Buying a House in the UK: The Complete Guide

1. Setting Your Budget

Before you start browsing Rightmove, you need a clear picture of what you can actually afford. Your budget is not just the purchase price -- it includes stamp duty, legal fees, survey costs, removal costs and an emergency fund for repairs.

How much deposit do you need?

Most lenders require a minimum deposit of 5% of the purchase price, but putting down 10% or more typically unlocks significantly better mortgage interest rates. For example, on a £300,000 property a 5% deposit is £15,000 while a 10% deposit is £30,000. The difference in monthly repayments can be substantial over a 25-year term.

Additional costs to budget for

• Stamp Duty Land Tax (SDLT): Paid on properties over £250,000 (or £425,000 for first-time buyers). Use our stamp duty calculator for an exact figure.
• Legal / conveyancing fees: Typically £1,000 -- £2,000 including searches.
• Survey: £400 -- £1,500 depending on the level of survey.
• Mortgage arrangement fee: £0 -- £2,000 depending on the product.
• Removal costs: £500 -- £1,500 for a professional service.

2. Getting a Mortgage

Unless you are a cash buyer, you will need a mortgage. Start by getting a mortgage in principle (also called a decision in principle or agreement in principle). This is a statement from a lender confirming how much they would be willing to lend you, subject to a full application. It typically lasts 60 to 90 days and involves a soft credit check.

Fixed vs variable rates

A fixed-rate mortgage locks your interest rate for a set period, usually two or five years. Your monthly payment stays the same regardless of Bank of England base rate changes. A variable-rate mortgage (tracker or SVR) can go up or down. Most first-time buyers choose a fixed rate for the payment certainty it provides.

How much can you borrow?

Lenders typically offer 4 to 4.5 times your gross annual household income, though some stretch to 5 or 5.5 times for higher earners. They will also stress-test your affordability against a higher interest rate to make sure you could still afford repayments if rates rise.

3. Finding a Property

With your budget set and mortgage in principle secured, you can start searching. The major portals -- Rightmove, Zoopla and OnTheMarket -- list the vast majority of properties on the market. Set up alerts for your target areas and price range so you hear about new listings immediately.

What to look for in a listing

Pay attention to the tenure (freehold or leasehold), council tax band, EPC rating and how long the property has been on the market. A property that has been listed for several months may indicate an issue -- or simply an unrealistic asking price that gives you negotiating room.

Researching the area

Use The Big Move to check flood risk, local school Ofsted ratings, crime data and transport links. Visit the area at different times of day and on weekdays vs weekends to get a true sense of noise levels, traffic and parking.

4. Viewings & Due Diligence

Always view a property at least twice before making an offer. On the first visit, get a general feel for the space, natural light and layout. On the second visit, look more critically at the condition: check for damp patches, cracks in walls, the state of the roof, windows and boiler.

Questions to ask the agent

• How long has the property been on the market?
• Why is the vendor selling?
• Have any offers been made or rejected?
• What is included in the sale (fixtures, fittings, appliances)?
• Is the vendor in a chain?
• When does the vendor want to complete?

Online due diligence

Before or after your viewing, enter the address into The Big Move to review the EPC rating, flood risk category, Land Registry price history and local school performance. This data helps you identify potential problems early and gives you evidence to support your offer price.

5. Making an Offer

Offers are made verbally through the estate agent and are not legally binding in England and Wales until contracts are exchanged. Start below the asking price if the data supports it -- for instance, if comparable properties have sold for less, the property needs work or it has been on the market a long time.

When making your offer, emphasise your strengths as a buyer: having a mortgage in principle, being chain-free, or being flexible on completion dates. These factors can matter as much as the price itself.

6. Surveys & Valuations

Once your offer is accepted, your lender will carry out a mortgage valuation to confirm the property is worth what you are paying. This is not a survey and does not check the condition of the building. You should commission your own survey separately.

Types of survey

• RICS Level 1 (Condition Report): A basic “traffic light” report suitable for newer properties in good condition. Typically £400 -- £600.
• RICS Level 2 (HomeBuyer Report): The most popular choice. Covers the condition of the property and highlights defects, but does not look under floorboards or behind walls. Typically £500 -- £900.
• RICS Level 3 (Building Survey): A comprehensive, in-depth survey recommended for older properties, listed buildings or properties where you plan major works. Typically £800 -- £1,500.

If the survey reveals significant issues, you can renegotiate the price, ask the seller to fix the problem before completion, or in serious cases, withdraw from the purchase.

7. Conveyancing

Conveyancing is the legal process of transferring property ownership. You will need a solicitor or licensed conveyancer to handle this. They will carry out property searches, review the contract, raise enquiries with the seller’s solicitor and handle the transfer of funds.

Key searches

• Local authority search: Planning applications, building control, roads and public rights of way.
• Environmental search: Contaminated land, flooding and ground stability.
• Water and drainage search: Confirms mains connections and whether public drains cross the property.
• Title search: Confirms the seller legally owns the property and any restrictions on it.

Conveyancing typically takes 8 to 12 weeks, though complex chains or issues with searches can extend this. Stay in regular contact with your solicitor and respond promptly to any requests for information.

8. Exchange & Completion

Exchange of contracts is when the purchase becomes legally binding. At this point you pay your deposit (usually 10% of the purchase price) and a completion date is agreed. Pulling out after exchange incurs serious financial penalties.

Completion is when the remaining funds are transferred, the keys are handed over and the property is legally yours. Completion usually happens one to four weeks after exchange, though it can be on the same day.

On completion day your solicitor will send the purchase funds to the seller’s solicitor, register the transfer with the Land Registry and pay any stamp duty owed on your behalf. You can then collect the keys from the estate agent.

9. Stamp Duty

Stamp Duty Land Tax (SDLT) is a tax paid on property purchases in England and Northern Ireland. The amount depends on the purchase price, whether you are a first-time buyer and whether you already own another property.

Current SDLT rates (England & NI)

For standard residential purchases, the first £250,000 is tax-free. The portion from £250,001 to £925,000 is taxed at 5%, and the portion from £925,001 to £1,500,000 is taxed at 10%. Anything above £1,500,000 is taxed at 12%.

First-time buyers pay no stamp duty on the first £425,000 and 5% on the portion from £425,001 to £625,000. If the property costs more than £625,000, first-time buyer relief is not available.

Buyers purchasing an additional property (such as a buy-to-let or second home) pay a 5% surcharge on top of the standard rates.

Scotland and Wales have their own property transaction taxes (LBTT and LTT respectively) with different thresholds and rates. Use our stamp duty calculator for an accurate calculation for any UK country and buyer type.

10. Tips for a Smooth Purchase

• Get your mortgage in principle early. This shows sellers and agents you are a serious buyer and speeds up the process once your offer is accepted.
• Instruct a solicitor as soon as your offer is accepted. Conveyancing is usually the longest part of the process, so start it immediately.
• Be responsive. Delays often happen because buyers are slow to return paperwork or answer queries. Check your email daily and respond within 24 hours.
• Do not overstretch financially. Budget for the unexpected. Boilers break, roofs leak and renovations always cost more than you expect.
• Use data, not emotion. The Big Move exists to give you the facts estate agents may not volunteer. Check flood risk, price history and EPC ratings before you fall in love with a property.
• Keep the chain short. If possible, sell your current property before buying, or buy as a first-time buyer or cash buyer. Shorter chains complete faster and are less likely to collapse.