Home buying blog
Everything you need
to buy in the UK.
Expert, plain-English guides on mortgages, conveyancing, surveys, stamp duty, and every stage of buying your first home — what happens, how long it takes, what it costs, and what to watch out for. Free to read, no lead farm.
- Deep diveDeep dives
The complete UK first-time buyer guide
Everything you need to know about buying your first home in the UK. Mortgages, solicitors, surveys, stamp duty — one plain-English guide for 2026.
In-depth guideRead the guide → - Deep diveDeep dives
How much does it cost to buy a house in the UK?
A complete breakdown of the costs involved in buying a home in the UK — mortgage fees, conveyancing, surveys, Stamp Duty, and moving costs for 2026.
In-depth guideRead the guide → - Deep diveDeep dives
Leasehold vs freehold: what UK buyers need to know
The difference between leasehold and freehold, why it matters when buying a flat or house in the UK, and the key things to check before you make an offer.
In-depth guideRead the guide → - Deep diveDeep dives
What is conveyancing? A UK buyer's plain-English guide
Conveyancing is the legal process of transferring property ownership. Here's what UK solicitors actually do, how long it takes, and how to choose the right one.
In-depth guideRead the guide → - Deep diveDeep dives
How long does buying a house take in the UK?
From mortgage in principle to picking up the keys, here's the realistic UK home buying timeline — phase by phase — and what slows things down.
In-depth guideRead the guide → - Deep diveDeep dives
Stamp Duty for first-time buyers, explained
How much Stamp Duty will you pay as a UK first-time buyer in 2026? Current SDLT rates, first-time buyer relief up to £500,000, worked examples, and how Scotland and Wales differ.
In-depth guideRead the guide → - Deep diveDeep dives
The Lifetime ISA for first-time buyers
How the Lifetime ISA helps UK first-time buyers: the 25% government bonus, the £4,000 annual limit, the £450,000 property cap, and the withdrawal penalty to avoid.
In-depth guideRead the guide → - Deep diveDeep dives
First-time buyer schemes in the UK
The government schemes that can help you onto the ladder in 2026 — Shared Ownership, the First Homes scheme, the Lifetime ISA — plus what happened to Help to Buy.
In-depth guideRead the guide → - Deep diveDeep dives
House surveys explained: which type do you actually need?
RICS Level 1, 2 and 3 house surveys explained for UK buyers — what each one covers, what they cost in 2026, and how to choose the right survey for your home.
In-depth guideRead the guide → - Deep diveDeep dives
Gifted deposits: how to use family money for your deposit
How gifted deposits work for a UK mortgage in 2026 — the gift letter lenders require, who can gift, the 30-day fund seasoning rule, and the inheritance tax angle.
In-depth guideRead the guide → - Deep diveDeep dives
Fixed vs tracker mortgage: which is right for you?
Fixed vs tracker mortgages explained for UK first-time buyers in 2026 — how each works, current rates, early repayment charges, and how to choose with confidence.
In-depth guideRead the guide → - Deep diveDeep dives
How to improve your chances of getting a mortgage approved
A practical UK guide for first-time buyers: the steps that actually improve your mortgage approval odds, from your credit file to your deposit and bank statements.
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Gazumping: what it is, why it's legal, and how to protect yourself
Gazumping is when a seller accepts a higher offer after accepting yours. Learn why it's legal in England and Wales, and 6 practical ways to avoid it.
In-depth guideRead the guide → - Deep diveDeep dives
Staircasing your Shared Ownership home: how it works and what it really costs
Staircasing lets you buy bigger shares of your Shared Ownership home. How it works in 2026, the 1% gradual rule, typical costs and the 80% stamp duty trigger.
In-depth guideRead the guide → - Deep diveDeep dives
How much deposit do you actually need?
The minimum UK house deposit is 5%, but 10% or more gets you a better rate. Average deposits by region, what each LTV band costs, and how to get there faster.
In-depth guideRead the guide → - Deep diveDeep dives
Mortgage broker or straight to the bank?
Should you use a mortgage broker or go direct to your bank? Broker fees in 2026, what whole-of-market really means, and when going direct genuinely makes sense.
