Buying a house in the UK involves more moving parts than most people expect. Between mortgage paperwork, surveys, solicitors, and stamp duty, it's easy to lose track of what's done and what's still outstanding. This checklist walks through the key stages, from offer to keys.
1. Before You Offer
- Get a mortgage agreement in principle sorted first — sellers take offers more seriously with one attached
- Set a realistic budget that includes stamp duty, survey costs, and legal fees, not just the purchase price
- Research the local area at different times of day, not just during a viewing
2. Making an Offer
- Put your offer in writing, even if you've discussed it by phone
- Confirm the offer is subject to survey and mortgage valuation
- Ask the estate agent to confirm in writing once your offer is accepted
3. Costs and Stamp Duty
Stamp Duty Land Tax (SDLT) applies to property purchases in England and Northern Ireland, on a sliding scale depending on the purchase price. Scotland and Wales use their own separate systems (LBTT and LTT), with different thresholds.
Current SDLT rates for standard purchases in England and Northern Ireland:
- Up to £125,000 — 0%
- £125,001 to £250,000 — 2%
- £250,001 to £925,000 — 5%
- £925,001 to £1.5 million — 10%
- Over £1.5 million — 12%
Each band applies only to the portion of the price within it, not the whole purchase price at one rate.
First-time buyers pay 0% up to £300,000, then 5% on the portion between £300,001 and £500,000. Above £500,000, no relief applies and standard rates take over in full.
Additional properties (second homes, buy-to-let) carry a 5% surcharge on top of standard rates.
These rates have been in place since April 2025 but can change at future Budgets, so it's worth checking the current thresholds at the time of your purchase rather than relying on figures from an older article.
Beyond stamp duty, budget for:
- Mortgage arrangement fees
- Survey costs (a basic valuation is usually not enough — consider a HomeBuyer Report or full structural survey)
- Solicitor or conveyancer fees
- Removal costs
4. Survey and Negotiation
- Book your survey as soon as your offer is accepted — delays here hold up the whole chain
- Use survey findings to renegotiate the price or request repairs where relevant
- Don't skip the survey to save money — issues found after completion are far more expensive
5. Conveyancing
This is usually the longest and most opaque stage for buyers. Your solicitor will handle:
- Property searches (local authority, drainage, environmental)
- Reviewing the contract and title
- Liaising with the seller's solicitor and your mortgage lender
- Exchange of contracts, followed by completion
6. Exchange and Completion
- Exchange of contracts is legally binding — this is when your deposit is paid and a completion date is fixed
- Arrange buildings insurance to start from the exchange date, not completion
- Confirm final funds with your solicitor a few days before completion, not on the day
Staying on Top of It All
Most of the stress in buying a house comes from not knowing what stage you're at, or what's still outstanding. A structured tracker — covering costs, stamp duty, survey and negotiation, and conveyancing in one place — makes it far easier to stay organised from offer through to keys.