Buying a home – the timeline

A full rundown on what to do & when

Kit Sproson | Edited by Matt Finn

Updated 5 November 2024

Buying a home is one of the most stressful things you'll do – however, knowing a rough outline of how the process works will make the ride that bit smoother. Our buying a home timeline walks you through all the steps involved, from finding your dream home to appointing a conveyancer, and securing a mortgage to picking up the keys.

The process is slightly different in Scotland. See 10 steps to buying a home in Scotland.

How long does it take to buy a home?

Piggybank next to a calendar with red numbers on it.

Generally speaking, buying a home can take anywhere between 12 weeks and eight months (roughly).

Below is our timeline illustrating what the homebuying process typically involves in England, Wales and Northern Ireland. (We've got a separate guide for Scotland.)

We've split this into 10 stages, but do be mindful that timescales can vary significantly depending on your situation, and the seller's circumstances, plus conveyancing issues can easily add delays too.

STAGE 1: Work out how much you can borrow
STAGE 2: Find your dream home
STAGE 3: Make an offer
STAGE 4: Secure a mortgage offer
STAGE 5: Kick-start the legal process
STAGE 6: Sort a property survey
STAGE 7: Arrange buildings insurance
STAGE 8: Get ready to exchange contracts
STAGE 9: Prepare for completion and move in
STAGE 10: Complete the final steps

How can I speed up a property purchase?

There are different ways you can try speeding up, or at least easing, the homebuying process, though none of these is guaranteed to ensure a quick process:

Consider selling before you buy (if you're already a homeowner). This may not be feasible as you'd need to find somewhere else to live temporarily, but selling your current home first might ease the buying process. You'd essentially be chain-free, meaning sellers could be more likely to accept your offer, plus you wouldn't have the stress of juggling a purchase and sale simultaneously.
Be proactive where you can. Whether submitting paperwork for your mortgage application, filling in forms for your conveyancing solicitor, speaking to a broker or comparing buildings insurance quotes – get things sorted as quickly as you can.
Don't expect the best service if you pay for the cheapest firm. Many homeowners vividly recall frantic phone calls with their conveyancing solicitor demanding to know the reason behind the latest delay. While some delays are out of solicitors' hands, don't expect the best (or speediest) legal service if you're not willing to pay for it (see our tips on finding a good solicitor).

The buying a home timeline

STAGE 1: Work out how much you can borrow

(Timescale – up to a week)

There's no point getting excited about the property of your dreams if you've no idea whether you can afford it. So assess your finances before starting your search and establish whether you:

Have the upfront funds you'll need, and...
Can borrow the additional cash you'll need via a mortgage

Read our How much can I borrow? guide to get a rough idea of whether you've got enough upfront. Then our Boost your mortgage chances guide can help increase your chances of mortgage acceptance.

Top tip: Speak with a mortgage broker
At this stage it's good to talk with a mortgage broker. They can:

Give you an idea of how much you might be able to borrow.

Find a mortgage lender more likely to accept you.

Advise if you have a patchy credit report.

Apply for the mortgage on your behalf.

See how to find a top broker in our Cheap mortgage finding guide.
Top tip: Get an 'agreement in principle'
An agreement in principle (AIP) is a mini-application where the lender checks your information and credit file, and decides how much it might be willing to lend to you. It can make you more attractive to sellers by showing that you're serious about buying and can afford to do so.

Do note that an AIP is NOT a binding offer and the lender can change its mind. For example:

The lender might not be happy with the property you want to buy.

You might fail to provide required evidence, such as payslips or a P60.

The lender might discover something you didn't.

An AIP can also be referred to as a 'decision in principle' and sometimes even a 'mortgage in principle'.

STAGE 2: Find your dream home

(Timescale – two weeks to six months or longer)

Now you're really ready to home-hunt – though be aware the timescale on this part can vary wildly...

Make sure you read our 23 property search tips guide to help you find 'the one'. We discuss everything from the best property-finding sites to apps that monitor listings, and the importance of chatting to your local estate agent to whether or not house auctions are worth it.

Selling your home at the same time? Prioritise getting an offer on this BEFORE you start viewing properties...

