I want to buy a property. What do I do first?
Before you start searching for a property, you need to work out how much the move is likely to cost and see what kind of mortgage deposit you can afford. We have plenty of calculators available to help you figure out how much you can afford to borrow and a mortgage calculator to visualise how much it would cost. Our team are on hand to discuss everything and anything you require to help you calculate the costs involved in the house buying process.
I've found a property I love. What do I do now?
It is advisable to apply for a Decision in Principle from a mortgage lender and find a solicitor before an offer is made. We can help with both of these services. Just contact our team for more information.
How long will it take to complete my purchase?
Every purchase is different, and your position and the seller’s position needs to be taken into consideration to accurately answer this question. If the seller has already vacated the property and you have already secured a mortgage, exchange of contracts and completion typically happens relatively quickly.
How much will conveyancing cost?
‘Conveyancing’ sounds like boring legal stuff, but it’s everything that needs to happen to make the property officially yours. It can be a confusing process and you need a solicitor to make it happen. We can introduce you to a solicitor and offer a no sale no fee conveyancing service with a guaranteed fixed price to keep everything easy (this excludes disbursements). Contact our team to receive an accurate quote for how much this will cost.
How much will stamp duty cost?
Do I need a survey?
Your mortgage lender will arrange a mortgage valuation that you will have to pay for in order to secure a mortgage. A mortgage valuation merely confirms with the lender that the property is worth what you are being loaned and will not give details on the condition of the property.
We recommend that you arrange your own survey whenever you purchase a property. It allows you to see the current condition of the property, reducing the chance of nasty surprises further down the line. There are three main types of surveys with varying costs and we can introduce you to a local surveyor. To read more about surveys, click here.
When will my mortgage lender release the funds?
Your solicitor will request this from the lender on your behalf. It usually takes around 4-5 working days for the lender to release the money being loaned. Your solicitor will take this time into account when advising you of the earliest possible completion date.
When do I need to pay the deposit?
The deposit is paid to the seller’s solicitor, usually upon exchange of contracts.
When do I need to arrange insurance?
We recommend organising home and contents insurance shortly before you sign the contract. We can refer you to an Insurance Services team who offer a range of competitive products from a panel of lenders. To keep things easy they’ll be in contact with you to discuss your needs. Don’t forget, you need all relevant insurance policies to begin from the exchange of contract date.
You should also consider organising mortgage protection so that your family isn’t pressured to meet your mortgage payments in the worst case scenario of illness or death. This should be arranged when you complete your mortgage application.
What are searches?
Your solicitor will perform searches of the Land Registry and Local Authority information. They will be checking for planning history, and any potential developments around roads, drainage and mining near the property. It’s an exercise in ensuring there’s no nasty surprises for you after you complete.
When do I sign the contract?
After the sale is agreed, the seller’s solicitor will draft a contract. Your solicitor will confirm the details of the property and perform searches. At the same time, your mortgage lender will need to conduct a mortgage valuation and send you a mortgage offer. Once all of this is complete, you will be ready to sign.
When is the buyer or seller bound to the sale or purchase?
Until both solicitors receive signed contracts from the seller and the buyer, either party can pull out at any time and for any reason without cost or penalty until the contracts are exchanged.
How is a completion date chosen?
Once both parties have signed the contracts then your solicitor and the seller’s solicitor will consult both parties and agree a completion date. If you require a mortgage then after the contracts are signed, the mortgage will be requested from the lender by your solicitor. The mortgage lender will let your solicitor know when the funds will be released, then your solicitor and the seller’s solicitor will consult both parties and agree a completion date.
How and when do I get the keys?
Once the seller’s solicitor has confirmed receipt of funds to confirm the transaction has completed, us or the selling estate agent will be able to confirm where and when you may collect the keys.
What happens to my title deeds?
Even after you’ve received the keys to your property, there is still a significant amount of work to be carried out by your solicitor. The title deeds of your property will remain with your solicitor for some months before finally being sent to your Lender for storage. They will hold the deeds until such time as you repay in full the mortgage you have with them.
What will the seller leave in the property?
A list of fixtures and fittings will be agreed between the solicitors prior to the contract being signed. This sets out what they intend to remove and what they are prepared to include in the house price. In some instances they may offer items for sale for the purchaser to consider, and some contents can be offered for inclusion as part of the negotiation of the purchase price.