Much of the stress in buying a home comes from uncertainty: not knowing what it will cost, how long it will take or whether the sale will go through. You can remove a lot of that uncertainty before you even make an offer by setting a budget that includes every cost, getting a mortgage in principle, choosing your solicitor or conveyancer early and understanding that nothing is legally binding until contracts are exchanged.
Expect it to take a while. GOV.UK says buying a home takes about 5 months on average, and longer if you are part of a chain, although it does not say which stages that covers. The government's June 2026 reform roadmap puts the average at around 120 days from an accepted offer to completion and says around one in three transactions fall through. The eight steps below are practical ways to keep control through that period. They cover buying in England; the process is broadly the same in Wales, while Scotland and Northern Ireland have their own systems.
Knowing what comes next, and roughly when, makes delays far easier to live with. In outline:
The point that matters most for your peace of mind is exchange. An offer is not legally binding in England and Wales until contracts are exchanged. Before then, either side can pull out or renegotiate. After exchange, GOV.UK says neither side can usually pull out without paying compensation, and Citizens Advice warns that a buyer who drops out is likely to lose their deposit. Citizens Advice says completion usually takes place about four weeks after exchange, although it can be earlier. Our guide to the stages of conveyancing explains each step in detail.
Money worries are easier to manage when the numbers are written down. Your budget is your deposit plus what you can borrow, and it has to cover more than the price. GOV.UK lists the extra costs of buying as:
Then add removals and the running costs of the new home, such as council tax, heating, water and broadband, plus service charges and ground rent if it is leasehold. Our article on the hidden costs of buying a home puts figures on each of these.
Plan when each payment falls due, not just the total. You usually pay for searches up front, once your offer has been accepted. Your lender's valuation fee, if your deal has one, is usually paid in advance with your mortgage application. The deposit is paid on exchange, and Citizens Advice says it is often 10% of the purchase price, although it can vary. Keep a buffer as well: Citizens Advice points out that if a purchase falls through you may already have paid for a valuation or survey, and for any legal work your solicitor has done.
A mortgage in principle, also called an agreement or decision in principle, is a lender's written estimate of how much it might lend you. MoneyHelper says it is not a formal mortgage offer, typically lasts 30 to 90 days and is usually free, though some brokers charge a fee. Some lenders run a soft credit check, which does not leave a mark on your file, and others a hard check, which does.
You do not legally need one to make an offer, but it tells you what you can realistically spend and, as GOV.UK's buyer guide puts it, signals to sellers that you are serious. GOV.UK also notes that your credit score can affect whether you can get a mortgage and the deals you are offered, so check your credit file early and correct anything that is wrong.
A mortgage broker can compare deals across lenders for you. If an estate agent or lender recommends a broker, solicitor or surveyor, GOV.UK says you must be told if they receive a referral fee, and you do not have to use the firm they recommend. Our independent mortgage advice page lists two independent brokers we recommend, and using them is up to you.
The legal work can be done by a solicitor, a licensed conveyancer or a chartered legal executive, and GOV.UK advises checking that your legal professional is regulated by the appropriate body. Choosing one before you find a home means they can start as soon as your offer is accepted.
When comparing firms, GOV.UK's buyer guide suggests asking how and how often they will communicate with you, whether they have experience of conveyancing in your local area and whether they are on your mortgage lender's panel of approved legal representatives. Ask for a written quote that sets out their fee, VAT and any other costs, such as searches, and, as GOV.UK suggests, what you will pay if the purchase does not go through.
Get your documents together now. Your estate agent, solicitor and mortgage lender all have to check your identity, and you will be asked for proof of address and evidence of where your deposit and the rest of your money are coming from. GOV.UK warns that failing to provide ID documents could slow the process down.
A clear idea of what you need from a home makes decisions quicker and second thoughts less likely. Before you view, write down your essentials and the compromises you would accept. Then check the things a listing will not tell you:
If you are looking around Cambridge, our Cambridge area guides cover the city and the surrounding villages.
Remember who you are dealing with. GOV.UK's buyer guide says the estate agent will help guide you through the process, but their primary role is to help the seller sell their property. Ask direct questions about the property, and get your own survey. The lender's valuation is not a survey, and Citizens Advice suggests considering an independent survey in addition to it. Our guide to which home survey you need explains the levels available.
Decide your maximum before you make an offer, and stick to it. The pressure of a sale is easier to handle when you already know the point at which you will walk away.
If you are buying through an estate agent, you must make your offer through them. Offers are made subject to contract, which GOV.UK explains means the price can still be negotiated, for example if a survey finds a problem. The agent is also legally obliged to pass on other offers to the seller right up to exchange, so another buyer can still make a higher offer after yours has been accepted. Until you exchange, you are not committed, and neither is the seller.
If you have a home of your own to sell, sellers will weigh up how far your sale has progressed. Our guide on making an offer before selling your own home explains how sellers judge your position and the options for buying first.
Hold-ups often come from one person waiting on another. You can keep your part moving:
As exchange approaches, make sure your deposit is ready and agree a completion date. Arrange buildings insurance to start from the date of exchange: Citizens Advice says that once contracts are exchanged you are responsible for the property. For a leasehold flat, GOV.UK says the service charge usually covers buildings insurance, so ask your solicitor to confirm the cover. Citizens Advice also suggests arranging gas, electricity and telephone services at this stage, and making sure the seller has arranged final meter readings.
Be careful with money transfers. GOV.UK warns that buying a home carries a risk of fraud because it involves transferring large sums. Check that you are dealing with the person or business you think you are, and that you are sending money to the correct bank account. A quick phone call to your solicitor on a number you already have, before you send anything, is a sensible precaution.
With the government estimating that around one in three transactions fall through, it makes sense to plan for the possibility from the start. Avoid committing to dates or costs you cannot change until the completion date is fixed at exchange, and keep some money aside in case you have to start again.
The NHS lists buying a house among the significant life events that could lead to feelings of stress. Its suggestions include talking about your feelings to a friend, family member or health professional, planning ahead for stressful days, setting small targets rather than trying to do everything at once, and not focusing on the things you cannot change. If you are struggling to cope, the NHS advises seeing a GP, and if you are 18 or over (16 or over in some areas) you can refer yourself to NHS talking therapies for anxiety and depression in England without going through a GP. If you need someone to talk to, Samaritans can be contacted free, at any time, on 116 123. If you need help urgently, the NHS says to call 111, or 999 in an emergency.
This article is general information, not legal or financial advice. Speak to a solicitor or licensed conveyancer, or a mortgage adviser, about your own circumstances.
GOV.UK says about 5 months on average, and longer in a chain. The government's June 2026 roadmap puts the average at around 120 days from an accepted offer to completion. GOV.UK does not say which stages its 5 month figure covers.
In England and Wales, only when contracts are exchanged. Before that, either side can withdraw or renegotiate. After exchange, pulling out usually means paying compensation, and a buyer is likely to lose their deposit.
It is not a legal requirement, but it gives you an estimate of what you might borrow and signals to sellers that you are serious. It is not a mortgage offer and typically lasts 30 to 90 days.
Citizens Advice says the deposit paid on exchange is often 10% of the purchase price, although it can vary.
From the date of exchange, because you become responsible for the property once contracts have been exchanged. For a leasehold flat, the service charge usually covers buildings insurance.
The buyer. Your solicitor or conveyancer organises the searches once your offer is accepted, and you usually pay for them up front.
