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My Proper Home

Guide · 12 min read

Buying a home

The end-to-end UK home-buying process, distilled to the parts that actually matter.

1. Work out your budget

Two numbers set your ceiling: how much deposit you have, and how much a lender will lend you. The standard UK rule is 4.5× joint gross income, with most lenders stress- testing the payment at 8% to make sure you can still afford it if rates climb. Try the affordability calculator for a quick number, then add stamp duty on top of the deposit so you've got a true cash-on-the-table figure.

2. Get a mortgage in principle (MIP)

An MIP (sometimes called an Agreement in Principle) is a lender's non-binding statement that, on paper, they'd lend you a given amount. It takes a few hours, costs nothing, and most estate agents won't take an offer seriously without one.

3. Start viewing

Book online, see at different times of day (morning vs Friday evening rush hour gives wildly different impressions of an area), and take photos for memory. We'd suggest viewing five or six properties before making any offer just to calibrate.

4. Make an offer

Offers are usually verbal first, confirmed in writing by email. It's normal to start below asking on properties that have been listed more than a few weeks. The agent has a legal duty to pass every offer on to the seller, however cheeky.

5. Instruct a solicitor

Once your offer's accepted, both sides instruct a conveyancing solicitor. Quotes typically range £900–£1,800 plus disbursements (Land Registry fees, search fees). Find one via the conveyancers directory.

6. Survey

Three levels: RICS Level 1 (basic condition report, ~£300), Level 2 (homebuyer report, ~£400–600 — most common), Level 3 (building survey, ~£600–1,200 for older / unusual properties). For anything pre-1930s, jump straight to Level 3.

7. Searches

Your solicitor runs local-authority, environmental, water and drainage searches. This is where chain stress shows up — searches can take 2–10 weeks depending on council.

8. Exchange contracts

At exchange you become legally bound to buy. Your deposit (typically 10% of the price, but negotiable) moves from your solicitor to the seller's. Pulling out after this point costs you the deposit.

9. Completion

Usually a week or two after exchange. The remaining funds transfer, the keys are released by the estate agent, and you're the new owner. Stamp duty must be paid within 14 days.

10. Chains and what to do when they stall

Most UK transactions are part of a chain — your sale depends on your buyer's purchase, which depends on theirs, etc. A typical chain of 4 properties takes 12–14 weeks. My Proper Home's chain view shows you which side is holding things up; nudge politely through the agent rather than directly.

Useful next steps