Step 1. Understand your finances
Knowing exactly what you can afford prevents disappointment and gives you a realistic picture of the properties you can consider. Start by calculating your savings carefully.
Remember to include all upfront costs in your budget such as:
- Deposit
- Stamp duty
- Solicitor fees
- Survey costs
- Moving expenses
Checking your credit score and considering a mortgage agreement in principle gives you clarity on how much a lender is willing to offer. Creating a monthly 'running costs' budget that includes your anticipated mortgage, bills, and everyday costs helps prevent overstretching your finances.
Step 2. Start your property search
Once your finances are clear, the house search begins. Start with a clear list of non-negotiables, nice-to-haves and absolute red flags.
Think about:
- Number of bedrooms
- Outdoor space
- Proximity to work, schools, or family
- Parking or public transport
- Imagine day-to-day life: where furniture will go, storage availability, and whether the layout suits your lifestyle.
Step 3. Stay flexible when house hunting
Flexibility is key when house hunting. While it is important to know your priorities, being open to compromise on non-essential features increases your options. For example you might accept a smaller garden in exchange for better transport links. Knowing which aspects are negotiable speeds up your decision and reduces stress.
Effective viewings make a difference. Prepare a list of questions to ask, such as:
- How old is the boiler?
- What’s the insulation quality like?
- Have there been any recent repairs or upgrades?
Observe small details that could indicate hidden costs or maintenance needs such as damp patches or outdated electrics.
Nestee tips:
- Make a clear list of essentials and nice-to-haves.
- Visit at different times to check light, traffic, and noise.
- Take notes and photos for later comparison.
Step 4. Making an offer
When you feel ready to make a move, ensure you understand the local market, including recent sale prices, which helps you know what is reasonable. Be prepared to negotiate and use flexibility as bargaining chips with the seller. For example if the seller wants to move quickly they might be more inclined to accept your offer if you can be flexible with completion dates.
The majority of people base their property decision on their gut and if they had a ‘good feeling’ walking in the door. The smell of expensive candles and newly fitted kitchen giving us all the feels. The reality, unfortunately, is that 1 in 3 house sales fall through.1 Proof our guts are not such great decision makers when it comes to the biggest purchase of our lives. The facts don’t lie and even if you’re convinced this home is the one, it’s best to check with Nestee before making an offer to be 100% sure.
Step 5. Surveys and conveyancing
Surveys and legal checks are vital to protect your investment. A survey highlights potential issues like structural concerns or damp that might not be visible during viewings.
There are three different types of survey to choose from:
- Basic condition survey – best for newer homes.
- Homebuyer report – for standard properties.
- Full structural survey – for older, larger, or unusual homes.
Choosing the right conveyancer is key to minimising the risk of delays and complications. The conveyancer handles the process of transferring ownership and ensures contracts, searches, and registration are completed correctly. Regular communication with your solicitor helps avoid issues and keeps the process moving smoothly. For extra tips and tricks to mastering choosing a conveyancer check out our guide to conveyancing.
Keep in mind that no house is perfect; there will likely be something that comes up during the surveying or conveying process. Surveys often highlight issues, but a good solicitor and surveyor will help you judge whether they are deal-breakers or manageable niggles.
Nestee tips:
- Choose the survey type that fits the property’s age and condition.
- Stay in regular contact with your solicitor.
- Expect some issues, focus on deal-breakers only. Stay true to what your priorities are and how impactful any issues raised will be to your budget and happiness at the property.
- Check out our conveyancing guide. If nothing else it’s an excellent sleep aid when you are up at night fretting about what you’ve got yourself in for.
Step 6. Securing your mortgage
When getting a mortgage, you can search for one yourself using comparison websites or use a mortgage broker. Ask around for recommendations of a broker to use. Look at interest rates, term length, flexibility, and check if you qualify for government schemes (e.g. Help to Buy, Lifetime ISA). Insurance is another essential consideration. Buildings insurance protects the structure of your home, and contents insurance protects your belongings. Some lenders require building insurance as part of the mortgage conditions, so it is worth checking policies carefully.
Budget for ongoing costs beyond the mortgage, including council tax, utilities, and maintenance. In addition, keeping track of spending and having a small contingency fund helps manage surprises and avoids unnecessary stress.
