Buying a house in the UK — the 2026 step-by-step guide

Buying a UK home in 2026 takes 12-16 weeks on average from offer accepted to keys. The process is genuinely opaque to first-time buyers; this guide is the order in which things happen and what to do at each stage.

1. Agreement in principle (AiP)

Before you start viewing, get a mortgage AiP. Habito, Mojo, and L&C are the easiest free brokers; high-street lenders take longer.

2. Viewings + offer

Aim for 5-10 viewings per offer. Run a free property check before you offer — sales history, EPC, flood, crime, council tax. Spending 3 minutes here regularly takes 1-3% off the offer.

3. Offer accepted — instruct a solicitor

You'll pay £1,000-£1,500 for conveyancing. The solicitor will run local authority searches (£90-£250), drainage searches (~£60), and an environmental search (~£40). Total searches £200-£400.

4. Instruct a survey

RICS Level 2 (HomeBuyer) is £400-£900 for most homes. Level 3 (Building Survey) is £600-£1,500 for older or unusual properties. We strongly recommend Level 3 for anything pre-1930, listed, or extended.

5. Mortgage application

Your broker submits the full application after you've had the survey. Lender valuation takes 1-3 weeks. If the property values lower than the offer, expect to renegotiate.

6. Searches return — renegotiate if needed

Search results often surface flood risk, mining, road schemes, planning, contaminated land. Use this to renegotiate. Premium HomeBuyerCheck reports surface most of these BEFORE you spend on searches, so you can renegotiate earlier.

7. Exchange + completion

Exchange = legally binding contract. Completion = keys. Allow 1-2 weeks between for moving logistics.