The UK house buying process: step by step
From mortgage in principle to collecting the keys - the seven stages of buying a home in the UK, how long each takes, and where buyers most often get delayed.
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Buying a home in England or Wales follows the same seven stages almost every time. Knowing them in advance turns a stressful process into a checklist.
Stage 1: Get your finances ready
Before you even look at properties, get a mortgage in principle (AIP) - a lender’s statement of how much they’d lend you. It’s free, takes minutes online, and tells you your real budget. Agents also take you more seriously with one in hand.
Stage 2: Find a home and make an offer
View, compare, and when you find the one, offer through the agent. Offers are not legally binding until contracts are exchanged, and it’s normal to negotiate. Once accepted, the property is marked “sold subject to contract” (SSTC) and the clock starts.
Stage 3: Apply for your mortgage
Your full application goes to the lender, who runs a credit check and arranges a valuation (theirs, not yours - it just confirms the price is reasonable). Expect an official mortgage offer in 2–4 weeks. A broker can do the legwork and compare the market for you.
Stage 4: Commission a survey
The lender’s valuation protects them, not you. A survey protects you - from subsidence, damp, roof problems and other expensive surprises. For most homes, a RICS Level 2 survey is the right call; for older or unusual properties, go Level 3 (full building survey).
Stage 5: Conveyancing
Your conveyancer handles the legal work: local authority searches, water and environmental searches, checking the title, raising enquiries about the property, and preparing the contract. This is the longest stage - typically 8–12 weeks - and where most delays happen.
Stage 6: Exchange of contracts
You pay the deposit (usually 5–10% of the price) and both parties sign. From this moment the deal is legally binding - pulling out costs you the deposit. You also agree the completion date (typically 2–4 weeks later).
Stage 7: Completion
On completion day the money moves, the keys are released and the property is yours. Your conveyancer pays the balance, registers you with HM Land Registry and settles your Stamp Duty within 14 days. That’s it - you’re in.
How long does it take?
| Stage | Typical time |
|---|---|
| Mortgage in principle | Same day |
| Offer accepted → mortgage offer | 2 – 4 weeks |
| Survey | 1 – 2 weeks (booked in parallel) |
| Conveyancing & searches | 8 – 12 weeks |
| Exchange → completion | 2 – 4 weeks |
| Total (no chain) | 3 – 4 months |
Source: HM Land Registry - buying your first home — Official guide to the process
How much deposit do you need?Deposit sizes, LISA bonuses and the full cost checklist.What is conveyancing?The legal stage explained - costs, timeline and how to choose.
Sources
- HM Land Registry - buying your first home - Official guide to the process
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