Unless you're a first-time buyer or cash buyer, you'll likely need to have accepted an offer on your current property before sellers will take you seriously. Most sellers won't accept offers if a prospective buyer's own sale isn't in progress, because without their own home having been sold, they aren't ready to proceed through the process.

Read our How to sell your property guide for full help here.

STAGE 3: Make an offer

(Timescale – one day to two weeks)

If you're unsure about how much to offer, consider asking the MoneySavers on the House Buying, Selling & Renting thread in the MSE Forum. They'll share their experiences and help you dig for clues.

You're likely to get more response if you post a link to the home's advert on one of the big property search sites, such as Rightmove. But do remember this is a public forum, and there's a chance you could give away your tactics to the seller.

Here are some other points to consider when weighing up what to offer:

Don't spend more than you can afford. Don't overextend yourself – remember all the additional costs you'll need to cover. Read our Buying fees guide if you're unsure of all the costs involved.

Consider the seller's situation. For example, they may be open to a lower offer if they need to sell the property quickly. The same may be true if it's been on the market for a long time.

What about fixtures and fittings?

If you're keen on a property and would like to make an offer, you may want to ask the estate agent and/or seller about which fixtures and fittings will come as part of the purchase. This could affect how much you're willing to offer on the home.

Once you've had an offer accepted, you'll be given an official list of fixtures and fittings as the conveyancing process begins, but it won't hurt to ask about anything you're particularly interested in at this early stage.

If you are paying extra for any fittings, remember sellers often price up goods on what they paid originally, which can have little relation to current values. For example, a £2,500 TV might have been their pride and joy when they nailed it to the wall six years ago, but could now cost £400 new and even less second-hand.

There's a quick way to glean second-hand items' values by using eBay*. Fill in the search box and tick 'completed items'. It'll come up with a list of prices similar items have already fetched.

🥂 MILESTONE: OFFER ACCEPTED 🥂

Mini-celebration time! But there's still a lot to do (and nobody is contractually obliged to buy or sell) so don't get carried away yet.

You and the seller are not legally bound to complete the purchase until you have reached exchange of contracts. Until you reach that milestone, there is always a risk of being gazumped or gazanged. Here's what these terms mean:

Gazumping. When another buyer offers more money than you and your seller reneges on your deal. You could ask them to 'take it off the market' as a condition of your offer, reducing the chances of them attracting another buyer (though it's not foolproof).
Gazanging. When your seller decides to cancel the sale and stay, usually because prices are going up, and they can make more money if they wait a few months.

Sadly, there's little you can do to avoid either of these, as they're both dependent on the seller. You can end up losing a lot of money, especially if one happens just before the exchange of contracts where your solicitor (and possibly your surveyor) have already carried out a lot of work.

The most you can do is to be as quick as possible between having your offer accepted and exchanging contracts – and this means getting your solicitor and mortgage lender or broker to hurry things up.

STAGE 4: Sort out your mortgage

(Timescale – two to eight weeks)

As an agreement in principle is usually only valid for 30 or 90 days (depending on the lender), it might have now expired if your home search took a while. But if you followed our Boost your mortgage chances guide's steps and got accepted before, you'll probably be accepted again.

As the range of mortgage products on offer can change on a daily basis, however, you shouldn't automatically go back to the first lender. It's definitely worth checking the market again to see if you can find a better deal. For example, settling on a 5% deal instead of 4% on a £150,000 repayment mortgage over 25 years could cost you £26,000 more.

Here are some other tips when searching for a mortgage:

Don't just go direct to your existing bank. There are many lenders and only one has the best deal for you. What are the chances it's your bank? If you have a good credit score, then another lender is likely to want you just as much as your current bank.

Read our Cheap mortgage finding guide for tips on how to find a good mortgage for you, or head to our Mortgage Best Buys tool to search the market for current deals. It's one of the biggest financial decisions of your life, so get it right.

Get a mortgage illustration. Make sure you get a personalised mortgage illustration. It'll detail all the key features of the mortgage. You'll need this later on. Scan it, keep it and file it.

Once you've found the mortgage you want, it's time to apply. You'll need a range of documents to do so, including proof of your income and outgoings (such as your most recent P60 and bank statements), proof of identity, and proof of address.

