Buying a home in England and Wales: a step-by-step checklist

Before you look

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Work out what you can afford: income, outgoings, deposit and the monthly payment.
A lender looks at your income and outgoings (bills, insurance, Council Tax) and at what happens if rates change or you are made redundant (GOV.UK).
Check your deposit and keep proof of where the money came from.
Solicitors and lenders usually ask for bank statements, and money given by family needs a signed letter saying it is a gift.
Check your credit report and correct any mistakes before you apply.
Your credit score can affect whether you can get a mortgage and the deals you are offered (GOV.UK).
Ask a lender for a mortgage in principle, so sellers take your offer seriously.
It is not a final offer: the lender still checks you and the property before it lends.
List the extra costs: Stamp Duty, surveys, solicitor, mortgage, search and land registration fees.
The Stamp Duty calculator on this site shows the tax for your price and your situation.
Choose a solicitor or licensed conveyancer and ask for a fixed-fee quote.
You need a legal professional for the legal work: a solicitor, licensed conveyancer, chartered legal executive or CILEX practitioner (GOV.UK).
Keep your ID and proof of address ready.
You have to prove your identity to the estate agent, the solicitor and the mortgage lender (GOV.UK).

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Ask to see the Energy Performance Certificate and read the rating.
The seller must have a valid certificate; it shows the energy efficiency rating of the property (GOV.UK).
Find out if it is freehold or leasehold and, if leasehold, how many years are left on the lease.
Freehold means you own the house and the land, with no ground rent. Leasehold usually means a service charge and ground rent (GOV.UK).
Add up the running costs: Council Tax, heating, water and broadband.
They come on top of the mortgage payment (GOV.UK).
Ask what is included in the sale and what will be fixed or inspected before completion.
For example the boiler service, the carpets and the kitchen units (GOV.UK).
Visit more than once, at different times of day.

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Check what the property is worth, comparing it with recent sold prices nearby.
HM Land Registry publishes the prices paid for homes in England and Wales.
Make your offer through the estate agent, in writing, and say it is “subject to contract”.
The price can still be negotiated, for example if a survey finds a problem. It is not legally binding until contracts are exchanged (GOV.UK).
When the offer is accepted, give the agent your solicitor’s details and ask for the memorandum of sale.
It records the agreed price and who the solicitors are.
Ask about the chain: is the seller buying too, and how far along are they?
A chain of buyers and sellers can make the process take longer (GOV.UK).

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Apply for the mortgage with the property details and your documents.
Book a survey that suits the property, and do not rely on the lender’s valuation.
The valuation is for the lender. A survey checks the condition of the property (GOV.UK).
If the survey finds problems, ask for a lower price or for repairs before you exchange.
You can do this because an offer “subject to contract” can still change (GOV.UK).
Arrange buildings insurance to start on the day you exchange.
From exchange you are normally responsible for the property, so the cover has to be in place before then.
Read the mortgage offer: the rate, the fees and when the fixed rate ends.

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Let your solicitor order the searches: local authority, water and drainage, and environmental.
You usually have to pay for the searches up front (GOV.UK).
Read the draft contract with your solicitor: price, boundaries, fixtures and fittings, restrictions.
The seller’s solicitor drafts it, answers your solicitor’s questions and negotiates the details if needed (GOV.UK).
Send your questions about the contract and the survey, and wait for the answers before you exchange.
Send the exchange deposit to your solicitor before the exchange.
The amount is agreed with the seller and is often 10% of the price, but it can be less.
Agree the completion date with the seller, and book your removals once it is fixed.
The contract says when the sale will complete (GOV.UK).
Exchange contracts: from then the sale is legally binding.
Usually neither side can pull out without paying compensation (GOV.UK).

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On completion day your solicitor sends the money to the seller and you collect the keys.
You get the keys from the seller or the estate agent, and you now own the property (GOV.UK).
Make sure the tax return is filed and the tax paid within 14 days of completion.
That is the Stamp Duty Land Tax deadline in England and Northern Ireland. In Wales the tax is Land Transaction Tax (GOV.UK).
Make sure your solicitor registers you as the new owner with HM Land Registry.
Land registration fees are one of the costs to budget for (GOV.UK).
Tell the council you have moved, so Council Tax starts on the right date.
Give meter readings to your energy and water suppliers on the day.
Redirect your post and update your address with your bank, employer, HMRC and the DVLA.