Buying a home is one of life’s biggest milestones. It’s exciting — but let’s be honest, it can also feel a little overwhelming. There are contracts to read, forms to fill in, and deadlines to meet. For most people, it’s the largest financial commitment they’ll ever make, so it’s no surprise that the stakes feel high.
The good news? With the right legal support, the process doesn’t have to be stressful. At Susan Howarth & Co Solicitors, our friendly, efficient team is here to guide you through every stage, explain everything in plain English, and keep things moving so you can focus on the exciting part — planning your move.
Here’s your complete, step-by-step guide to buying a home in England and Wales.
Stage 1 – Getting Started (Instruction Stage)
Once your offer has been accepted, it’s time to instruct a solicitor to handle the legal work — known as conveyancing. This is where we come in.
We will:
- Open your file and send you an instruction form.
- Carry out an ID check and request proof of ID.
- Ask for proof of where your purchase funds are coming from (this is a legal requirement to prevent fraud and money laundering — so don’t be surprised if we ask for bank statements, inheritance letters, or gift confirmations).
- Give you a clear, written cost estimate so you know exactly what fees and disbursements to expect.
As soon as we have your signed paperwork, ID, and initial payment for searches, we can start work.
Stage 2 – Reviewing the Contract and Ordering Searches
The seller’s solicitor will send us a draft contract pack. This includes:
- The property’s title deeds (to prove ownership).
- Key information forms (about boundaries, utilities, planning permissions, etc.).
- Supporting documents (for example, guarantees for double glazing).
At the same time, we’ll order searches to make sure there are no hidden surprises. These usually include:
- Local Authority Search – checks things like planning permissions, building regulation compliance, and whether the road outside your home is maintained by the council.
- Water & Drainage Search – confirms you’re connected to mains water and sewers.
- Environmental Search – looks at risks such as flooding, subsidence, or contaminated land.
We’ll review everything carefully and raise any questions with the seller’s solicitor to make sure you know exactly what you’re buying.
Stage 3 – Mortgage Offer & Lender Liaison
If you’re getting a mortgage, your lender will issue a formal mortgage offer. We’ll:
- Check the terms match what you’ve agreed.
- Make sure there’s nothing in the property’s title that could cause a problem.
- Deal directly with your lender if any clarification is needed.
If you’re a cash buyer, this stage is skipped — but we still carry out the same thorough checks for your protection.
Stage 4 – Survey & Valuation
Your lender may carry out a valuation, but this is for their benefit — it’s designed to make sure the property is worth what they’re lending you, not to identify repairs.
That’s why we recommend arranging your own survey:
- Homebuyer Report – ideal for newer properties in generally good condition.
- Full Structural Survey – better for older homes or unusual buildings.
A survey can save you from nasty surprises later. For example, one of our clients discovered an old roof problem through a survey and was able to renegotiate the purchase price before committing.
Stage 5 – Pre-Exchange Preparation
Once the searches are back, the seller’s replies have been received, and your mortgage offer is in place, we’ll send you a report on title. This is a plain-English summary of everything you need to know about the property — including any restrictions, rights of way, or maintenance obligations.
You’ll then:
- Sign the contract and (if applicable) the mortgage deed.
- Transfer your deposit (usually 10% of the purchase price) to us.
- Arrange building insurance (you’ll need this from the day you exchange contracts).
We’ll also carry out final checks with the Land Registry and make sure mortgage funds are ready for completion.
Stage 6 – Exchange of Contracts
This is the big moment — once contracts are exchanged, the sale becomes legally binding. We’ll agree a completion date with the seller’s solicitor and everyone else in the chain. You can now book your removals with confidence.
Stage 7 – Completion Day
On completion day:
- We send the balance of the purchase price to the seller’s solicitor.
- Once the funds arrive, the keys are released.
- You can collect them from the estate agent and move in — congratulations, the home is officially yours.
Stage 8 – Post-Completion
After you’ve moved in, we’ll:
- Pay any Stamp Duty Land Tax that’s due.
- Register you as the legal owner at the Land Registry.
- Send the updated title deeds to your lender (or to you if you bought without a mortgage).
Top Tips for a Smooth Buying Experience
1. Get a Survey
It’s tempting to skip it to save money, but a survey could reveal issues that help you renegotiate or budget for repairs.
2. Expect Delays in a Chain
If you’re buying as part of a chain, remember that everyone has to be ready before you can exchange. Flexibility helps keep the process moving.
3. Keep Your Funds Accessible
Make sure deposits and fees are in the right account and ready to transfer before deadlines — this avoids last-minute stress.
4. Sort Insurance Early
Buildings insurance must be in place from exchange, not completion. Your lender will want proof.
5. Stay in Touch
Quick responses to your solicitor’s requests help avoid unnecessary delays. We promise to do the same for you.
Why Choose Susan Howarth & Co Solicitors?
We know buying a home can be a mix of excitement and anxiety. That’s why our approach combines expert legal knowledge with a friendly, down-to-earth service. We’ll explain every step in clear, simple language, keep you updated without you needing to chase, and work proactively to avoid unnecessary delays.
Whether you’re a first-time buyer, moving up the ladder, or downsizing, we’re here to make the legal side of buying your new home as smooth and stress-free as possible.
📞 Call us today on 01606 48777 and speak to Sue Curzon or Julie Brown.
📍 Find out more about our conveyancing services.
Comments