It can take anywhere from a couple of weeks to well over a month to get a mortgage offer – so be prepared to be patient. It's also advisable to move on to stage five (appointing a conveyancing solicitor) while you wait for your mortgage offer to come through.

What will a lender consider when deciding whether to lend to me?

The lender will look at your income and outgoings and check evidence such as payslips so it can be confident that you're going to be able to pay it back.

It'll also check the property you want to buy. The home itself is the lender's security for the loan, which means it will be able to repossess the property and sell it to get its money back if you don't pay your mortgage. So the lender needs to be sure that the property is fit for this purpose. And it's the reason part of the application process involves an independent valuer assessing the property and reporting back to the lender.

Confusingly, what you offer/pay for the property isn't necessarily the 'value'. Your loan-to-value ratio for the mortgage deal will be assessed on the official valuation, and not based on what you're offering.

Each lender will have its own rules about the type of property it's willing to lend on – largely related to the lender's confidence in it being able to sell the property and get its money back if you weren't able to pay the mortgage.
Why might the lender not lend on my property?

It may be wary of properties above commercial premises, high rises, or homes made of unusual materials. Lenders are also particularly cautious when it comes to certain types of cladding.

The lender should check the majority of these with questions in its application form, so it can tell whether the property's a no-go before wasting a valuer's time. If there is something odd about the home, ensure you point it out at the application stage.

You can't do a full application (or get a formal mortgage offer) without already having had an offer accepted on a property.

STAGE 5: Kick-start the legal process

(Timescale – eight to 12 weeks)

Conveyancing is the legal process that transfers a property from one person to another and you'll need to appoint a licensed conveyancer or solicitor to do this for you. The process involves legal paperwork, Land Registry and local authority searches, drafting contracts and handling the exchange of money.

If you're taking out a mortgage and have a lender in place, you'll need to pick a conveyancer who is on the panel of that mortgage provider. Check with the conveyancer to find out the lenders it works with.

While it's not essential, some home hunters appoint a conveyancer before they put in an offer on a property. This can speed up the process. Whichever way you choose, ensure you pick a conveyancer who...

Has solid reviews
Knows what they are doing
Is a good communicator
Is reliable

This all comes at a price. Realistically, you should budget for up to £1,500.

Be mindful that the property conveyancing process can vary wildly in length. It can easily be slowed if the purchase is complex or there are several properties involved in your 'chain' – so be prepared to exercise patience.

How do I find a good conveyancer or solicitor?

Dos and don'ts when finding a conveyancer

DO get maximum quotes. Answer a few questions at Reallymoving.com for four quotes from relevant firms. The Law Society's Find a Solicitor tool is also worth using, and ask friends and family for recommendations too.	DON'T automatically use the estate agents' firm. It's probably a commission-based recommendation. If you speak to it, use its price as a benchmark.
DO check out the web. For example, MSE Forumites are fans of My Home Move Conveyancing. Remember that feedback varies, however, so please do your own research first.	DON'T assume they need to be nearby. Consider someone from further afield if you're happy to communicate virtually. It can be a lot cheaper if you're based somewhere such as London.
DO check for hidden extras. Does the full financial breakdown include costs such as bank transfer fees, Stamp Duty forms and searches? Check this for a more accurate picture of the final bill.	DON'T go for the rock-bottom price if you're in a rush. The cheapest companies often work in bulk and can be slower. If time's an issue, that can be a problem.
DO ask if they'll chuck in a will for free. A top tip from Forumite money_maker: "Get your will done with your solicitor at the same time, as some will do it for free since they are already being paid." For more options, see Cheap & free wills.	DON'T go for a solicitor with communication issues. Indeed, if it's hard to get in touch with a conveyancer early on, it's probably a sign of things to come and an indication to go elsewhere.
DO check they're regulated by a professional body. Solicitors are regulated by the Law Society and conveyancers the Council for Licensed Conveyancers. If they are, then they must have a clear complaints procedure.	DON'T automatically use your divorce solicitor. Pick a firm that focuses on conveyancing or at least has a specialist department. Just because someone did your divorce doesn't mean they can do this job too.
DO ask if they have a holiday booked. If a solicitor will be backpacking in Peru on your preferred completion date, best go with another option.	DON'T be shy. Ensure you fully understand what your legal adviser will and won't do on your behalf.

