Everything you need — from saving your deposit to getting your keys. Whether you're a first-time buyer or moving home, this is your complete playbook.
12 stages from thinking about it to holding the keys. Click any stage to jump there.
Before you look at a single property, you need to know your numbers. Get this right and everything else is easier.
Lenders use this to decide whether to lend — and how much. Check free via Experian, Equifax or Credit Karma. Fix issues at least 3 months before applying.
Most lenders need at least 5–10%. Bigger deposit = better rates. On a £250k home: 5% = £12,500. 10% = £25,000. 15% = £37,500.
Lenders typically lend 4–4.5× your salary. Two incomes? Usually both are used. A broker will show you exactly what's possible.
Self-employed or CIS? You'll need 2–3 years of accounts or SA302 tax returns. Banks often turn you away — not because you can't afford it, but because they don't understand CIS income. MoneyMates does.
*Based on 5.0% rate, 25yr repayment. Illustrative only.
A Mortgage in Principle (MIP) is a lender's written indication of how much they'd lend you. Get one before you start making offers — agents expect it.
Why you need one: Estate agents take you seriously. Sellers prefer ready buyers. In a competitive market it can be the difference between your offer being accepted or ignored.
MIP ≠ guaranteed mortgage. A full application and valuation still happen after your offer is accepted. But it's a credible, serious starting point that sellers and agents respect.
Now the fun bit. But searching smartly saves time, money and heartbreak.
Don't just look at the décor. A viewing is your chance to spot problems, ask hard questions and decide if this is really the one.
Agents work for the seller — but they must answer honestly. These questions reveal what the listing won't tell you.
Reveals motivation. Moving for work = may accept less for speed. Relationship breakdown = keen to close quickly. Financial difficulty = negotiating opportunity but be aware of complications. A vague answer is itself informative.
Anything over 3 months raises a question. No offers? Rejected at survey? Price already reduced? All of this gives you negotiating leverage. Check listing history with the Rightmove+ browser extension.
Agents often hint at this. Did a survey flag something? Did a buyer's mortgage fall through? Did the seller pull out? All of this is useful context before you commit to spending money on surveys.
Is the seller chain-free (already in rented or moved out)? Are they buying elsewhere and how long is that chain? Chain-free = faster, simpler, lower risk of it falling through. A long chain means more people who could cause collapse.
Matching their preferred timeline can make your offer more attractive than a higher price from someone with a longer timescale. Ask this early and use it as a negotiating chip.
Agents cannot legally mislead you. Ask directly: damp, structural issues, neighbour disputes, planning problems, flooding history. If they hedge, probe further. Better to know now before spending money on legal fees and surveys.
Freehold = you own it outright forever. Leasehold = fixed term ownership. Under 85 years remaining causes problems with mortgage lenders. Under 70 years is serious — extension costs thousands and takes months to arrange.
Annual service charges for flats range from £500 to £4,000+. Older leases may have escalating ground rent clauses — a significant ongoing cost. Ask for the last 3 years of service charge accounts before proceeding.
Extensions, loft conversions and structural work need building regulations approval and sometimes planning permission. Unpermitted work causes issues with insurance, your mortgage and future resale. Your solicitor checks — but ask upfront.
Assume nothing unless confirmed in writing. The seller could legally take curtain poles, light fittings, garden sheds, appliances. Ask specifically about the oven, dishwasher, washing machine, curtains. Get it listed in the TA10 form.
The seller must declare formal disputes in the TA6 property information form. Ask directly. Boundary disputes cost thousands in legal fees, take years to resolve, and make properties very hard to resell.
Band A is cheapest, Band H most expensive. Verify it yourself on the government website — agents sometimes get this wrong. Factor it into your monthly budget alongside the mortgage payment.
Check the Environment Agency flood map yourself (check.environment-agency.gov.uk) and ask the agent. Flood history massively inflates insurance premiums and can impact mortgage eligibility. Some insurers refuse high-risk properties entirely.
No gas connection? Oil or LPG tank? Septic tank instead of mains sewage? These have running cost and maintenance implications buyers rarely think to ask about. Oil tanks need inspecting. Off-grid heating is generally more expensive than mains gas.
Found the one? Here's how to make an offer that sticks without overpaying.
