Buyer Guides

• Map your deposit, income and outgoings. Include conveyancing, surveys, searches, Land Registry, removals and taxes.
• Get an Agreement/Mortgage in Principle before viewing — strengthens any offer.
• Keep funds traceable for AML checks; avoid new borrowing until completion.
• Decide on product type (fixed/variable), term, portability, early-repayment charges.

• Define must-haves vs nice-to-haves (beds, commute, schools, outside space, parking, EPC band).
• Understand freehold vs leasehold basics (ground rent, service charge, lease term, building safety/major works exposure).
• Track comparable sold prices nearby to anchor expectations.
• Group viewings to compare like-for-like; revisit at different times of day.

• Look for damp, cracks, roof and guttering, windows, boiler age/servicing, electrics (consumer unit/RCD), water pressure.
• Ask running costs: council tax band, typical utilities, service charge/ground rent (leasehold), recent/planned major works.
• Check noise, light, outlook, neighbours, mobile/data, parking rules, bin storage.
• New-build? Ask about 10-year warranty, snagging, service-charge budgets, phase completions.

• Include your position (FTB / chain details), MIP, deposit proof, target dates, and any conditions.
• Price isn’t everything: shorter chains, flexible dates, and fewer conditions can win.
• Sealed bids/best-&-final may be used with multiple offers — submit proofs with your bid.
• Get acceptance in writing; a memorandum of sale will follow.

• Lender valuation: for the bank’s security — not a condition report.
• RICS Level 2: condition of visible elements + urgent defects — suited to conventional homes in reasonable condition.
• RICS Level 3: in-depth report and advice — suited to older/altered/large/unusual properties or where you plan works.
• Use findings to renegotiate where proportionate and evidence-based.

Your conveyancer handles the legal checks, searches and contracts. This process is the same whether you found the property privately or via an agent.

• Onboarding: terms of business, ID/AML, source-of-funds.
• Seller’s pack: title docs + TA forms (property info; fixtures/contents); leasehold adds a management pack.
• Searches: local authority, water & drainage, environmental; others if needed (mining, flood, chancel, building safety).
• Enquiries raised & answered; mortgage offer issued; you review/sign the contract.
• Exchange → Completion: contract becomes binding; funds sent; keys released.

• Confirm deposit source (savings/gift/sale proceeds). Keep funds in accessible, verifiable accounts.
• Review your mortgage offer (rate, term, fees, portability, ERCs) and conditions (e.g., retention, specific repairs).
• Budget for SDLT (where applicable), searches, legal fees and removals.
• Send cleared funds to your solicitor in good time before completion.

• Leasehold: remaining term, ground-rent review clause, service-charge history/budgets, reserve funds, major works, building-safety docs, pets/letting rules.
• Shared ownership: staircasing rules, rent reviews, repair obligations, nomination rights.
• New-build: warranty provider, snagging, long-stop date, service-charge estimates and any estate charges.

Typical end-to-end timing (no unusual issues): 8–12 weeks from offer accepted to completion. Chains, leasehold packs, and slow enquiries can extend this.

• Chain position matters: FTBs and chain-free buyers can often complete faster.
• Keep momentum: agree weekly updates; return forms quickly; book surveys early; chase management packs.
• Target dates: pencil an exchange target and work backwards with your conveyancer.

• Confirm bank details with your conveyancer by phone (known number) before any transfer.
• Be cautious of pressure to pay a “deposit” before you or a trusted proxy has viewed and verified.
• Beware of cloned listings and spoof emails/domains; keep comms on trusted channels.
• If something seems off, pause and call your solicitor/bank immediately.

• Buying a home (overview)
• Transferring ownership (find & use a conveyancer)
• Stamp Duty Land Tax (SDLT)
• HM Land Registry
• Leasehold: rights & responsibilities