The House Buying Process: Step by Step

When I started buying, I couldn't find a guide that explained the process without either terrifying me or glossing over the hard parts. Everything was either "here are 47 things that could go wrong" or "just trust your solicitor and it'll all work out!"

Neither helped.

This guide walks through each stage the way I wish someone had explained it to me: what actually happens, how long it takes, and what you should be doing. Some stages run in parallel. Some involve a lot of waiting. All of them are more manageable when you know what's coming. Before you start, make sure you've assessed your readiness and understand how much you can afford.

Before you start

Before you view a single property, you need to be prepared. This isn't glamorous, but it's important.

Sort your finances

Check your credit report (free via ClearScore, Experian, or Credit Karma). Make sure there are no surprises—missed payments you forgot about, old addresses, or errors that need correcting.

Gather your documents: three months of payslips, three months of bank statements, photo ID, and proof of address. If you're self-employed, you'll need SA302 tax returns and two to three years of accounts.

Calculate your total budget, including deposit plus additional costs (3-5% of purchase price for fees).

Get your mortgage in principle

This step is easy to skip, but don't. A Mortgage in Principle (MIP) tells you what you can realistically borrow and shows sellers you're serious.

Getting an MIP involves a soft credit check and takes 24 hours to a few days. It's usually valid for 60-90 days. You can get one from a mortgage broker (often free—they're paid by lenders) or directly from banks.

Without an MIP, estate agents won't take you seriously, and you might fall in love with properties you can't actually afford.

Step 1: Search and view

Now the part you've been waiting for. And by waiting, I mean obsessively refreshing property portals at 2am.

Set up your search

Register with local estate agents—they sometimes see properties before they hit the portals. Set up alerts on Rightmove, Zoopla, and OnTheMarket. Define your non-negotiables (location, size, transport) versus nice-to-haves.

Be realistic about trade-offs. Very few properties tick every box. The question is which boxes matter most.

Viewing properties

Book viewings for properties that interest you. Evenings and weekends get busy—be flexible.

First viewings are usually 15-20 minutes. You're getting a feel for whether it's worth a second look, not making a decision. Focus on the things you can't change: location, size, layout, natural light. Kitchens and bathrooms can be updated; rooms can't be made bigger.

If you like something, book a second viewing—ideally at a different time of day. Check things you missed: water pressure, storage, parking, noise from neighbours or traffic.

Research the area

Before making an offer, research the location thoroughly. Understanding the area before you move will help you make a confident decision. Key things to check:

• Flood risk: Check the government's flood map at GOV.UK
• Crime: Check police.uk for local crime statistics
• Transport: How long does the commute actually take?
• Schools: If relevant, check catchment areas
• Future development: Check local council planning applications

These things can't be changed after you buy.

Step 2: Make an offer

Found one? Time to make an offer.

How offers work

You make an offer verbally to the estate agent, then confirm it in writing (usually email). The agent is legally required to pass all offers to the seller, even after accepting a previous one.

Offers in England and Wales are not legally binding until exchange of contracts—which is weeks away. This means either party can withdraw at any point before then. (Scotland works differently—offers become binding much sooner.)

Making a strong offer

Your offer will be stronger if you:

• Have your MIP ready to prove you can get a mortgage
• Are chain-free (as a first-time buyer, you are)
• Can be flexible on completion dates
• Seem organised and ready to move quickly

The price you offer depends on the market, how long the property has been listed, competition, and your budget. Properties listed for months may be overpriced; recently listed ones in hot markets might go for asking price or above.

What happens next

The agent presents your offer to the seller. They might:

• Accept — Congratulations, move to the next stage
• Reject — Back to searching, or make a higher offer
• Counter — They want more; decide if you'll negotiate

This can take days. The waiting is hard. Try not to refresh your email every 30 seconds.

Once accepted, ask for the property to be taken off the market ("sold subject to contract"). This reduces the risk of being gazumped.

Step 3: Instruct professionals

Your offer is accepted. Now things get busy for a few days.

Instruct a solicitor

You need a solicitor or licensed conveyancer to handle the legal work. Look for one with Conveyancing Quality Scheme (CQS) accreditation—it's a quality standard from the Law Society.

Get recommendations from friends, check reviews, or ask your mortgage broker. Price matters less than responsiveness—a slow solicitor is frustrating and can cost you the sale.

Your solicitor will send you terms of engagement and request an upfront payment to cover search fees (typically £300-500).

Book a survey

A survey inspects the property for problems. There are three levels:

1. 1

   Level 1: Condition Report (£300-400)

   Basic overview for modern properties in good condition. Traffic-light ratings without detail.

2. 2

   Level 2: HomeBuyer Report (£400-800)

   The most common choice. Covers major issues, structural concerns, and things likely to need attention. Suitable for most properties.

