Buying a house in England and Wales: the steps
Updated 6 November 2026
Buying a home follows the same steps whether you find it through an agent or directly from the owner. Knowing them helps you move faster and make stronger offers.
1. Work out your budget
Add up your deposit, and allow for solicitor's fees, searches, a survey, moving costs and any Stamp Duty Land Tax (Land Transaction Tax in Wales). GOV.UK has a calculator for the tax.
2. Get a mortgage agreement in principle
A lender or broker tells you roughly how much you could borrow. Owners take offers more seriously when you have one, and on Homeflit you can upload it to earn a Funds checked badge.
3. Find homes, including quiet ones
Many homes are never advertised widely. On Homeflit, draw a search area and you are alerted as soon as an owner nearby lists, often before anyone else hears about it.
4. View and offer
View in daylight, ask about the council tax band, the energy rating, the tenure and any lease. Base your offer on recent sold prices nearby. An accepted offer is subject to contract until exchange.
5. Solicitor, survey and mortgage
- Instruct a solicitor or licensed conveyancer to do the searches and check the legal title.
- Choose a RICS survey: a basic condition report, a HomeBuyer report, or a full building survey for older or unusual homes.
- Apply for your mortgage; the lender values the home and issues an offer.
6. Exchange and complete
You sign the contract and pay the deposit at exchange, when the sale becomes binding. On completion day the money is sent and you get the keys. Arrange buildings insurance from exchange.
Hear first about homes near you
Draw a search area and we will tell you the moment an owner nearby lists.
General information, not legal or financial advice. For your own situation, ask a solicitor, conveyancer or adviser.