Around 8 to 12 weeks |
First-time buyers without a chain often complete faster than long chains.
Costs to budget for
The main costs of buying, on top of the deposit.
| Cost | Notes |
|---|---|
| Deposit | Usually at least 5% to 10% of the price |
| Stamp duty (where it applies) | Depends on price, nation and buyer type |
| Conveyancing and legal fees | Often around £800 to £1,500 plus disbursements |
| Searches | Roughly £250 to £450 |
| Survey | From around £400 to £1,500 by survey level |
| Mortgage fees | Arrangement and valuation fees vary |
| Moving costs | Removals, and time off work |
Always plan for buying costs separately from the deposit, plus a cash buffer.
An offer is not binding until exchange
In England and Wales, neither side is legally committed until contracts are exchanged. That means a sale can fall through before exchange, and gazumping is possible. Keeping the process moving quickly reduces the window for things to go wrong.
Always get a survey
A mortgage valuation is for the lender, not for you, and it will not flag problems with the property. Pay for an appropriate survey so you understand the condition before you exchange, and use any findings to renegotiate the price if needed.