How much does conveyancing cost?
Conveyancing solicitors' fees typically range from £550 to £1,500. The overall cost depends on various factors, including:

The transaction type. For instance, buying a property involves more conveyancing work than selling or remortgaging one, making it costlier.

The property type. Conveyancing for leasehold properties is typically more expensive than for freehold properties, for the same reason.

Transaction value. The higher the property value, the higher the conveyancing solicitor's fees.

There are also almost always extra costs involved, such as for 'disbursements'. These are fees that the conveyancer pays on your behalf, such as for land registration, drainage searches, and more.
What are 'local authority searches'?
While your mortgage application is being looked at by the lender, your solicitor will start to carry out the necessary searches. Searches and prices vary by location. Although some are optional, it's advisable to get them all done. Your mortgage lender will insist on some of them, including:

Local authority searches. Checks to see if there is anything you need to be aware of, such as any building control issues, enforcement actions and nearby road schemes.

Drainage searches. This is to check whether the property's connected to sewers.

Environmental searches. Checks to make sure that your land isn't contaminated.

These searches always cost money and your solicitor will usually charge you for these early on in the process, so it's not out of pocket. Normally they'll form part of a 'search pack', which typically costs between £150 and £300.

There's usually no way to minimise these search costs.

Keep in touch with your solicitor. It's common for there to be delays in the conveyancing process for lots of reasons: the other party, complications, and even solicitors themselves. Make regular phone calls to get papers processed quicker.

If it's going wrong and you think the solicitor is the problem, remember that you're paying them – if they don't meet your expectations, try writing to a senior partner.

🥂 MILESTONE: YOU'VE GOT A MORTGAGE OFFER 🥂

Once you've got the green light from your lender, it's another celebration point! You now have a formal offer that says the lender is willing to lend you the money to buy that property.

Get the bubbly on ice but then CAREFULLY check the offer:

Find your mortgage illustration. Cross-reference the new mortgage illustration and the offer document your lender has sent with the illustration you safely put away. If there are any discrepancies, go back to your broker (or lender if you went direct) and question it.
The mortgage offer must be accurate. Everything on this document needs to be accurate, especially your personal information and the figures. If not, raise it with your broker or solicitor to get it resolved ASAP.

A serious mistake could mean the lender insists on credit-checking you again or you end up borrowing too little and there's a shortfall when it's time to complete the purchase. Even something such as a misspelt name could cause delays, expense, and at worst, could mean the mortgage offer is withdrawn.
Check the mortgage conditions. The mortgage offer will state what conditions need to be met before the lender will hand over the cash. It's your solicitor's job to check these have been met, so don't think you can ignore any of them.

STAGE 6: Sort a property survey

(Timescale – two to four weeks)

Once you're sure you can borrow what you need, it's time for a survey, to make sure the property is in a good condition. While it's sensible to delay doing this until after your mortgage offer has been made, always do it before exchange.

And do remember: a mortgage valuation is NOT a survey.

Yes, the mortgage lender has carried out a basic valuation to assure itself it's happy to lend on the home. But this gives you no protection at all. If the property were to fall down the day after you bought it, it would be tough luck. Yet too many people rely on the mortgage valuation.

Sometimes a lender's valuation is simply a 'drive by'. Here, the valuer drives past the house and the inspection is limited to what they can see through the car window – often it's just to check the property actually exists.

So unless you're an expert, get a professional opinion. If a problem is found, it's a good reason to go back to the estate agent and renegotiate on price. This may seem a bit late in the process, but a survey is an additional cost so there's no point in shelling out until you know you can definitely get the mortgage.

Choosing which type of property survey is best

There are three main types of property survey. These vary in scope and cost, depending on your property's size, location and value (typically the bigger and more valuable your property, the more it'll cost for a survey).

