Information on the processing and guides you may find useful:

- The Home Buying Process
- Mortgage Advice Process
- Associated Cost With Buying A Home
- Surveys Explained

The Home Buying Process: Your Step-by-Step Guide

Buying a home is an exciting journey, but it can also feel overwhelming if you’re unsure about the steps involved. Here's a breakdown of the key stages in the home buying process:

1. Get Pre-Approved for a Mortgage

I will create a client file and carry out an assessment using your documents.
We will get pre-approved for a loan based on your income, credit score, and debt-to-income ratio, this is referred to as either - DIP, MIP or AIP (decision, mortgage or agreement in principle)
A pre-approval letter shows estate agents & sellers you’re a serious buyer.

2. Define Your Budget

Consider your monthly income, expenses, and long-term financial goals.
Determine a comfortable price range, factoring in down payment, closing costs, and ongoing homeownership expenses.

3. Start Your Home Search

Register with local estate agents to find homes that fit your criteria (location, size, price).
Use online tools as these get updated with the latest properties when they come to market.

4. Make an Offer

Once you find the right home, your agent will help you submit your offer to the owner.
The seller will accept, reject, or counter your offer.

5. Mortgage Review & Application

I'll review the mortgage options once again to ensure we’re still selecting the most appropriate lender for your needs.
We’ll submit the full mortgage application for assessment.
The mortgage lender will assess your application whilst appointing a a surveyor to carry out a valuation of the property (there are a few survey levels to choose from).
Once the lender is satisfied with both the application and the valuation, they will issue the mortgage offer.

6. Instruct a Conveyancer

Instruct a conveyancer to handle all the legal work and ensure the property is a safe investment.
Your conveyancer will liaise with the vendor's solicitor to prepare the property transaction for completion.
Once everything is in order, they’ll work with you to set a completion date that suits all parties

7. Move In & Celebrate

Once the transaction is complete, you’ll receive the keys to your new home!
Organise your move and start settling in.

Mortgage Advise Process

1. Before You Find the Property, I will

Complete a detailed fact find to assess your borrowing capacity.
Review all costs related to purchasing a property, such as legal fees and mortgage-related expenses.
Secure an Agreement in Principle for your mortgage.

2. After You Have Found the Property, I will

Evaluate the most suitable mortgage and protection options for you.
Research and recommend the best lender from the entire market, ensuring the product meets your unique needs.
Submit your mortgage application along with the necessary supporting documents to the lender to initiate the process.

3. After Your Mortgage Application has been Submitted, I will

Actively manage your application, coordinating with the lender until the mortgage offer is received.
Keep you, and any relevant third parties, informed about the progress of your application.

4. After the Offer Is Made, I will

Assess your protection needs and recommend the most suitable solution within your budget.
Submit your protection application(s) to the provider(s).
Actively manage your protection application(s), coordinating with the insurance provider and any third parties, including your GP.
Once terms are agreed, ensure the policy(ies) are activated from the exchange of contracts or completion.
Coordinate with solicitors, estate agents, and other relevant parties through the Exchange of Contracts and Completion process.

5. Once You Have the Keys to Your New Home, I will

Stay in touch to review your mortgage throughout the term.
Ensure we make any necessary adjustments as your life circumstances change over the years.
Regularly assess that your mortgage and insurance products still suit your personal situation.

Associated Costs Of Buying A Home

1. Deposit

Typically 5%–20% of the property’s purchase price.
The larger the deposit, the lower your loan-to-value (LTV) ratio, which could help you secure a better mortgage rate.

2. Stamp Duty

A tax you pay when purchasing a property over a certain price threshold.
The amount varies depending on the property price and location (it’s different in England, Scotland, Wales, and Northern Ireland).

3. Legal Fees (Conveyancing)

Fees for a solicitor or conveyancer to manage the legal aspects of the purchase.
Costs can vary depending on the complexity of the transaction and the solicitor’s rates.

4. Mortgage Broker Fees

A fee of typically £495 will be charged for arranging a mortgage.
This fee covers the broker’s services in finding the best mortgage option for you.

5. Surveys & Inspections

A survey (homebuyer’s report or full structural survey) to assess the property’s condition and identify any potential issues.
The cost varies based on the type of survey and the property value.

6. Mortgage Arrangement Fees

Some lenders charge an arrangement fee to set up the mortgage.
This fee can be added to the loan or paid upfront.

7. Valuation Fee

The mortgage lender will typically require a valuation of the property to ensure it’s worth the amount you have agreed to pay for it
The cost depends on the property’s value and the type of valuation chosen.
There are three levels which could cost you between £0 - £1500. (see below section on surveys)

8. Insurance (Home and Mortgage Protection)

Home insurance to protect the property against damage (required by most lenders).
Mortgage protection insurance to cover monthly payments if you’re unable to work due to illness or injury.

Surveys

1. Property Valuation Report

Purpose: This is the most basic type of survey and provides an overall valuation report of the property. It will only confirm the value of the property and is only really used for the mortgage lenders benefit
Best For: Newer properties (typically under 10 years old) or homes in good condition.
Cost: Typically £0–£400 (depending on the size, value of the property and type of mortgage). Some lenders will offer a free valuation with certain mortgage deals.

2. Homebuyer Report (RICS Level 2 Survey)

Purpose: This survey provides a more detailed analysis of the property’s condition, including any defects or maintenance issues. It also includes a valuation and an assessment of whether the property is a suitable investment.
Best For: Standard properties that are 20-30 years old or homes that have been well maintained but might require minor repairs.
Cost: Typically £400–£1,000 (depending on the property’s size and location).

3. Building Survey (RICS Level 3 Survey)

Purpose: The most comprehensive and detailed survey. It thoroughly inspects the property's structure, including the foundation, roof, walls, plumbing, and electrical systems. It will highlight significant problems and offer advice on how to rectify them.
Best For: Older properties, unusual properties, or homes in need of significant repairs. This survey is ideal if you’re planning major renovations or if the property is a listed building.
Cost: Typically £600–£1,500+ (depending on the property's size, age, and complexity).

Which Survey is Right for You?

Condition Report: If the property is in good condition and you’re not concerned about hidden issues.
Homebuyer Report: If you want a balance between cost and detail, providing you with a better understanding of the property’s condition.
Building Survey: If the property is older, has potential issues, or you want a thorough, in-depth inspection.

The costs of these surveys can vary depending on the size of the property, its location, and the surveyor you choose, so it's always a good idea to get quotes from a few surveyors.