You just had your offer accepted. What to tackle first.
Move at your own pace. Every purchase has the same set of stages and not everyone hits them in the same order or at the same speed. Here's what each stage looks like, what matters most, and what to be aware of as you go.
Stage 1. Getting the legal work moving
This is the longest-running stage of any purchase, so most buyers want to get it underway sooner rather than later. Your conveyancer or solicitor handles the legal transfer of the property and orders the local authority and environmental searches. None of this depends on the survey, so it can run in the background while you sort everything else.
When choosing a firm, compare on fixed-fee pricing, whether they're on your lender's panel, and recent reviews. Two or three quotes is usually enough.
Stage 2. Deciding on a survey
We strongly recommend a full RICS survey on every purchase. It is the only independent professional opinion you will get on the condition of the property you are about to buy, and the cheapest insurance against finding out about a serious problem after completion.
Two things to be clear on:
- Your lender's mortgage valuation is not a survey. It tells the lender whether the property is worth what they are lending, and nothing about its condition.
- RICS Level 2 (Homebuyer) suits most modern, conventional homes. RICS Level 3 (Building) is the right call for anything pre-1950, listed, of unusual construction, or with visible issues.
If you have decided not to commission a full survey, that is your call to make. In that situation, you can still book targeted tests at fixed prices to address specific concerns: an EICR for electrics, a drainage CCTV inspection, damp screening, or a gas safety check. These are not a substitute for a survey. They are narrower professional opinions on a single concern.
Stage 3. Sorting the money
Two pieces here, both run alongside the legal and survey stages.
Mortgage
If you already have an Agreement in Principle, you will need to formalise it into a full mortgage application. If you are still undecided between lenders, a whole-of-market broker compares every UK lender rather than just the high street and often finds better rates. Brokers earn their commission from the lender, so most are fee-free for you.
Buildings insurance quote
You do not pay yet, but your lender will require buildings cover to be live from exchange, not completion. Get a quote at any point during your purchase (most are valid for 30 days) and activate it on the day you exchange.
Stage 4. Approaching exchange
When your conveyancer has the searches back and your mortgage offer is in hand, the buyer and seller exchange contracts. Pre-contract enquiries from the seller's solicitor land in this stage. Your conveyancer will walk you through any that need your input.
This is also the stage to activate the buildings insurance quote you got earlier and to book your removals if you have not already. BAR-registered removers tend to book up around Fridays, so a little notice helps. Mid-week moves are noticeably cheaper if you have flexibility.
Stage 5. Completion week
The final stretch. Switch utilities (energy, water, broadband, council tax), notify HMRC for any tax-relevant address changes, and read your meters on completion day. Pick up keys, check the locks, find the stop tap, and you are in.
Common mistakes worth avoiding
- Instructing a solicitor late. Searches and pre-contract enquiries take time. The earlier you instruct, the smoother the legal stage runs.
- Waiting for the survey to "see what it says" before doing anything else. Conveyancing and broker work happen in parallel. None of it depends on the survey.
- Booking buildings insurance the morning of exchange. Usually fine, but if the quote pulls a slow credit check or the policy needs underwriter sign-off, your exchange can slip.
- Assuming the lender's valuation is a survey. It is not. If you decide not to commission your own, do it knowingly.
- Leaving removals to the last minute. "We'll sort it nearer the time" tends to mean the BAR-registered firms are full and you are paying premium last-minute rates.