Buying a home is both exciting and complex. We know the process can feel overwhelming from mortgage approval and legal searches, to contracts, exchange and completion.

Here’s a breakdown of the 7 key steps you’ll typically go through when buying a property in England and Wales, what to expect at each stage, and how one of our experienced conveyancers will assist you.

1. Get Your Mortgage Agreement in Principle

Before you begin properly house-hunting, one of the most important tasks is to establish your budget.

What happens:

You approach a lender (bank, building society or broker) and provide your income, outgoings, credit history and deposit amount.
The lender issues an agreement in principle (AIP) or decision in principle, confirming how much they would be willing to lend you based on preliminary checks.

Why it’s crucial:

It gives you confidence about your price range and shows estate agents/sellers you are serious.
In a competitive market it strengthens your position when making offers.

Legal tip:

An AIP is not a formal mortgage offer, you still need a full application and formal approval once you have the property.
Be aware of how interest rate changes, deposit size or your credit profile can affect the actual mortgage.
Ask your conveyancer or mortgage advisor about any implications of interest rate fluctuations or delay in your process.

2. Appoint Your Conveyancer & Obtain a Quote

Once your offer has been accepted (or you’re confident an offer will be accepted soon), it’s time to appoint a qualified conveyancer to handle the legal side.

What happens:

The solicitor provides a quote for their fees (including search costs, Land Registry fees, Stamp Duty Land Tax (SDLT) and other disbursements).
You choose a conveyancing solicitor (or firm) and sign their terms of engagement.

Why it’s important:

Early appointment means legal work can begin promptly.
A clear quote helps you anticipate all costs and avoid any expensive surprises.

Legal tip:

Ensure your quote differentiates between legal fees and disbursements.
Confirm what support your conveyancer will provide if problems arise.

3. Document Exchange & Initial Enquiries

With your conveyancer appointed, the legal groundwork begins.

What happens:

The seller’s conveyancer sends a draft Contract, the Title documents (or Land Registry title), Property Information Form, Fittings & Contents Form and, where relevant, a lease for leasehold properties.
Your conveyancer reviews those documents and raises any enquiries or questions about the property. These may relate to boundaries, rights of way, planning history, freehold/leasehold issues, service charges, ground rents, etc.

Why it’s important:

These enquiries give you vital information about the property, its legal status, and any potential risks.
Delays at this stage can slow down your purchase so good communication is key.

Legal tip:

If the property is leasehold, make sure you understand the lease length, ground rent review provisions, and whether the freeholder is financially stable.
Review any planning permissions or building regulation approvals for works done.
Ask your conveyancer about recent legal developments that may affect your transaction.

4. Carrying Out Searches

Your conveyancer will apply for a range of searches to uncover any issues which may affect the property’s value or your use of it.

What happens:

Typical searches include Local Authority search (planning, highways, enforcement), Water & Drainage search, Environmental search (flood risk, contamination, radon), possibly Chancel Repair search, and for rural properties, additional rights of way/common land checks.
Your conveyancer reviews the search results and advises you of any issues.

Why it’s important:

Searches uncover latent risks which may not be obvious from inspection or from sellers’ disclosures.
Any adverse results may lead to renegotiation, extra costs, or sometimes withdrawal from the purchase.

Legal tip:

In today’s market, environmental risks are increasingly important so make sure to ask about their impact.
If you’re buying a leasehold flat, ensure service charge/maintenance records are reviewed alongside the building’s structural and safety certifications.
Some searches may take longer than others, choose a conveyancer who regularly tracks turnaround to keep your timeline on track.

5. Sign Contract & Agree Completion Date

Once both legal and lender conditions are satisfied (and you’re happy with the search results), the formal contract stage begins.

What happens:

The seller’s conveyancer finalises the Contract, you check and sign the Contract, Transfer Deed, Mortgage Deed, and complete any Stamp Duty Land Tax return.
Both sides agree a completion date which is the day you legally take ownership.

Why it’s important:

This stage prepares to turn your offer into a legally binding contract.
The completion date sets the schedule for payment and moving in.

Legal tip:

Confirm your deposit payment (often 10 %) and the funds you’ll need to provide on completion.
Check carefully whether fixtures/fittings are included: those are covered in the Fittings & Contents form.
For first-time buyers, check if any Stamp Duty relief applies. Keep your conveyancer updated about eligibility.

6. Exchange of Contract

When both you and the seller are ready, the contract is exchanged, and the transaction becomes legally binding.

