Buying
The Step-by-Step Process of Buying a House
Buying a UK home follows a clear path: (1) work out your budget and get a mortgage agreement in principle, (2) find a property and make an offer, (3) instruct a conveyancer and apply for the full mortgage, (4) the lender values the property and your solicitor runs searches and a survey, (5) you exchange contracts (legally binding, with your deposit paid), and (6) you complete, when funds transfer and you collect the keys. Start to finish usually takes 8-16 weeks.
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- 6 stagesAIP to completion
- 8–16 wksa typical purchase
- Exchangewhen it becomes binding
- Surveyprotects you, not just the lender
The six stages at a glance
| Stage | What happens | Typical time |
|---|---|---|
| 1. Budget & AIP | Confirm affordability; mortgage agreement in principle | Days |
| 2. Offer | Find a home, offer through the agent | Variable |
| 3. Conveyancer & mortgage | Instruct solicitor; full mortgage application | 1-2 weeks to start |
| 4. Searches & survey | Local searches, lender valuation, your survey, enquiries | 4-10 weeks |
| 5. Exchange | Sign contracts, pay deposit — legally binding | 1 day |
| 6. Completion | Funds transfer; you get the keys | Same day to 4 weeks after exchange |
Stages 1-2: Budget, mortgage in principle and offer
Begin by confirming what you can afford, factoring in your deposit, Stamp Duty Land Tax, and fees. A mortgage agreement in principle (AIP) from a lender or broker shows sellers you are serious and sets a realistic ceiling. When you find the right home, make your offer through the estate agent. Once accepted, the property is usually taken off the market — though in England and Wales nothing is binding yet, so move quickly to lock things in. As a buyer, being chain-free or having an AIP in hand makes your offer far more attractive than a higher one from a less certain buyer.
Stages 3-4: Conveyancer, mortgage, searches and survey
Instruct a conveyancer immediately and submit your full mortgage application. Your lender carries out a valuation to confirm the property is worth the loan, and you should commission your own survey — a RICS Level 2 (HomeBuyer) report or Level 3 (full structural) survey — to check condition. Meanwhile your conveyancer orders local authority, water, drainage and environmental searches and raises enquiries with the seller’s solicitor. This is the longest phase, and where chains and slow responses cause most delays. Respond to your conveyancer quickly to keep things moving.
Stages 5-6: Exchange and completion
Once searches are clear, the mortgage offer is issued and both sides are ready, you exchange contracts and pay your deposit — at this point the sale is legally binding and a completion date is fixed. On completion day the balance transfers, the seller moves out, and you get the keys. If you are also selling, your sale and purchase usually exchange and complete on the same dates so the chain moves together. After completion, your solicitor pays any Stamp Duty and registers you as owner at HM Land Registry.
What buying a house costs
Beyond the deposit, budget for:
- Stamp Duty Land Tax (England & NI; LTT in Wales, LBTT in Scotland) — depends on price and whether you are a first-time buyer
- Conveyancing — typically £850-£1,800 plus disbursements
- Survey — £400-£1,500 depending on level
- Mortgage fees — arrangement and valuation fees
- Removals and any immediate works
Check current Stamp Duty thresholds on GOV.UK before you budget, as they change.
How to buy faster and avoid delays
Most delays come from three places: slow mortgage applications, slow conveyancing, and long chains. You can reduce all three — get your AIP and documents ready before you offer, instruct a responsive conveyancer immediately, reply to enquiries within a day, and favour chain-free purchases. If you are buying and selling, a cash sale of your current home can make you a chain-free, powerful buyer (see buying before you have sold).
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Written & reviewed by Lisa Hayes, Founder
Lisa Hayes is the founder of Ready Steady Sell and an independent UK home-selling expert with over a decade helping homeowners weigh cash house buyers, property investors and the wider fast house-sale industry — without pressure or hidden fees. Every guide is reviewed for accuracy under our editorial standards.
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Frequently asked questions
Straight answers, no sales talk
How long does buying a house take?
Typically 8-16 weeks from offer to completion, though chains, mortgage delays and slow searches can extend it. A chain-free purchase is usually quicker.
When is buying a house legally binding?
At exchange of contracts. Before that, in England and Wales either side can withdraw without penalty, which is why sales can fall through.
Do I need a survey when buying a house?
It is strongly advised. The lender’s valuation only checks the loan is safe; a RICS HomeBuyer or full structural survey checks the property’s actual condition and can save you from costly surprises.
What costs are involved in buying a house?
Deposit, Stamp Duty, conveyancing (£850-£1,800 plus disbursements), a survey (£400-£1,500), mortgage fees, and removals. Check current Stamp Duty rates on GOV.UK.
What is a mortgage agreement in principle?
A lender’s indication of how much it would lend you, based on initial checks. It shows sellers you are a serious buyer and sets your realistic budget, but it is not a full mortgage offer.
How can I make my offer more attractive?
Be chain-free or have an agreement in principle ready, use a responsive conveyancer, and be flexible on timing. A certain buyer often beats a higher but riskier offer.