How to buy a house in 8 simple steps

Buying a house should feel exciting, not overwhelming. 

Yet, between jargon-heavy paperwork and shifting timelines, it’s no wonder people find it stressful. But when you see the whole journey laid out in front of you, step by step, it suddenly feels a lot more doable.

Whether you’re buying for the first time or just the first time in a while, this guide walks you through exactly what happens, when it happens, and what you need to do. No waffle. No unnecessary detours. Just eight clear steps from “I want to buy a house” to “Yay, I’m moving in.”

Before you fall in love with a Victorian terrace on Rightmove, take a good look at your finances. You need to know two things: how much deposit you’ve got (or can save), and roughly how much a lender might offer you.

Most lenders want a deposit of at least 5–10% of the property price1. A bigger deposit unlocks better mortgage rates, so if you can stretch to 15% or more, your monthly repayments will thank you. Check your credit score with Experian or Equifax, pay down existing debts where you can, and try to keep your income steady; lenders love consistency.

Eden tip: If you’re a first-time buyer, look into a Lifetime ISA. The government adds a 25% bonus on savings up to £4,000 a year2, that’s free money towards your deposit.

A Mortgage in Principle (MIP), sometimes called an Agreement in Principle, is a statement from a lender saying “yes, we’d probably lend you this much.” It’s not a guarantee, but it’s a powerful signal.

Estate agents will almost certainly ask for one before they take you seriously. Getting a MIP is usually free and takes minutes online. It also gives you a realistic budget so you’re not wasting weekends viewing houses you can’t afford.  

At this stage, it’s worth understanding the two main mortgage types. A fixed-rate mortgage locks in your interest rate for a set period (usually 2–5 years), so you know exactly what you’ll pay and when. A variable-rate mortgage is linked to the Bank of England base rate, which moves with inflation and wider economic conditions. That means your repayments can go up or down. Variable gives you flexibility, if rates drop, you benefit straight away, but you need to be comfortable with the uncertainty.

Now for the exciting part. Go to Rightmove, Zoopla, or OnTheMarket and start browsing with your budget in mind. Before you get swept away, write a quick “must-have vs. nice-to-have” list. How many bedrooms? Do you need parking? Is a garden non-negotiable?

Be realistic, especially if this is your first property. It probably won’t be your forever home, and that’s fine. A “fixer-upper” can be a brilliant way to build equity if you’re willing to put in some work. 

When you view properties, bring your questions! Ask about the roof, the boiler, average bills, broadband speeds, flooding history, and why the seller is moving. The answers can save you thousands later.

Found the one? It’s offer time. Your estate agent can advise on pricing so that you put in a competitive offer, but do your own homework too. Check recent sold prices for similar properties on the Land Registry3 or Rightmove’s sold data.

You don’t have to offer the asking price. If there’s no competition, go in lower and see how the seller responds. If you’re chain-free (which many first-time buyers are), shout about it, sellers love a clean, fast transaction. And if your offer is rejected? Don’t take it personally. Keep looking. The right house at the right price will come.

Offer accepted? Brilliant. Now it’s time to turn that Mortgage in Principle into the real thing. Your lender will need documents, payslips, bank statements, ID, proof of deposit, so have them ready to go. If you’re self-employed, expect to provide tax returns and possibly an accountant’s reference.

This is also the point where a mortgage broker can earn their weight in gold. A good broker has access to deals you won’t find on comparison sites, and they handle the paperwork, so you don’t have to. Some charge fees (typically £150–£600), others are paid by the lender. Either way, the savings they find often outweigh the cost.

This is where the legal engine starts. A conveyancer handles all the legal work involved in transferring ownership of a property from the seller to you. They’ll run searches on the property (local authority, environmental, drainage), review the title deeds, raise enquiries with the seller’s side, and make sure everything is above board.

Conveyancing fees in England and Wales typically sit between £800 and £2,000, depending on the property. On top of that, you’ll pay disbursements, things like Land Registry fees, search fees, and ID checks, which your conveyancer handles on your behalf.

Good to know: “Buyer beware” is a real legal principle. It’s on you to uncover problems with the property; the seller isn’t obliged to volunteer them. A good conveyancer (and a good survey) is your safety net here, as they’ve seen all the tricks before, like the smell of fresh paint covering mould or strategically placed furniture covering cracks in the wall!

A survey is a professional inspection of the property’s condition. It’s not legally required but skipping it is a risk. Surveys can uncover structural issues, damp, roof damage, or electrical problems that could cost you thousands to fix.

There are different levels: a basic Condition Report, a mid-range HomeBuyer Report, or a full Building Survey for older or unusual properties. Expect to pay £400–£1,500, depending on the type and the property. If the survey flags serious issues, you can renegotiate the price, ask the seller to fix things, or, if it’s really bad, walk away.

Nearly there. Exchange of contracts is the moment everything becomes legally binding. Your conveyancer swaps signed contracts with the seller’s conveyancer, and you pay your deposit (usually 10%). After exchange, neither side can back out without consequences.

Completion day is the finish line. The remaining funds are transferred, the seller hands over the keys (usually by midday), and the property is officially yours. Book your removals for this date, have a bottle of something celebratory on standby, and enjoy the moment. You’ve earned it!