What happens:

Your conveyancer and the seller’s exchange signed contracts. The buyer’s deposit is transferred to the seller’s solicitor (or held in escrow per arrangement).
You are now committed to the purchase and cannot usually withdraw without penalty.

Why it’s important:

This is the key milestone where the risk transfers to you i.e., if you pull out you may lose your deposit.
A postponement of completion must be agreed in writing by both parties.

Legal tip:

Confirm insurance arrangements for the property from exchange date as it becomes your risk.
If you’ll be purchasing a newly-built property or are buying off-plan, check any snagging or warranty arrangements apply from completion.
Ensure you have a backup plan for your funds, so the completion date does not need to be delayed.

7. Completion & Moving In

The final step: you get the keys and legally become the owner of your new home!

What happens:

On the agreed completion date, your conveyancer sends the balance of purchase funds to the seller’s solicitor. Title transfers and the property is formally yours.
If applicable, your conveyancer registers your ownership with the HM Land Registry and pays Stamp Duty Land Tax or Land Transaction Tax (in Wales) on your behalf.
You collect the keys, move in, and celebrate!

Why it’s important:

Once completion happens, you assume responsibility for the property (insurance, maintenance, utilities).
Your mortgage lender becomes secured by the property and your conveyancer must ensure registration is completed promptly.

Legal tip:

Keep your final paperwork safe, including the title register and title plan confirmation.
If it’s a leasehold property, register your interest and ensure the lease is properly noted at the Land Registry.
Budget for post-completion costs: moving, utility changes, any immediate maintenance or snagging work, and notifying bodies like your local council for council tax.

Why Choose Hegarty for Your Conveyancing?

Buying a home is one of the most significant financial decisions you’ll make. At Hegarty, our specialist residential property team can guide and support you through every step of your home purchase.

From mortgage to completion, we provide:

Transparent fixed-fee quotes with no hidden costs.
Clear, jargon-free advice tailored to your situation.
Proactive updates throughout the process to avoid delays.
Protection from common risks.

Ready to get moving? Contact our conveyancing experts for a free initial consultation and quote and feel confident in your future.

Sarah Bent

Partner

Head of Residential Property

Adrian Greetham

Case Handler | Residential Property

Alanah-Rose Rootham-Hayward

Trainee Case Handler | Residential Property

Andrew Boullemier

Conveyancing Executive | Residential Property

Catherine Fitches

Case Handler | Residential Property

Emily Kavanagh

Case Handler | Residential Property

Frankie Jepson

Case Handler | Residential Property

Isabelle Rissbrook

Trainee Case Handler | Residential Property

Jackie Wright

Conveyancing Executive | Residential Property

Jody Taylor

Conveyancing Executive | Residential Property

Katia Didio

Case Handler | Residential Property

Louise Tilley

Case Handler | Residential Property

Natasha Downing

Associate | Chartered Legal Executive | Residential Property

Niveta Ganger

Solicitor | Residential Property

Rose Rasodha

Associate Solicitor | Residential Property

Sanaa Ali

Conveyancing Executive | Residential Property

Shannan Dawson

Case Handler | Residential Property

Yvonne Dudhill

Associate Conveyancing Executive | Residential Property

Frequently Asked Questions

When should I appoint a conveyancer?

Ideally as soon as your offer is accepted (or shortly before). Early engagement allows legal work to begin, reducing the risk of delays later.

How long does the process take?

Typical residential purchases take between 8–12 weeks from offer acceptance to completion, but this can vary depending on mortgage approval, search turnaround, chain complexity or if the property is leasehold/new build. Your conveyancer will give a tailored predicted timeframe and will keep you updated if something would change this.

What if something goes wrong with the title or lender survey?

Your conveyancer will raise any title defects and advise whether they are resolvable. Depending on the issue, you may renegotiate with the seller, withdraw, or accept the risk with appropriate insurance or warranty.

Do I need an independent survey?

Yes. While your lender will carry out a valuation survey for lending purposes, it’s wise to commission a full structural or homebuyers’ survey. Your conveyancer can discuss relevant survey types with you.

Are there extra costs I should budget for?

Yes: Stamp Duty Land Tax (or equivalent in Wales), search fees, Land Registry registration fees, any mortgage lender fees, removal costs, buildings insurance from exchange date and potential renovations.

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Whatever legal support you need, our experienced and highly skilled solicitors and legal advisors are here to help. With expertise across a wide range of legal areas, we provide clear, practical advice tailored to you. What sets us apart is our commitment to understanding your needs and delivering the best possible outcome with a personal touch.