Offer accepted? Get your broker onto the full mortgage application immediately. Instruct a solicitor. The property isn't legally yours until contracts are exchanged — move fast.
Gazumping is legal in England and Wales. A seller can accept another buyer's higher offer after accepting yours. Your only protection is speed — get to exchange as fast as possible.
A survey is your independent check on the property's condition. The lender's valuation protects their loan — not you. Always get your own.
Basic traffic-light condition report. Good for new builds only. No valuation or advice. ~£250–400.
The most popular choice. Covers visible defects, damp, roof, services and market valuation. Standard properties under 50 years. ~£400–700.
Full structural survey. For older, unusual or rough-looking properties. Includes repair cost estimates. ~£600–1,500.
Survey reveals problems? Don't panic — most deals survive. Use the report to renegotiate. Get quotes for repairs and ask the seller to either fix them or reduce the price.
Invasive plant that damages foundations. Must be declared. Costs £2,000–£10,000+ to treat. Some lenders won't mortgage affected properties without an approved management plan in place.
The legal transfer of ownership. Your solicitor handles it — knowing what's happening lets you chase it and avoid delays.
Chase proactively. Conveyancing stalls when no one pushes. Email your solicitor every week for an update. The squeaky wheel gets the faster completion.
Buying a home costs more than just the deposit. Here is every cost you need to budget for.
| Cost | Typical Amount | Notes |
|---|---|---|
| Deposit | 5–20% | Of property value. Higher % = better rates |
| Stamp Duty (SDLT) | 0–12% | First-time buyers: 0% up to £300k (from April 2026). See calculator below. |
| Solicitor / Conveyancing | £1,200–£2,500 | Includes searches, Land Registry, all disbursements |
| Mortgage Arrangement Fee | £0–£2,000 | Some products have none. Can be added to mortgage. |
| Mortgage Broker Fee | £0–£500 | Fees vary by broker. Always confirm upfront before proceeding. |
| Survey (Level 2) | £400–£700 | Full structural Level 3: £600–£1,500 |
| Removal Costs | £300–£2,000+ | Depends on volume and distance. Get 3 quotes. |
| Buildings Insurance | £150–£400/yr | Required from exchange date, not completion |
| Immediate Repairs / Decorating | Budget £1,000–£5,000 | Always more than expected. Keep a contingency fund. |
| Total buying costs (ex deposit) | ~£3,000–£12,000+ | Budget conservatively. Cash is king at completion. |
England/NI rates from April 2026. Wales = LTT. Scotland = LBTT. Always confirm with your solicitor.
Not every deal is worth doing. Here are the red flags that should make you renegotiate hard — or walk away.
Green flags: Recent roof, new boiler with warranty, double glazing, valid EICR, EPC rating C+, freehold, no nearby planning apps, good schools, low crime. These add value and make the buying process smoother.
The home stretch. Here is exactly what happens — and what you need to do.
You've got the house. Now protect it — and the people in it. Most buyers skip this and regret it.
Most people insure their car but not their income. If illness or injury stopped you working for 6 months, what happens to the mortgage? This is the conversation most buyers never have — until it's too late.
Covers the structure. Required by your lender. Must be live from exchange. Covers fire, flood, storm, subsidence. Add accidental damage if needed.
Covers your belongings. Not legally required but essential. Covers theft, fire, flood. Add accidental damage — especially with kids or a clumsy streak.
Lump sum paid if you die during the mortgage term. Non-negotiable if anyone depends on your income. Often costs less than a coffee a day.
Tax-free lump sum on diagnosis of cancer, heart attack, stroke and more. Use it to clear the mortgage or cover costs while you recover.
Pays a regular income if you can't work due to illness or injury. The most overlooked policy. Your income pays everything — protect it.
Don't buy the insurance your lender tries to sell you — it's almost always overpriced. A specialist broker finds the right cover at a fraction of the cost.
MoneyMates specialises in protection advice — especially for the self-employed and tradespeople. We know the policies that actually pay out. Get advice at moneymates.uk →
Every term you'll hear during the buying process, explained in plain English.
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Specialist mortgage and protection advisers. Self-employed, CIS, complex cases — we get people mortgages the banks say no to. No jargon. No pressure. Just real advice.
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