Updated 16 September 2026 · 11 min read
Buying a home is a sequence of decisions, each of which can be taken calmly if you know what is coming next. This guide sets out the usual order of events and flags where the process differs depending on which UK nation the property is in.
1. Work out what you can genuinely afford
Your budget is not only the purchase price. Build a full picture before you start viewing, because the extras are substantial and mostly payable before or on completion.
- Deposit — the cash you put in yourself, usually expressed as a percentage of the price.
- Mortgage costs — arrangement fees, valuation fees, and the monthly payment at more than one interest rate so you can see the effect of a rise.
- Legal fees and disbursements — your solicitor or conveyancer's charges plus search and registration fees.
- Property tax — Stamp Duty Land Tax in England and Northern Ireland, Land Transaction Tax in Wales, Land and Buildings Transaction Tax in Scotland. Rates, thresholds and first-time buyer relief differ, so check the correct authority.
- Survey — a level 2 or level 3 survey, or a Scottish home report review, is money well spent on an older property.
- Moving costs, insurance from exchange or conclusion of missives, and a contingency for early repairs.
2. Search with a clear brief
Decide what is genuinely non-negotiable — commuting time, school catchment, number of bedrooms, outside space, parking — and what is merely desirable. On PointClickView you can filter by location or postcode, price, bedrooms, property type and whether the advertiser is a private seller or an agent, then keep a shortlist as you go.
Look beyond the photographs. Check the property's position on a map, walk the area at different times of day, and note the local plans for nearby land. Ask the advertiser directly for anything the advertisement does not tell you.
3. Viewings and questions worth asking
- How long has the property been on the market, and has any previous sale fallen through?
- What is the tenure? For a leasehold flat, how many years remain, what is the ground rent and service charge, and are any major works planned?
- Which fixtures and fittings are included?
- What work has been done, and is there documentation — building control sign-off, guarantees, gas and electrical certificates?
- What is the council tax band, and what are the typical running costs?
- In Scotland, ask to see the Home Report, which includes a single survey, an energy report and a property questionnaire.
4. Making an offer
England, Wales and Northern Ireland
You make an offer to the seller or their agent. Once accepted, the agreement is not legally binding until contracts are exchanged, so either side can still withdraw. Instruct a solicitor or licensed conveyancer promptly, and apply for your mortgage.
Scotland
Properties are often marketed at 'offers over' a figure and a closing date may be set for sealed bids. Offers are submitted by your solicitor and, once missives are concluded, the agreement becomes binding much earlier in the process than elsewhere in the UK.
5. Conveyancing, searches and survey
Your solicitor or conveyancer handles title checks, local authority and environmental searches, the contract, and the transfer of funds. They will raise enquiries with the seller's solicitor and report to you. A solicitor does the legal work — they do not inspect the building, so a survey is a separate and worthwhile step.
6. Exchange, completion and moving in
- Exchange of contracts (England, Wales, Northern Ireland) or conclusion of missives (Scotland) fixes the deal and the date.
- Buildings insurance should be in place from that point.
- On completion or the date of entry, funds transfer, keys are released and the property is registered in your name.
- Keep certificates, guarantees and the transfer paperwork somewhere safe — you will need them when you sell.