How to Buy a House in the UK: A 12-Step Guide

1. Work out your budget

Before looking at a single property, establish exactly how much you can afford. This means understanding three numbers: your deposit, the mortgage amount a lender will offer, and the additional costs on top of the purchase price.

Deposit: Most lenders require a minimum 5% deposit, though 10-20% gives you access to better rates. On a £300,000 property, a 10% deposit is £30,000. The more you put down, the lower your loan-to-value ratio and the better your mortgage rate.

Mortgage affordability: Lenders typically offer 4-4.5 times your annual income, though this varies by lender and circumstances. A household earning £60,000 might borrow £240,000-£270,000. Lenders also assess your outgoings, credit commitments and stress-test at higher rates.

Additional costs: Budget for stamp duty, legal fees (£1,000-£2,000), survey costs (£400-£1,500), mortgage arrangement fees (£0-£2,000), removal costs (£500-£2,000) and an emergency fund for immediate repairs.

2. Get a mortgage in principle

A mortgage in principle (also called a decision in principle or agreement in principle) is a statement from a lender confirming how much they would be willing to lend you, subject to a full application and property valuation. It is not a guarantee of a mortgage, but it shows estate agents and sellers that you are a serious buyer.

Most lenders can issue a mortgage in principle within minutes using a soft credit check, which does not affect your credit score. The agreement typically lasts 60-90 days and can usually be renewed if it expires before you find a property.

Consider speaking to a mortgage broker at this stage. Brokers have access to deals from across the market, including products not available directly. A whole-of-market broker can compare hundreds of products to find the best fit for your circumstances.

3. Find a solicitor or conveyancer

Line up your legal representation before you start making offers. Having a solicitor or licensed conveyancer ready means you can move quickly when an offer is accepted, reducing the risk of the seller accepting another offer. See our detailed conveyancing guide for more on choosing and working with a conveyancer.

Get quotes from at least three firms. Costs typically range from £1,000 to £2,000 plus VAT and disbursements (search fees, Land Registry fees, etc.). Some firms quote a fixed fee; others charge on a time basis. Ask about their average completion timeline and how they communicate - regular email updates or only when prompted.

4. Start house hunting

With your budget established and mortgage in principle in hand, begin your property search. The main property portals in the UK are Rightmove, Zoopla and OnTheMarket, which aggregate listings from estate agents across the country.

Set up email alerts for your target area, price range and property type. Research the neighbourhood - check local school ratings on Ofsted, look at flood risk maps on the Environment Agency website, review the council tax band (which can vary significantly between similar properties), and visit at different times of day to assess noise, traffic and parking.

Be realistic about compromises. Most buyers cannot tick every box on their wish list. Decide which features are essential (e.g., number of bedrooms, proximity to a station) and which are desirable but negotiable (e.g., a garage, south-facing garden).

5. Attend viewings

Always view a property in person before making an offer. Virtual tours and photos are useful for shortlisting but cannot replace the experience of walking through a property and its surroundings. Plan to view your shortlisted properties at least twice - once for a general impression and once for a closer inspection.

During viewings, check for signs of damp (stains on walls and ceilings, musty smells), look at the condition of windows and doors, test light switches and taps, check mobile phone signal, ask about the boiler age and service history, and find out about the neighbours and any boundary disputes.

Ask the agent why the seller is moving and how long the property has been on the market. A property that has been listed for several months may indicate issues with the pricing, the property itself, or the local market. It may also present an opportunity to negotiate.

6. Make an offer

Offers are made through the estate agent, usually verbally initially and then confirmed in writing. In England and Wales, offers are not legally binding - either party can withdraw until exchange of contracts.

Your offer should be informed by comparable sales data (available on the Land Registry's Price Paid Data), how long the property has been listed, and any issues you noticed during viewing. First offers are typically 5-10% below asking price, though this varies by market conditions - in a strong seller's market, offers at or above asking price may be necessary.

