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Buying your first home can feel overwhelming when you’ve never been through the process before. From saving your deposit to collecting your keys, there are multiple stages involving estate agents, mortgage lenders, solicitors, surveys and legal checks.
While every purchase is slightly different, most first-time buyers follow the same journey.
The typical first-time buyer timeline looks like this:
Does it all sound a bit much? Don’t worry, we’ve broken down the timeline into 10 steps, with explanations, tips and facts.
Buying a house starts long before you begin browsing listings and arranging viewings. Budgeting first means you can be assured of your ability to afford a property, and gives you a realistic idea of your price range, ready for when it’s time to view houses.
Beyond your budget for the house purchase itself, you need to consider whether you can afford all other costs associated with buying a house. This includes:
These are the most common costs, but there can be hidden fees. Read more here: Hidden Costs Buyers Forget When Purchasing a Home
The total deposit you’ll need to put down on your house depends on factors including house price, mortgage conditions, and purchase type. Typically, a deposit of around 10% is required to purchase a house, with some mortgage providers offering mortgages with as little as a 5% deposit.
If you’re purchasing a house using a considerable amount of savings, a cash gift or inheritance, for example, putting down a larger deposit can give you more favourable mortgage rates. This is because more equity upfront reduces the LTV (loan-to-value) ratio, as you’re borrowing less. This reduces interest rates for more affordable monthly repayments.
Initial deposits can be even lower if you’re looking at a Shared Ownership property. Because with a shared ownership property, you’re only purchasing between 25-75% of the home to begin with, 5% of this cost makes for a very affordable deposit and house-buying option.
Read more about shared ownership deposits here: What Do I Need for a Shared Ownership Deposit?
As with any money borrowing, mortgage providers will check your credit to decide whether they can lend you money. Checking the health of your credit score is a great way to find out how lenders see you, and take action to improve the score if needed, before starting the home-buying process.
The credit reference agencies keep the following information:
(Source: Citizens Advice https://www.citizensadvice.org.uk/debt-and-money/borrowing-money/how-lenders-decide-whether-to-give-you-credit/ )
Once you know how much you can realistically afford, you’re ready to speak to a mortgage lender or mortgage advisor.
Shared Ownership can be a more affordable alternative. You can use our simple Shared Ownership Affordability Calculator today to see whether you’re eligible.
An Agreement in Principle is a formal document given to you by a lender, confirming how much they would be willing to lend you as a mortgage. You can then use this Agreement in Principle to start viewing properties. You can provide this as proof to estate agents that you are a serious buyer, and it enables you to make serious offers should you find a house you like.
An Agreement in Principle usually lasts between 60-90 days, meaning if you haven’t found a property in this time, you’ll need to repeat the process with your lender.
To get an Agreement in Principle, you can either speak directly to a provider (like a bank or building society) or opt for a mortgage advisor, who will assist in finding the best mortgage offer for you. A mortgage advisor comes with an additional cost, so be sure to factor this into your budget.
Though it can act as a formal confirmation of how much a provider is willing to lend, it is not a confirmation of a mortgage. Once you’ve had an offer accepted on a property, it’s time to complete your full mortgage application.
Once all checks have been passed, you’ll receive an official mortgage offer.
This can often be one of the longest stages in the property buying journey. There are plenty of ways to find a property. You can use local estate agent websites or shops, property listing platforms, or search for local property developments or shared ownership schemes.
As much as looking at the entire range of properties available in the area can be fun, it’s best to be realistic and set yourself some specific parameters to ensure you’re only looking at things right for you.
Before you begin looking, consider the following:
Now you’ve narrowed down your search, you can start comparing properties. As well as comparing the pros and cons of each property against your personal preferences, you can compare:
This helps to narrow down the properties you’ll actually view.
You’ve found some properties you like enough to view. Congratulations! The first viewing can be daunting if you don’t know what to expect, but it’s a simple process with a few key things to consider.
Depending on the property, you’ll either be shown around by an estate agent (most common for new builds, shared ownership properties or vacant properties), or the current homeowner.
They’ll take you around the property, giving you key information and answering any questions you have. You’ll then usually have some time to look around on your own.
You might be given some literature about the property for you to take home. This is just to make sure the property and all the relevant information stay fresh in your mind.
You’ll usually be allowed to take photos, but it’s best to check – especially if the property is currently occupied.
As well as looking at the layout, size and decor, you should check for warning signs of issues you might incur should you move in. During the viewing, be vigilant for:
Don’t be afraid to view twice. Whether you just want to see it again or want to take a friend, partner, or parent, second viewings are common. Even if you’ve already offered, estate agents can still arrange viewings.
If, after viewings, you’ve found a property you love, then it’s time to make an offer! It’s an exciting part of the journey, but you must get it right.
