Find the right home — and buy it smoothly

Work out what you can afford. Speak to a mortgage broker or lender for a mortgage in principle, which looks at your income, savings and outgoings and tells you your budget before you start viewing.

A broker can search many lenders to find the right deal. We work with First Xtra, an experienced, family-run mortgage broker — a free initial call is a great way to understand your options.

Typically around 8–12 weeks from an accepted offer to moving in, covering the mortgage, surveys and legal work. Chains, negotiations and slow searches can extend this, so it helps to instruct a solicitor early and keep your paperwork ready.

Check for signs of damp, cracks or disrepair first. Then think about layout, storage, natural light and ventilation. Test water pressure, look at windows and doors, and note the condition of fixtures. Spend time in the area too — transport, schools and shops matter as much as the house.

Tell us the amount and whether you’re a cash or mortgage buyer. We’ll ask for your mortgage in principle and your solicitor’s details, then put your offer to the seller in writing. Once accepted, the legal process begins.

Gazumping is when a seller accepts a higher offer after agreeing yours but before exchange. Moving quickly helps: instruct a solicitor straight away, have your mortgage ready and stay in close contact. Some buyers also use a lock-out agreement for extra security.

Beyond the deposit (usually 5–20% of the price), budget for any mortgage arrangement and valuation fees, Stamp Duty Land Tax where it applies, legal fees and searches, a survey, removals and buildings insurance (usually required by your lender). Setting these aside early avoids surprises.

We’d always recommend one. A RICS Level 1 (condition report) suits newer homes in good condition; a Level 2 (HomeBuyer report) is the most popular choice for conventional homes; and a Level 3 (building survey) is best for older, larger or altered properties. Your surveyor can advise which fits.

Your solicitor starts searches and checks the title, your lender values the property and issues a mortgage offer, and you arrange your survey. Once everything is in order you exchange contracts — the sale becomes legally binding and you pay your deposit — and then complete, usually a few weeks later, when you collect the keys.

Conveyancing is the legal transfer of ownership. Your solicitor raises enquiries, runs local and environmental searches, reviews the contract, handles exchange, transfers the funds on completion, pays any Stamp Duty and registers you as the owner with HM Land Registry. We keep in close touch with both sides to keep things moving.

A chain is a series of linked sales where each purchase depends on another. The longer the chain, the more chance of delays. First-time buyers and cash buyers aren’t in a chain, which can make their offers more attractive. Good communication between agents and solicitors is the best way to keep a chain together.

An Energy Performance Certificate rates a home’s energy efficiency from A (best) to G and estimates running costs. It must be available when a property is marketed. A better rating usually means lower bills — and the certificate lists improvements that could raise the rating.

Your deposit is paid on exchange of contracts, via your solicitor. It’s commonly 10% of the price, though with a mortgage it will match the deposit your lender requires (often 5–25%).