Nestee tips:
- Compare lenders to find the best deal.
- Consider using a recommended mortgage broker.
- Include insurance and ongoing costs in your budget.
- Keep a small emergency fund for unexpected repairs.
Step 7. Exchange and completion
Once all the legal work is finished and contracts are signed, your solicitor will exchange them with the seller’s solicitor. At this point, your deposit is paid and the completion date is agreed. You may see a transfer fee from your solicitor for sending the deposit money, which is perfectly normal. A few days before completion, your solicitor will also ensure the mortgage funds are ready, so there are no last-minute hiccups.
On completion day:
- Your solicitor sends funds to the seller.
- You collect the keys from the estate agent.
- The home is officially yours. 🎉
Be aware that your first mortgage payment is often higher than normal, covering both the first month and extra days from your move-in date. This will be a one-off adjustment, and subsequent payments will fall into their regular pattern.
Nestee tips:
- Expect a solicitor’s transfer fee when the deposit is sent.
- Check mortgage funds are ready a few days before completion.
- Collect your keys from the estate agent on completion day.
- Be prepared: your first mortgage payment is usually higher than normal.
Final thoughts
Emotional preparedness is just as important as financial planning. Prioritise essentials that suit your lifestyle, balance practical needs with emotional desires, and remember to enjoy the milestones along the way. Your first home is not just about bricks and mortar; it is about creating a place of comfort, joy, and lasting memories.
Learning from fellow house buyers is invaluable. Online forums and conversations with friends or family who have bought homes provide insights into common pitfalls and practical tips. Hearing about others’ experiences allows you to anticipate challenges and adopt proven strategies to avoid disasters…such as checking with Nestee before you put your offer in.
- Cooper, M. (2023) What percentage of house sales fall through? [2022 survey]. What Percentage of House Sales Fall Through? [2022 Survey] | HomeSellingExpert.
Buying your first home - a step-by-step guide
Quick Summary
Buying your first home is one of life’s most exciting milestones. For many first-time buyers, the mix of thrill and nerves is part of the journey, but with the right preparation, it doesn’t have to feel overwhelming. Walking through the front door of a home that will soon belong to you, imagining weekend breakfasts in the open-plan kitchen and cosy evenings on the sofa, makes all the paperwork and decisions worthwhile. From saving for your deposit to collecting the keys on completion day, this guide breaks the home-buying process into clear steps, helping you avoid common mistakes along the way.
Step 1. Understand your finances
Knowing exactly what you can afford prevents disappointment and gives you a realistic picture of the properties you can consider. Start by calculating your savings carefully.
Remember to include all upfront costs in your budget such as:
- Deposit
- Stamp duty
- Solicitor fees
- Survey costs
- Moving expenses
Checking your credit score and considering a mortgage agreement in principle gives you clarity on how much a lender is willing to offer. Creating a monthly 'running costs' budget that includes your anticipated mortgage, bills, and everyday costs helps prevent overstretching your finances.
Step 2. Start your property search
Once your finances are clear, the house search begins. Start with a clear list of non-negotiables, nice-to-haves and absolute red flags.
Think about:
- Number of bedrooms
- Outdoor space
- Proximity to work, schools, or family
- Parking or public transport
- Imagine day-to-day life: where furniture will go, storage availability, and whether the layout suits your lifestyle.
Step 3. Stay flexible when house hunting
Flexibility is key when house hunting. While it is important to know your priorities, being open to compromise on non-essential features increases your options. For example you might accept a smaller garden in exchange for better transport links. Knowing which aspects are negotiable speeds up your decision and reduces stress.
Effective viewings make a difference. Prepare a list of questions to ask, such as:
- How old is the boiler?
- What’s the insulation quality like?
- Have there been any recent repairs or upgrades?
Observe small details that could indicate hidden costs or maintenance needs such as damp patches or outdated electrics.
Nestee tips:
- Make a clear list of essentials and nice-to-haves.
- Visit at different times to check light, traffic, and noise.
- Take notes and photos for later comparison.
Step 4. Making an offer
When you feel ready to make a move, ensure you understand the local market, including recent sale prices, which helps you know what is reasonable. Be prepared to negotiate and use flexibility as bargaining chips with the seller. For example if the seller wants to move quickly they might be more inclined to accept your offer if you can be flexible with completion dates.
