House buying process: what happens and when

Buying a home is a sequence of connected steps. Some happen in parallel, others depend on earlier milestones being completed. Understanding the typical order can help you plan ahead, reduce last-minute surprises, and know what each stage is trying to achieve.

Below is a practical walkthrough of the house buying process, with the key moments and what to expect at each point.

1) Mortgage in principle (often called an agreement in principle)

Before you start seriously viewing properties, it’s usually sensible to get a mortgage in principle. This is an initial assessment from a lender (or mortgage provider) that indicates the level of borrowing you may be considered for.

What it helps with:

• Gives you a clearer sense of your likely budget
• Helps you understand the deposit level you may need
• Can reassure estate agents and sellers that you’re more likely to be able to proceed

Important to know:

• A mortgage in principle isn’t the same as a final mortgage offer.
• Your final terms can change once the lender assesses your full application and the property details.

2) Search the property market

With your budget in mind, you can focus on finding a home that fits your needs and priorities. This stage can be quick or take longer depending on the market and your requirements.

Tips to keep the process on track:

• Make a list of essentials (must-haves) and deal-breakers
• During viewings, look beyond appearance: consider condition, layout, and any visible maintenance issues
• If you’re considering an offer, think about how you’d feel if you had to manage future repairs or upgrades

3) Make an offer and agree the purchase terms

Once you find a property, you’ll usually make an offer to the seller. Negotiation is common, particularly if there are competing buyers or the property needs work.

Key points:

• Even when an offer is accepted, the sale usually isn’t legally binding until contracts are exchanged.
• The agreed price and timeline are important, but so are the conditions that may come later in the process (for example, survey findings and mortgage approval).

4) Mortgage application (full underwriting)

After an offer is accepted, you move from mortgage in principle to a full mortgage application.

What the lender typically considers:

• Your income, outgoings and overall affordability
• Credit and identity checks
• The property’s valuation and suitability for the mortgage

Choosing the right mortgage at this stage can matter because your final product may affect:

• Monthly payments
• The length and type of any fixed period
• Options such as overpayments (where available)

5) Instruct conveyancing and begin the legal process

Conveyancing is the legal process of transferring ownership of the property. Typically, you’ll instruct a solicitor or licensed conveyancer to act for you.

What happens next:

• The solicitor/conveyancer drafts and reviews the contract paperwork
• They request and review information about the property
• They coordinate searches and other checks
• They handle the exchange of contracts and completion arrangements later on

6) Solicitor searches

Searches are carried out to uncover potential issues that could affect the property or your plans.

Common examples include:

• Local authority searches (for planning, building control and other local matters)
• Drainage or water-related searches (depending on location)
• Environmental searches (where relevant)

Some searches may be optional, but lenders and solicitors may recommend certain checks depending on the property and area.

7) Property survey (separate from the lender’s valuation)

A lender’s valuation is not the same as a full survey. For peace of mind, many buyers commission a survey to identify potential defects or risks.

Why a survey matters:

• It can highlight structural concerns, maintenance issues, or areas where building regulations may not have been followed
• It gives you evidence to help decide whether to proceed, renegotiate, or request remedial work

Timing note:

• A survey should be completed before exchange of contracts, so you have time to respond to any findings.

8) Negotiate and confirm the completion date

As the legal and mortgage steps progress, you’ll move towards agreeing the completion date—the day the purchase completes and keys are typically handed over.

At this stage, it’s also important to:

• Review your mortgage offer carefully before signing anything
• Ensure your deposit funds are ready for the solicitor when required

9) Exchange contracts

Exchange is the point at which the transaction becomes legally binding for both parties.

What to expect around exchange:

• Your solicitor will finalise the contract details
• The remaining paperwork and confirmations are completed
• Funds and completion arrangements are set

After exchange, the timetable is usually much tighter—so delays at this stage can be more disruptive.

10) Completion and moving in

Completion is when the sale completes and ownership transfers. Your solicitor will coordinate the transfer of funds and the final legal steps.

Once completion happens:

• You’ll typically receive the keys
• You can move into the property

What can affect the timeline?

While the steps above are typical, the overall duration can vary due to factors such as:

• Mortgage approval times and any additional lender queries
• Survey findings and whether negotiations are needed
• The speed of the conveyancing process
• Chain complexity (if you’re buying and selling at the same time)

A simple way to think about the process

A useful mental model is that the house purchase is moving through three connected tracks:

1. Your mortgage (affordability checks and property valuation)
2. The property’s legal position (contracts, searches, and any issues discovered)
3. The practical timetable (exchange and completion dates)

When all three align, you can exchange and complete with confidence.