This is completely up to you. You might get some advice from your mortgage advisor if you’re using one, but the initial offer is down to you. Often, opening offers sit just below the asking price.
Starting lower leaves room for negotiations, though in some cases low offers can be accepted, especially if the seller is looking for a quick sale, and you’re not part of a chain.
There are exceptions to this, however. If you’re interested in a property with considerable interest from other buyers, you might want to come in with your best and final offer. This gives the seller an attractive offer, while other buyers may still be offering low.
This is normal for most house purchases, unless you’re looking at a shared ownership property where prices are set.
The initial offer is made verbally, usually over the telephone with the estate agent. It’s also advisable to send it in writing afterwards via email, to avoid any confusion or contention later.
When your offer is made, you can give the estate agent any additional context that might make you seem like the best buyer for the property. For example, you might not be in a chain, and ready to complete ASAP – ideal for sellers ready to move to their next home.
Once the offer is made, one of three things will happen:
Once you have an offer accepted on a property, you can officially apply for your mortgage. Contact your mortgage provider or mortgage advisor (depending on how you secured your Agreement in Principle), and they’ll usually talk you through the next steps.
To submit your mortgage application, you’ll need to provide:
Lenders may ask for additional documentation.
The lender will usually arrange a property valuation survey. Some lenders include a free mortgage valuation, while others charge a fee, so it’s worth checking what’s included with your mortgage product.
It’s worth noting that a valuation survey does not cover all of the same checks as more in-depth building surveys, so you might still want to get this done in addition.
Once your mortgage is approved, it’s time to instruct a solicitor.
‘Do I really need a solicitor?’ is a commonly asked question. The role of a solicitor in the sale of a house is vital. As well as offering expertise and authority to complete key legal procedures, most mortgage lenders require official legal representation as a condition of the loan.
The solicitor:
This keeps you safe from contract errors or land ownership/environmental issues that could affect you and your property post-purchase.
Once your offer has been accepted and your mortgage application is underway, it’s time for one of the most important stages of the home-buying process: surveys, property checks, and paperwork.
These help you understand the condition of the property before you’re legally committed to buying it, giving you the chance to identify any issues that could affect its value or require costly repairs.
Although they can seem similar, your mortgage valuation and property survey each serve a different purpose. There are three main types of property assessments:
| Type | Purpose | Who It’s For |
| Mortgage Valuation | A basic valuation is carried out for the lender to confirm the property is worth the amount you’re borrowing. It is not a detailed inspection and won’t highlight most defects. | Mortgage Lender |
| HomeBuyer Survey (Level 2 Survey) | A more detailed inspection that identifies visible issues such as damp, subsidence, roof problems, or repairs that may be needed. | Buyer |
| Building Survey (Level 3 Survey) | The most comprehensive survey available. It provides an in-depth assessment of the property’s condition, including structural issues, hidden defects, and recommendations for repairs. | Buyer |
Alongside your survey, your solicitor will carry out several legal searches. Unlike surveys, which assess the physical condition of the property, these searches uncover information that may not be immediately visible but could affect your ownership.
The three most common searches are Local Authority Search, Environmental Search and Water & Drainage Search.
| Property Search | What It Checks | Why It’s Important |
| Local Authority Search | Planning permissions, building regulations, proposed road or transport schemes, conservation areas, Tree Preservation Orders, and whether the property is listed. | Reveals restrictions, planned developments, or legal matters that could affect the property or your future plans. |
| Environmental Search | Flood risk, contaminated land, ground stability or subsidence, historic landfill sites, and radon gas levels. | Identifies environmental risks that could affect your mortgage, insurance, safety, or the property’s future value. |
| Water and Drainage Search | Whether the property is connected to mains water and public sewers, who is responsible for maintaining drains, and whether public sewers run within the property’s boundaries. | Confirms essential utilities are in place and highlights drainage issues or restrictions that could impact future building work. |
Depending on the results, you may choose to:
After your lender has completed its checks and your solicitor has finished the necessary legal work, you’ll move into one of the final stages of the home-buying process.
This is when your mortgage is formally approved, and contracts are exchanged, bringing you one step closer to collecting the keys to your new home. You’re on the home stretch, literally!
If your mortgage offer is successful, your lender will provide you with a formal mortgage offer. It will detail how much you’re borrowing, your interest rate, mortgage term, monthly repayments and any other special conditions attached to the loan.
Your solicitor should look over this with you to check that everything is in order and that you understand the document.
If everything’s as it should be, you’ll be asked to sign the mortgage deed and any other remaining documents at this stage.