In-depth guideRead the guide → - Deep diveDeep dives
Property chains, and how to stop one breaking yours
A property chain links buyers and sellers whose moves all depend on each other. How chains work, why they collapse, and how first-time buyers can use their position.
In-depth guideRead the guide → - Deep diveDeep dives
Buying in Scotland is a different process — here's how
Scotland's home buying process differs from England: Home Reports, offers over, binding missives and LBTT instead of Stamp Duty. A first-time buyer's guide.
In-depth guideRead the guide → - Deep diveDeep dives
Buying a new build: the parts nobody warns you about
Reservation fees, snagging lists, NHBC warranties and mortgage offer expiry. What's different about buying a new build in the UK, and how to protect yourself.
In-depth guideRead the guide → - Stage guideGet ready
How much can I borrow? Mortgage Agreement in Principle, UK 2026
Before house hunting, get a free Mortgage Agreement in Principle. Here's how UK lenders work out what to lend you, and how to boost your chances.
Up to a week · FreeRead the guide → - Stage guideFind your home
How to find your first home in the UK — a practical buyer's guide
Where to search, what to ask the agent, and what to spot before you make an offer. The UK first-time buyer's guide to viewing and shortlisting.
Two weeks to six months · Free (just your time)Read the guide → - Stage guideFind your home
How to make an offer on a UK property — what to say and how much
How to negotiate, what to ask the agent, what conditions to attach, and how to protect yourself from gazumping before contracts exchange.
A day to two weeks · £0 to offer, plus £20–£60 for AML ID checksRead the guide → - Stage guideMake it official
Getting a mortgage offer in the UK — application to approval
What lenders check, how long underwriting takes, and how to avoid the most common reasons UK mortgage applications get rejected.
Two to eight weeks · £0–£1,999 arrangement fee + possible booking/valuation feesRead the guide → - Stage guideMake it official
Choosing a conveyancing solicitor in the UK — fees, panels, and timing
How UK conveyancing works, what solicitors actually do, typical fixed fees, and how to pick one who's fast, communicative, and on your lender's panel.
Runs 8–12 weeks alongside stages 4–7 · £1,000–£2,500 including disbursementsRead the guide → - Stage guideMake it official
Property surveys in the UK — Level 2 vs Level 3 and what they cost
What a HomeBuyer Report (Level 2) and Full Structural Survey (Level 3) actually check, when to choose each, and how to use the findings to renegotiate.
Two to four weeks · £400 (snagging) to £1,500 (Level 3 full structural)Read the guide → - Stage guideMake it official
Buildings insurance for UK buyers — when to start cover and what it costs
Why your buildings insurance must start on exchange day (not completion), how to set the right rebuild value, and what the typical UK premiums look like.
Up to a week · Typically £150–£500/yearRead the guide → - Stage guideMake it official
Exchanging contracts on a UK property — the final checks
What happens at exchange of contracts, what your deposit covers, how the completion date is set, and what to do if a chain wobbles in the final week.
Two to three weeks · 10% deposit (often less if your overall deposit is smaller)Read the guide → - Stage guideGet the keys
Completion day in the UK — what happens and how to prepare
How completion day works hour by hour, what your solicitor does behind the scenes, and the checklist to take with you when you pick up the keys.
Two to five weeks (exchange to completion) · Final balance + removals £400–£1,500Read the guide → - Stage guideGet the keys
Stamp Duty, Land Registry, and changing addresses — finishing the move
Stamp Duty rates for first-time buyers in the UK, Land Registry fees, and the address-change checklist for the first two weeks in your new home.
Instantly to two weeks · Stamp Duty (varies) + £250–£500 Land Registry feeRead the guide →
Latest news
Home-buying news, updated regularly
What's moving the UK property market right now — prices, mortgage rates, and support for first-time buyers.
- Mortgage Solutions
Mortgage rates see sharpest monthly decline in nearly two years
Moneyfacts reported the average two-year fixed rate fell 0.16 percentage points during June and the five-year average fell 0.11 points, both settling at 5.52% — the fastest monthly drop since October 2024, driven by falling swap rates.
- Mortgage Introducer
Barclays cuts fixed rates by up to 0.66 percentage points
Barclays reduced rates across its purchase and remortgage ranges, with a fee-free two-year fix at 90% LTV falling from 5.45% to 4.79%. Atom bank also cut across its Prime range, including 95% LTV deals aimed at low-deposit buyers.
