First-Time Buyer Timeline — Week-by-Week from Offer to Keys

Before You Make an Offer

Before your offer is accepted, two things should already be in motion: a mortgage in principle from your lender, and a solicitor (or licensed conveyancer) identified and ready to instruct. Having these in place signals to the seller that you are a serious, proceedable buyer.

A mortgage in principle (also called a decision in principle or agreement in principle) is a conditional statement from a lender confirming how much they are likely to lend you. It is not a formal offer and requires no credit commitment, but it strengthens your negotiating position.

Week 1–2: Offer Accepted

Once your offer is accepted:

• Instruct your solicitor — send them the memorandum of sale (issued by the estate agent) and pay any initial search fees
• Submit your formal mortgage application — this will require payslips, bank statements, proof of deposit, and ID
• Arrange your survey — book a RICS surveyor for a Level 2 HomeBuyer Report or Level 3 Building Survey

The estate agent will issue a memorandum of sale to both sets of solicitors, formally recording the agreed price and parties.

Week 3–4: Searches and Mortgage Valuation

Your lender will instruct a mortgage valuation — a basic check that the property is worth what you are paying. This is for the lender’s benefit, not yours.

Your solicitor will simultaneously order conveyancing searches:

• Local authority search — planning history, road adoption, enforcement notices
• Drainage and water search — confirms public sewer proximity and water supply
• Environmental search — flood risk, contaminated land, subsidence risk

Week 5–8: Mortgage Offer and Survey

The mortgage offer is typically issued 2–4 weeks after the formal application, subject to the valuation passing. Keep your offer documents safe — your solicitor will need them.

Your surveyor’s report should arrive in this window. Read it carefully. Condition rating 3 items require urgent attention; condition rating 2 items should be monitored or budgeted for.

Searches usually return within 2–6 weeks depending on the local authority.

Week 9–12: Enquiries and Report on Title

Your solicitor will raise enquiries — questions about the property put to the seller’s solicitor. Common enquiries cover boundaries, planning consents, guarantees, and disputes.

Once satisfied with the responses, your solicitor will prepare a report on title for you, summarising what they have found, any restrictions or covenants, and confirming it is safe to proceed.

Week 12–16: Exchange and Completion

Exchange of contracts is the legally binding moment. Before exchange you must:

• Sign the contract and transfer deed
• Pay your deposit (typically 10% of purchase price) to your solicitor
• Agree a completion date with the seller

On the completion day, the balance of the purchase price transfers to the seller’s solicitor. Once received, the seller’s solicitor authorises release of the keys. You can collect them from the estate agent.

What Causes Delays

The most common causes of a transaction overrunning are:

• Slow search returns — local authority searches in some areas take 6–8 weeks
• Missing documents — building regulations certificates, guarantees, or planning consents that the seller cannot locate
• Long chains — if your seller is also buying, and their seller is also buying, a delay anywhere collapses the whole chain
• Mortgage complications — lender requests additional information or conditions

Questions to Ask Your Solicitor Weekly

1. Have the searches been ordered and when are they expected back?

2. Have enquiries been raised and has the seller responded?

3. Is there anything outstanding from the mortgage offer conditions?

4. Are we ready to exchange and what is the target date?

Staying proactive and chasing regularly is entirely reasonable — most solicitors manage large caseloads and a polite weekly call keeps your matter visible.

Property Passport UK records key property documents and completion milestones, giving buyers a clear audit trail throughout the conveyancing process.