The exchange of contracts is one of the biggest milestones in the process. Here, you and your seller will sign identical contracts for the sale of the property. The solicitors will then exchange them for you. As soon as this has been done, your contract is legally binding (in England). This means that pulling out of the sale after this point can have significant financial consequences, including losing your deposit.
Now, the deposit can be transferred to the seller’s solicitor, the completion date can be agreed upon, and the move-in day can be firmly within your sights.
It’s the exciting finale of the process, completion day! But what actually happens on this day?
Completion day means that:
Once you have the keys, take a little bit of time to enjoy this moment. Head to your new property, take photos and celebrate this massive achievement.
After this, there are some key things to take care of to make sure you can move in quickly. On completion day, or as close to this as possible:
Once everything is ready, you can move into your new home!
Though the typical stages in the timeline are the same for most house purchases, the actual time frame can vary. Delays can be caused at varying stages, but there are things you can do to mitigate these hold-ups.
One of the most common delays comes in the form of property chains. As a first-time buyer, you’re likely at the end of the chain, which puts you in a great position. However, the seller may be waiting to move into their new house, the owner of which might still be waiting to move out, and so on.
Staying in regular contact with your estate agent and solicitor ensures you’re up to date on the latest developments.
If incorrect paperwork is submitted as part of the mortgage application process, everything is delayed until the correct documents are provided. To ensure there are no delays here, take extra care to ensure you have provided all the requested documents at the application stage.
Surveys can sometimes highlight issues, which is exactly what they’re designed to do, but these issues can then cause delays. If anything significant is identified, then you may need to renegotiate the price, request repairs or arrange your own repairs.
Best practice here is to arrange these surveys as early as possible, so the results are with you as soon as possible.
Solicitors must request property searches from local authorities and organisations. Delays here usually happen with these third parties, meaning the searches can take weeks to be returned.
If you instruct your solicitor as soon as your offer is accepted, they can begin this work straight away, without wasting time.
Though rare, there can be issues relating to the property’s ownership. This could include boundary disputes, missing paperwork or Land Registry discrepancies. Again, there is little you can do here to avoid these delays. But by ensuring you instruct a trusted and experienced solicitor, they will work on your behalf to rectify these issues.
As well as being part of a chain, sellers can sometimes cause delays in the process. Whether their moving date is delayed or they just aren’t in a rush to leave. Keep open communication with the estate agent, who can get updates from the seller as to when moving day might be.
Although not every delay can be avoided, staying organised, responding quickly to requests, and maintaining regular communication with your mortgage lender, solicitor, and estate agent can help keep your purchase on track. Patience is often part of the home-buying journey, but being prepared can make the process much smoother.
There’s no set length of time buying a house should take, as there are so many factors that can impact the final timeline. According to GOV.UK, ‘buying a home takes about 5 months on average’.
To fully purchase a house, you can expect timescales like this:
| Stage | Timescale* |
| Working out your budget and deposit affordability | A few days to several weeks |
| Getting an Agreement in Principle | 1-7 days (if shopping around)
Maybe longer if you are rejected a few times. |
| Finding Your Property | 3 months (variable) |
| Surveys, Checks & Paperwork | 8-12 weeks |
| Completion | 1-4 weeks from checks returning |
It can be easy to get caught up in the excitement of buying your first home, but getting it right and avoiding key mistakes are incredibly important. Here are some of the most common mistakes or regrets first-time buyers incur:
Many first-time buyers fall into the habit of budgeting for the mortgage and deposit, while not considering other costs such as legal fees and survey costs. Create an in-depth budget that looks at how you’ll manage money once you’re moved in too.
Seeing the first property can easily seem like it ticks all of the boxes, but without anything to compare it to, you might not be getting the full picture. See as many properties as you can, compare their cost, space and neighbourhoods. Even if you’ve seen a house you love, keep looking in case it’s snapped up, or you find something even better.
Remember, the mortgage valuation conducted by your lender is not in-depth and does not uncover issues and defects. If you move in without a survey, you may face costly repairs.
Once your mortgage application has been approved, it’s tempting to begin shopping for furniture, appliances and decor. However, if you plan to do so by using another form of credit (loan, credit card, etc.), this additional credit could affect your financial circumstances and, in some cases, your mortgage offer.
Delays in returning important documents sent to you by your lender or solicitor can delay proceedings. Not only does this mean your completion is pushed back, but your seller may choose to go with another buyer should you seem unreliable.
At the start of the process, get all payslips, ID, bank statements, etc., ready and accessible so you can respond quickly. Ensure all communications come to your phone or most checked email address.
Buying your first home can be a simple process, made even easier with a property from Plumlife. We offer affordable housing solutions across the North West of England, including Shared Ownership and Rent to Buy.
Read more about the Shared Ownership Buying Process or contact us to discuss your options.
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