Everyone knows the headline steps: save a deposit, get a mortgage, buy a house. What nobody tells you is what actually happens between those steps: the weeks of waiting, the unfamiliar terms, the people involved, and the reasons it all takes longer than you expected.
This is the guide nobody gave you.
Before you look at a single house
The biggest mistake first-time buyers make is falling in love with a property before they know what they can actually borrow. Estate agents will take you more seriously, and sellers will accept your offers more readily, if you've already got a mortgage agreement in principle.
Get an Agreement in Principle (AIP)
Also called a Decision in Principle or Mortgage in Principle. It's a conditional statement from a lender saying they'd consider lending you up to a certain amount, based on a soft credit check. It's not binding, but it shows you're a serious buyer. Get this before you start viewing.
Instruct a solicitor (conveyancer) early
You'll need a conveyancer before you can proceed once an offer is accepted. Research and instruct one before you find a house so you're not scrambling. Costs typically range from £1,000–£2,000 depending on the property price.
Making an offer
Once you find a property, you make an offer through the estate agent. This is verbal and not legally binding. Either party can walk away at any point until contracts are exchanged. Nothing is guaranteed until exchange.
After the offer is accepted: the long bit
Full mortgage application
Your AIP becomes a full application. The lender verifies your income, runs a hard credit check, and instructs a valuation of the property. This typically takes 2–4 weeks. Respond to any requests quickly, as delays here cascade.
Conveyancing searches
Your solicitor conducts legal searches on the property: local authority (planning, highways), drainage, environmental, and others. These can take 2–6 weeks depending on the local authority. Leasehold properties take longer than freehold.
Survey
The lender does a basic valuation (to protect themselves). You should also commission your own survey (a HomeBuyer Report or full structural survey) to protect yourself. Surveys can reveal issues that affect your decision to proceed or what price you pay.
Exchange of contracts
The point of no return. Both parties sign identical contracts, you pay the deposit (usually 10% of the purchase price), and a completion date is set. If either party pulls out after exchange, there are financial penalties. Buildings insurance must be in place from exchange.
Completion
The remaining money transfers from your solicitor to the seller's solicitor. The seller vacates, the estate agent releases the keys to you. You're a homeowner. This typically happens 1–4 weeks after exchange.
Three things that go wrong
Slow searches
Local authority searches can take weeks. Chase your solicitor regularly. A good one will be on top of it, but some aren't. If it's taking too long, ask about indemnity insurance as an alternative.
Gazumping
The seller accepts a higher offer from someone else before exchange. It's legal and it happens. The only real protection is moving quickly and building a good relationship with the agent.
The chain collapses
If you're buying from someone who's buying from someone else, you're in a chain. Any link breaking can affect your purchase. Your solicitor and agent should be keeping tabs on the whole chain.