Know your number before you fall for a kitchen. It saves heartache, and sellers take you more seriously.
Your deposit
Most lenders want a deposit of at least 5% of the price, and the more you put down, the better the rates get. At 10% the choice of mortgages opens up a lot, and at 25% or more you'll usually be offered the best deals.
An Agreement in Principle
An Agreement in Principle (AIP) is a note from a lender saying roughly how much it would lend you, based on your income and a credit check. It's free, it takes minutes, and you'll want one before you make an offer. A mortgage adviser can search the whole market and find the lenders that suit you.
The costs on top
The deposit is the big number, but it isn't the only one. Stamp Duty is usually the largest extra, and it depends on the price and whether you're a first-time buyer; our calculator does the maths in seconds. You'll also need to budget for your solicitor's fees, the searches and the Land Registry fee, a survey, and any mortgage arrangement or adviser fees. Then keep something back for the removal van and whatever the new place needs on day one.
Keep an eye on the property portals, but register with agents too.
Register with us
Tell us your budget, the areas you like and what you can't live without, and we'll be in touch when something suitable comes up. It helps us to know whether you have your AIP and whether you have a home to sell. You can also join our newsletter to hear about new laws as they're passed and how the property market is doing.
At the viewing
It's easy to fall for a home in the first five minutes, so look past the styling. Damp is the big one: a musty smell, stains, peeling paint, or one suspiciously fresh patch of paint. Ask how old the boiler, windows and roof are, and run a tap to test the water pressure. Check your phone signal, ask about broadband, and notice the light and which way the garden faces. Then picture real life. Will your sofa fit, where will everything go, and what are the noise and parking like?
Questions worth asking
Why are the owners selling, and are they in a chain? Is it freehold or leasehold, and if it's leasehold, how many years are left on the lease and what are the service charge and ground rent? What's the council tax band and the energy rating (EPC)? If there's an extension or other major work, are the approvals and certificates in place? Your solicitor will ask later, so it's better to know now. And book a second viewing if you're keen. It's completely normal, and you'll spot things you missed the first time.
Found the one? Send us your offer and we'll send it across.
How offers work
In England, an accepted offer isn't legally binding until contracts are exchanged, so either side can still walk away until then. That's why it pays to move quickly and keep everyone in the loop. Offers are made "subject to contract", and usually "subject to survey" too.
What sellers look for
The highest offer doesn't always win. Sellers want a buyer who will actually make it to completion, so show them you're ready: an AIP, proof of your deposit, a solicitor lined up and some flexibility on dates. If you're chain-free, or you've already sold or accepted an offer on your own home, make sure they know. Still need to sell? Book a free valuation early, so you know where you stand.
Checks we'll carry out
By law, estate agents have to check who buyers are and, where required, where their money comes from, under anti-money-laundering rules. Once your offer is accepted, we'll ask for photo ID, proof of address and evidence of your deposit.
Solicitors and conveyancing
Conveyancing is the legal side of buying: moving ownership of the home over to you. You'll need a solicitor or licensed conveyancer, and if you're getting a mortgage, they'll need to be on your lender's approved panel.
What your solicitor does
They check the title deeds to make sure the seller owns the home and to confirm what's included, then work through the property information forms, the fixtures and fittings list and, for a leasehold home, the lease. Anything unclear goes back to the seller's solicitor as a question, known as an enquiry. They also report to your lender, check the mortgage offer, draw up the contract and handle the money. After completion they pay your Stamp Duty, file the return within 14 days and register you as the owner with HM Land Registry.
The searches
Searches dig up anything that could affect the home or its value. The local authority search covers planning history, building control, road schemes and anything else the council has on record. The water and drainage search shows whether the home is on mains water and sewers, and where the pipes run. The environmental search looks at flood risk, contaminated land and ground stability. Depending on where you're buying, there may be others, such as a mining or chancel repair search.
Surveys
Your mortgage lender will value the home, but only to check it's worth what they're lending. A survey is different: it's for you, and it tells you what condition the home is really in before you commit.
Survey
Best for
What you get
RICS Level 1 Condition Report
Newer homes in good condition
A simple traffic-light rating of the main parts of the home, with no advice on repairs
RICS Level 2 Survey (formerly HomeBuyer Report)
Most standard homes in reasonable condition
Highlights problems such as damp, movement or roof issues, with advice on what to do. Some versions include a valuation.
RICS Level 3 Building Survey
Older, larger or unusual homes, or if you plan major works
A detailed inspection of the structure and condition, with likely causes, repair options and next steps
If the survey finds a problem, don't panic. Most things can be put right. Get a quote for the work, and then you can ask the seller to lower the price or fix it before completion. We'll negotiate on your behalf.
Mortgage offer
With your offer accepted, it's time for the full mortgage application. This is when the lender checks everything properly.
The lender goes through your payslips, bank statements and credit history in detail, and arranges a valuation to make sure the home is worth what you're paying. If it's happy, it sends a formal mortgage offer to you and your solicitor. Offers usually last three to six months, depending on the lender.
Now and then the valuation comes in below the agreed price, and the lender may lend less. If that happens, you can top up your deposit, ask the seller to come down, or ask the lender to review its valuation.
The two big moments. Exchange is when it becomes legally binding, and completion is when it becomes yours.
Exchange of contracts
Once the searches, survey and mortgage offer are in place and everyone in the chain is ready, the solicitors swap signed contracts. You pay your deposit and the completion date is fixed. Pull out after this and you'd lose that deposit.
Completion day
Your solicitor sends the rest of the money to the seller's solicitor. When it arrives, the seller hands the keys to us and we hand them to you. Completion is usually a week or two after exchange, and sometimes on the same day.
After you move in
Your solicitor sorts out the Stamp Duty and registers you as the owner, so what's left is admin. Take meter readings, set up gas, electricity, water and broadband, tell the council for council tax, and update your address with your bank, your employer and the DVLA. Then put the kettle on.
From accepted offer to keys usually takes three to four months. Chain-free buyers can be quicker, while leasehold homes and long chains tend to take longer.
Your first home is a big step, and there's more help out there than most people realise.
Stamp Duty relief
First-time buyers pay less Stamp Duty, and sometimes none at all, as long as the home is under a set price limit. See what you'd pay
Lifetime ISA
If you're 18 to 39, you can save up to £4,000 a year into a Lifetime ISA and the government adds a 25% bonus, up to £1,000 a year. You can put it towards a first home costing up to £450,000 once the account has been open for 12 months. Take the money out for anything else and you'll usually lose the bonus, with a charge on top. The government has consulted on replacing the Lifetime ISA, so check the latest rules before you open one.
Low deposits and Shared Ownership
Plenty of lenders offer 95% mortgages, so a 5% deposit can be enough, and some of these are backed by the government's mortgage guarantee scheme. With Shared Ownership you buy a share of a home, usually between 10% and 75%, pay rent on the rest to a housing association, and can buy more shares later. It's only available on certain homes, and there are income limits.
A few things that help
Check your credit report early, so there's time to fix any mistakes, and keep your bank statements tidy in the months before you apply, because the lender will read them. If family can help with the deposit, the lender will just need a letter confirming it's a gift. And if you're chain-free, tell sellers. It's one of the best cards a first-time buyer holds.
This guide is general information about buying a home in England, last reviewed on 1 October 2026. It isn't financial or legal advice. Fees and schemes change, so speak to a mortgage adviser or solicitor about your own situation.
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