Our table highlights the main differences:

Types of property survey

Survey type	What's it suitable for?	Survey description	Typical price
Full structural survey	Properties older than 50 years and/or quirky properties	Referred to as a 'level three home survey', a full structural survey is the most detailed type of survey. Think belt 'n' braces. While expensive, they may give you the ammunition to haggle down the property's purchase price.	Up to £1,500
Homebuyer's report	Conventional properties less than 50 years old	Known as a 'level two home survey', this type of survey is more concise and less detailed than a full structural survey. You may be able to pay your mortgage lender to get a homebuyer's report carried out at the same time as the basic valuation.	£500 to £1,000
Snagging survey	New-build homes	The least comprehensive of the surveys, a snagging survey pinpoints defects and unfinished bits that you can then get corrected by the developer.	You can do this yourself, for free. To help, DIY checklists are available, but these cost between £10 and £80. See Snagging.org, for example. However, a professional firm can do this, at a cost of £400 to £600.

When getting a survey done, consider doing the following too:

Get quotes for work. If the survey finds any nasties, ask a reputable builder for repair costs. Ask the seller to either arrange a fix before completion or knock the total off the price.
Get a second opinion, especially with damp. What might seem like minor work can be complex and expensive, so it's best to get more than one opinion on how much work will actually be required.

Follow up with the surveyor. Unsure about something in the report or want to know more about what to do next? Don't be afraid to follow up with your surveyor – they should answer any questions you have at no further cost.

STAGE 7: Arrange buildings insurance

(Timescale – up to a week)

"But I don't even own it yet!" you cry.

You might not own it, but once you've exchanged contracts you're legally bound to purchase it, so it's better to be safe than sorry. Start comparing buildings insurance quotes now with a view to purchasing a policy that starts just before you plan to exchange.

Check your mortgage valuation report for the rebuild value the surveyor estimated. It might not be anything like the purchase price, but you need to be sure that you'd have enough cover to rebuild it if something did happen. Read our Buildings insurance guide for more info and how to find the best cover.

STAGE 8: Get ready to exchange contracts

(Timescale – two to three weeks)

Your solicitor will update you on the results of the local authority searches, and you should ask questions about anything you don't understand here. This can lead to some back and forth until you're satisfied with the responses, and can take time (although you may have no questions).

Once everyone is happy and all is progressing well, you're almost ready to exchange contracts. Before you can do this, though, you'll need to sort the following:

Negotiate a completion date. You'll need to agree on a completion date with the seller (plus anyone else in the chain). This is when the keys are handed over and needs to be a date that suits everyone involved along the chain.

Try to be flexible here. Many sellers will want to time it for the start or end of a month to chime in with their mortgage payments. Of course, if you have other people in your chain, you'll need to consider their requirements too. See our Selling your property guide for more tips on the process of selling your home.
Send your deposit to your solicitor. It's easiest to spend the couple of weeks prior to exchange marshalling your deposit money into one bank account (or two if you've more than an £85,000 deposit, so it's all protected under the UK savings safety scheme).

Most banks don't usually allow you to move more than £25,000 out of an account each day (some have higher limits), so if you want to move more than this, you'll need to call your bank and arrange a Chaps payment to your solicitor. A Chaps payment (Chaps stands for Clearing House Automated Payment System) is usually made the same day. You'll need to pay your bank between £20 and £35 per Chaps payment, so factor this into your costs.

After you've sorted the completion date and sent your deposit, your conveyancer will also get you to sign the contract – this is the point where you commit to buying the seller's house.

What can go wrong between exchange and completion?
Among the things that can go wrong between exchange and completion are:

Your mortgage offer gets withdrawn. This can be a huge issue if it happens near the completion date.

Your buyer or seller pulls out. Either party may back out of the agreement – perhaps because of a change of heart, for instance, or financial issues following a job loss.

Legal issues. Examples include problems with the title deeds and issues revealed by property surveys (though ideally these would have been tied up long before exchange).

Property damage. Damage to the property after exchange could delay or derail the sale.

A slow transfer of funds. Delays in transferring funds from either your side or the buyer's can postpone completion.

Somebody dies. If the buyer or seller passes away, the sale may become complicated and subject to probate.

Unfortunately, there's not a lot you can do about most of these issues, so fingers crossed none of them arises.
Who is responsible for repairs after exchange of contracts?

Although the seller must inform the buyer of any damage post-exchange, it's the buyer's responsibility to insure the property and have any repairs carried out. This is because they're legally obliged to complete the purchase once contracts have been exchanged, regardless of any damage occurring ahead of completion.