- HomeOwners Alliance
Bank of England expected to hold base rate at 3.75% on 30 July
Markets anticipate no change at the Bank of England's 30 July meeting, with the base rate staying at 3.75%. Lenders have continued cutting fixed rates regardless, as six major lenders — including Nationwide, Halifax and Virgin Money — trimmed deals within 24 hours of each other.
- Lloyds
House prices rose 0.2% in June — first monthly rise in four months
The Lloyds House Price Index reported a 0.2% monthly rise in June, the first increase in four months, taking the typical home to £299,330. First-time buyer price growth remains subdued at around 0.3% annually.
- GOV.UK
First-Time Buyer ISA consultation closes 18 August
Savers have until 18 August to respond to the government consultation on the First-Time Buyer ISA, which will replace the Lifetime ISA for house purchases. Proposals include no upper age limit and no 25% withdrawal penalty on savers' own money, with launch expected around April 2028.
More headlines from around the web
- UK mortgage rates and product changes (Week ending 14 August 2026)mpamag.com
- Mortgage and landlord possession statistics: April to June 2026GOV.UK
- Mortgage Strategy’s Top 10 Stories: 10 August to 14 AugustMortgage Strategy
- ‘Encouraging’ drop in mortgage arrears and possessionsToday's Conveyancer
- Providence Equity Partners to acquire HometrackThe Intermediary
- Buy to let mortgage possessions fallProperty118
Headlines via Google News. Clinkeys links out to the original publishers.
Browse the whole journey
The UK buying process in order — click any stage to read the full guide.
Phase 1 · Get ready
Phase 2 · Find your home
Phase 3 · Make it official
- Secure a mortgage offer£0–£1,999 arrangement fee + possible booking/valuation fees
- Kick-start the legal process£1,000–£2,500 including disbursements
- Sort a property survey£400 (snagging) to £1,500 (Level 3 full structural)
- Arrange buildings insuranceTypically £150–£500/year
- Get ready to exchange contracts10% deposit (often less if your overall deposit is smaller)
UK home buying — frequently asked questions
What is a Mortgage Agreement in Principle?
An Agreement in Principle (also called a Decision in Principle) is a soft-credit-check letter from a lender confirming roughly how much they'd be willing to lend you. It's free, takes a couple of days, and is typically valid for 30–90 days.
Which is the best UK property search site?
Rightmove has the largest inventory; Zoopla shows sold-price history; OnTheMarket often gets new listings 24 hours before the others. Use all three plus the smaller PrimeLocation for higher-end properties.
How much under asking price should I offer?
Common starting offers are 5–10% below asking, but it depends on demand. In a slow market, 10–15% is reasonable; in a hot market, asking or above is sometimes needed.
How long does a UK mortgage offer take?
Most lenders issue an offer within 2–6 weeks of receiving a complete application. Simple cases (PAYE income, clean credit) can be quicker; self-employed, contract or complex cases take longer.
What does a conveyancing solicitor do?
They handle the legal transfer of property — drafting and reviewing contracts, running local authority searches, checking the title, and managing the actual money transfer at exchange and completion.
Is the lender's valuation a survey?
No. The lender's valuation is a basic check that the property exists and is worth roughly what you're paying. It's for the lender, not you. A proper survey is a separate commission you arrange yourself.
When does buildings insurance need to start?
On the day you exchange contracts, not the day you complete. From exchange you're legally bound to buy, so if the property burns down between exchange and completion, you still have to buy it — and insurance is what protects you from that risk.
What happens if I pull out after exchange?
You lose your 10% deposit and can be sued for further damages by the seller. After exchange the contract is legally binding — only pull out for the most serious reasons and with legal advice.
What time do you get the keys on completion day?
Usually around midday once the funds clear, though it can be earlier or later. The seller's solicitor releases the keys to the estate agent as soon as the money lands in their account.
Do first-time buyers pay Stamp Duty in the UK?
First-time buyers in England and Northern Ireland pay 0% Stamp Duty on the first £425,000 (up to a maximum property price of £625,000). Above that, normal rates apply. Wales and Scotland use Land Transaction Tax and Land and Buildings Transaction Tax respectively.
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