Strengthen your position by emphasising your readiness to proceed - mention your mortgage in principle, that your solicitor is instructed, and your chain status (chain-free buyers are more attractive to sellers). If you are in a competitive situation, respond quickly and consider your maximum offer carefully before being drawn into a bidding war.

7. Apply for your mortgage

Once your offer is accepted, submit your full mortgage application promptly. The lender will carry out a hard credit check, verify your income and outgoings, and arrange a valuation of the property. This typically takes 2-4 weeks, though it can be faster or slower depending on the lender and complexity of your application.

You will need to provide proof of identity (passport, driving licence), proof of address (utility bills, bank statements), proof of income (payslips, P60, or tax returns if self-employed), bank statements showing your deposit, and details of any outstanding debts or financial commitments.

The lender's valuation is a basic check to confirm the property is worth what you are paying. It is not a detailed survey and may not identify structural problems. Consider arranging your own survey separately (see step 8).

8. Arrange a survey

A survey is your opportunity to identify problems with the property before you are legally committed. There are three main levels of survey:

• Level 1 - Condition Report (£300-£600): Basic overview of property condition, suitable for newer or conventional properties in apparently good condition.
• Level 2 - HomeBuyer Report (£400-£1,000): More detailed, covers visible defects, highlights areas of concern and provides a valuation. Suitable for most conventional properties.
• Level 3 - Building Survey (£600-£1,500+): The most comprehensive option. Includes a detailed analysis of all visible elements, advice on repairs and maintenance. Recommended for older, listed, unusual or extensively altered properties.

If the survey reveals significant issues, you have three options: negotiate a reduction in the purchase price, ask the seller to carry out repairs before completion, or withdraw from the purchase. Your solicitor can advise on the best approach.

9. Conveyancing process

While your mortgage is being processed, your solicitor or conveyancer handles the legal work. This includes reviewing the draft contract and title documents from the seller's solicitor, raising enquiries about anything unclear or concerning, ordering local authority searches, environmental searches and water/drainage searches, and checking for any restrictions, rights of way or planning issues.

The conveyancing process typically takes 8-12 weeks and is often the main bottleneck in the buying process. Delays commonly arise from slow search results, complex leasehold enquiries, chain-related hold-ups and incomplete paperwork from the seller's side. Our conveyancing guide covers this in detail.

10. Exchange of contracts

Exchange of contracts is the single most important moment in the buying process. Before exchange, either party can walk away without penalty. After exchange, the sale is legally binding. Your solicitor will ensure all conditions are satisfied, the mortgage offer is confirmed, buildings insurance is in place and the deposit funds are available.

At exchange, you pay a deposit - usually 10% of the purchase price, though this can sometimes be negotiated down to 5%. The completion date is agreed and set at this point. If you fail to complete after exchange, you forfeit your deposit and may face legal action from the seller for additional losses.

11. Completion day

On completion day, your mortgage lender releases the loan funds to your solicitor, who transfers the full purchase price (minus the deposit already paid at exchange) to the seller's solicitor. Once the seller's solicitor confirms receipt, you are the legal owner. The estate agent releases the keys and you can move in.

Completion typically happens between 1pm and 3pm, though it can be earlier or later depending on the chain. If you are at the end of a chain, you may need to wait until funds cascade through from earlier transactions.

Take meter readings for gas, electricity and water on the day you move in. Inform your council about your move for council tax purposes. Change the locks as a security precaution - you do not know who else may have keys to the property.

12. Post-completion

After completion, your solicitor handles the remaining legal formalities. They file the stamp duty return and pay the SDLT (or LBTT/LTT) within the required deadline, register your ownership with the Land Registry, and send you a copy of the registered title once it is processed. Land Registry registration can take several weeks to several months.

Keep your title deeds and mortgage documents in a safe place. Set up a redirect with Royal Mail to catch any post sent to your old address. Register with your local GP, dentist and any other services. If you have a leasehold property, introduce yourself to the management company or freeholder.