3. 3

   Level 3: Building Survey (£500-1,000+)

   The most thorough option. For older properties, unusual construction, or anything you're uncertain about. Provides detailed analysis.

The mortgage valuation is not a survey. It's for the lender's benefit—confirming the property is worth what they're lending against. It doesn't tell you about the property's condition.

Step 4: Survey and mortgage

These run in parallel over 2-4 weeks.

The survey

Your surveyor visits the property and produces a report. This might take a week or two.

Survey findings are common. Don't panic if your report lists issues—most do. The question is whether they're minor (normal wear, cosmetic issues, minor repairs) or major (structural problems, damp, subsidence, roof issues).

If major issues are found, you can:

• Proceed anyway (if you've budgeted for repairs)
• Renegotiate the price
• Request the seller fix issues before completion
• Walk away

The mortgage application

With your offer accepted, submit your formal mortgage application. Your lender will:

• Verify your income and circumstances
• Conduct a credit check
• Arrange a valuation of the property
• Issue conditions you need to satisfy

Mortgage processing averages 10 days with high-street lenders. Your mortgage offer, once issued, is typically valid for 3-6 months.

Step 5: Conveyancing

This is where most of the waiting happens. Your solicitor is doing a lot of work, but much of it involves waiting for other parties.

What your solicitor does

Conducts searches. These check for planning issues, flood risk, environmental concerns, road schemes, and local authority matters. Search times vary by council—anywhere from 3 days to 6 weeks.

Reviews the contract. The seller's solicitor sends a draft contract and title documents. Your solicitor checks for problems.

Raises enquiries. Questions about the property: boundaries, building work, fixtures included, guarantees for work done. The seller's solicitor gets answers from their client.

Manages your lender's requirements. Your mortgage offer will have conditions—your solicitor ensures these are satisfied.

The waiting

Most of conveyancing is waiting. Waiting for search results. Waiting for enquiry responses. Waiting for the other solicitor. Waiting for your lender.

This is where people get frustrated. The timeline you were given starts slipping. Days pass with no updates.

The silence is usually normal. Your solicitor is chasing things, but they can't make other parties respond faster. A brief "any updates?" email every couple of weeks is reasonable; daily calls won't help.

Step 6: Exchange of contracts

Exchange is the moment everything becomes legally binding. Before exchange, either party can walk away. After exchange, you're committed.

What happens

Your solicitor and the seller's solicitor exchange identical, signed contracts over a recorded phone call. This typically happens the same day you pay your deposit—usually 10% of the purchase price.

From exchange, you're legally responsible for the property. If it burns down between exchange and completion, that's your problem. You need buildings insurance from exchange day.

Setting completion

At exchange, you agree on a completion date—typically 7-28 days later. The most common gap is 7-14 days, but it can be longer if needed (for chain coordination, for example).

Step 7: Completion day

This is the day you get your keys.

How it works

On completion day:

1. Your mortgage lender releases funds to your solicitor
2. Your solicitor transfers the full purchase price to the seller's solicitor
3. The seller's solicitor confirms receipt
4. Keys are released—usually collected from the estate agent

Most completions happen between 10am and noon. Schedule removals for late morning or afternoon to avoid being left waiting on the doorstep.

Collecting keys

Once your solicitor confirms completion, you can collect your keys—usually from the estate agent. Call ahead to confirm they're ready.

You own a home.

Step 8: After completion

A few things still happen after you get your keys.

Land Registry

Your solicitor submits the registration to HM Land Registry. This can take several months—current processing times are 5-9 months for most transactions. Don't worry about this; you're protected from the moment they receive the application.

Stamp duty

Your solicitor files your stamp duty return and pays any tax due. This must happen within 14 days of completion. As a first-time buyer on properties up to £300,000, you pay nothing.

Moving in

The fun part. Change the locks (you don't know who has copies), take meter readings, update your address everywhere, meet the neighbours.

The full timeline

Some transactions are faster; some are slower. Chains add time. Legal issues add time. Slow solicitors add time.

Plan for the longer end of these ranges. If it's faster, celebrate. If it's not, you won't be caught out.

Process checklist

Common questions

What can go wrong?

Sales can fall through for many reasons: survey findings, mortgage issues, chain breaks, seller changing their mind, gazumping. About 29% of sales fall through before completion. It's disappointing but not uncommon—and starting again is possible.

How long does each step take?

Preparation: as long as you need. Searching: weeks to months. Offer to acceptance: days to weeks. Survey and mortgage: 2-4 weeks. Conveyancing: 4-8 weeks. Exchange to completion: 1-4 weeks. Total from offer: 8-12 weeks typical.

What costs are involved?

Beyond your deposit: solicitor fees (£1,000-1,500), survey (£400-1,000), mortgage fees (£0-1,000), stamp duty (varies—often £0 for FTBs), moving costs (£500-1,500). Budget 3-5% of purchase price for these.