As we've said, house buyers should take out buildings insurance as soon as they've exchanged contracts. Our Buildings insurance guide explains what protection this cover offers you, how to get the best deal and more.

🥂 MILESTONE: YOU'VE EXCHANGED CONTRACTS* 🥂*

When your solicitor and the seller's solicitor swap signed copies of the contract, this is known as the exchange of contracts. Now you can really celebrate!

There is now a legally binding contract between you and the seller. Once this has happened, you can't pull out from the sale. If you do, you'll forfeit your deposit money –but, on the plus side, the seller can't back out either.

After this point, a lot of simple paperwork happens quickly – so the next few steps are all quick hits.

STAGE 9: Prepare for completion and move in

(Timescale – two to five weeks)

There are a few things that need to be finalised before you 'complete' – the point at which you pick up the keys and become the legal owner of your new home. These include:

Get a completion statement from your solicitor. This will provide a clear breakdown of the money you need to pay to complete the purchase, including any outstanding deposit, Stamp Duty, conveyancing fees and so on. You'll usually have to pay all this on or before your completion date. For a full breakdown, see our Buying fees guide.
Sign the transfer deed. This confirms you're willing to take ownership of the property. You'll need to sign in front of a witness, and your solicitor will send it to the seller's solicitor. Some buyers won't need to sign this, however – if you're unsure, or haven't been asked to sign one, check with your conveyancer.
Wait for final checks to be completed. Your solicitor will carry out some final checks. They'll make sure that the seller still owns the property and that you haven't been made bankrupt since your mortgage offer.
Draw the funds and pay for the property. Your conveyancing solicitor will request the mortgage money from your lender so that payment has time to clear in the solicitor's account. It's at this point you (well, your solicitor) actually get the mortgage money you've agreed to borrow.

They will then send the full payment to the seller's solicitor and receive their title deeds and proof that the seller's mortgage has been cleared (this means their bank no longer has a claim on the property).

🥂 MILESTONE: COMPLETION! YOU HAVE A NEW HOME 🥂

Awooga! After all that waiting, the keys are finally yours. Congratulations!

However, you now have the joy of moving, the part of the process that's supposed to be the most stressful. Fortunately, our moving home checklist is here to help you get through things as smoothly as possible.

STAGE 10: Complete the final steps

(Timescale – instantly to two weeks)

There are a few final things you need to ensure happen – mainly through your solicitor – after you've completed and picked up the keys.

Pay Stamp Duty

You have 14 days for your conveyancer to send HM Revenue & Customs your transfer deed and for you to pay Stamp Duty, though usually your solicitor will have asked for the cash before completion. This is a tax owed if you buy a property or land over a certain price in England, Wales or Northern Ireland.

How much you'll pay depends on the value of your new home and whether you already own a property. Buyers of homes worth less than £250,000 don't pay Stamp Duty, while the threshold is £425,000 for those purchasing their first property.

Our Stamp Duty Calculator will tell you how much of this tax you'll owe, though the amount you need to pay will be made clear on your statement of completion.

Officially register your ownership

Your solicitor will register your details with the Land Registry as part of their conveyancing service. You'll need to send them a fee of approximately £250 to £500 to cover this (it can be larger or smaller depending on the price of the property you're buying).

Again, this is usually detailed in the statement of completion, and paid by completion day, with the registering coming later.

Get the title deeds – and that's it...!

Your solicitor will get the new title deeds from the Land Registry and forward them to your mortgage lender (or you if you're mortgage-free). Sometimes they'll keep them on file if you don't request them, or don't want to keep such important documents in your home.

And that's that – it's all over! You're in your new home (yay), and can start paying off your mortgage (boo)!

Looking for more homebuying help?

We've got lots of other helpful guides:

First-time buyers' guide. Free PDF to get you on that first rung.
Remortgage guide. Free PDF which has loads of remortgaging tips.
Cheap mortgage finding. How to find the top deal for you.
Mortgage Best Buys. Check this powerful best-buy mortgage table.
Green mortgages. If you've an energy-efficient home, could you save with a green mortgage?
Estate agent hard-selling other services? This dodgy practice is known as conditional selling – watch out.