The majority of people base their property decision on their gut and if they had a ‘good feeling’ walking in the door. The smell of expensive candles and newly fitted kitchen giving us all the feels. The reality, unfortunately, is that 1 in 3 house sales fall through.1 Proof our guts are not such great decision makers when it comes to the biggest purchase of our lives. The facts don’t lie and even if you’re convinced this home is the one, it’s best to check with Nestee before making an offer to be 100% sure.
Step 5. Surveys and conveyancing
Surveys and legal checks are vital to protect your investment. A survey highlights potential issues like structural concerns or damp that might not be visible during viewings.
There are three different types of survey to choose from:
- Basic condition survey – best for newer homes.
- Homebuyer report – for standard properties.
- Full structural survey – for older, larger, or unusual homes.
Choosing the right conveyancer is key to minimising the risk of delays and complications. The conveyancer handles the process of transferring ownership and ensures contracts, searches, and registration are completed correctly. Regular communication with your solicitor helps avoid issues and keeps the process moving smoothly. For extra tips and tricks to mastering choosing a conveyancer check out our guide to conveyancing.
Keep in mind that no house is perfect; there will likely be something that comes up during the surveying or conveying process. Surveys often highlight issues, but a good solicitor and surveyor will help you judge whether they are deal-breakers or manageable niggles.
Nestee tips:
- Choose the survey type that fits the property’s age and condition.
- Stay in regular contact with your solicitor.
- Expect some issues, focus on deal-breakers only. Stay true to what your priorities are and how impactful any issues raised will be to your budget and happiness at the property.
- Check out our conveyancing guide. If nothing else it’s an excellent sleep aid when you are up at night fretting about what you’ve got yourself in for.
Step 6. Securing your mortgage
When getting a mortgage, you can search for one yourself using comparison websites or use a mortgage broker. Ask around for recommendations of a broker to use. Look at interest rates, term length, flexibility, and check if you qualify for government schemes (e.g. Help to Buy, Lifetime ISA). Insurance is another essential consideration. Buildings insurance protects the structure of your home, and contents insurance protects your belongings. Some lenders require building insurance as part of the mortgage conditions, so it is worth checking policies carefully.
Budget for ongoing costs beyond the mortgage, including council tax, utilities, and maintenance. In addition, keeping track of spending and having a small contingency fund helps manage surprises and avoids unnecessary stress.
Nestee tips:
- Compare lenders to find the best deal.
- Consider using a recommended mortgage broker.
- Include insurance and ongoing costs in your budget.
- Keep a small emergency fund for unexpected repairs.
Step 7. Exchange and completion
Once all the legal work is finished and contracts are signed, your solicitor will exchange them with the seller’s solicitor. At this point, your deposit is paid and the completion date is agreed. You may see a transfer fee from your solicitor for sending the deposit money, which is perfectly normal. A few days before completion, your solicitor will also ensure the mortgage funds are ready, so there are no last-minute hiccups.
On completion day:
- Your solicitor sends funds to the seller.
- You collect the keys from the estate agent.
- The home is officially yours. 🎉
Be aware that your first mortgage payment is often higher than normal, covering both the first month and extra days from your move-in date. This will be a one-off adjustment, and subsequent payments will fall into their regular pattern.
Nestee tips:
- Expect a solicitor’s transfer fee when the deposit is sent.
- Check mortgage funds are ready a few days before completion.
- Collect your keys from the estate agent on completion day.
- Be prepared: your first mortgage payment is usually higher than normal.
Final thoughts
Emotional preparedness is just as important as financial planning. Prioritise essentials that suit your lifestyle, balance practical needs with emotional desires, and remember to enjoy the milestones along the way. Your first home is not just about bricks and mortar; it is about creating a place of comfort, joy, and lasting memories.
Learning from fellow house buyers is invaluable. Online forums and conversations with friends or family who have bought homes provide insights into common pitfalls and practical tips. Hearing about others’ experiences allows you to anticipate challenges and adopt proven strategies to avoid disasters…such as checking with Nestee before you put your offer in.
- Cooper, M. (2023) What percentage of house sales fall through? [2022 survey]. What Percentage of House Sales Fall Through? [2022 Survey] | HomeSellingExpert.