What to prepare when buying a home

A property is literally the biggest purchase you’ll ever make in your life. While this makes it really exciting, it can quickly become overwhelming and a little bit scary.

Before you can actually get the keys and claim the house as your own, there’s the finances to sort out, the paperwork to fill in and solicitors to chase (believe me, you do have to chase them). With all of this to decipher, you probably feel unsure about what to do next and how to handle the whole process.

But when you know what to expect and how to manage everything, it can run so much more smoothly. Granted, I’ve only moved house twice (and honestly, I don’t expect to move again any time soon), but each time there have been hiccups along the way, so I like to think I have a little experience and knowledge to give.

I’ll try to take you through some of the things you need to prepare in advance when buying a home.

 

1. Know where you stand with your finances

Before you start viewing properties, take a clear look at your financial situation, as this helps you to get a feel for what you can realistically afford and what kind of mortgage or deposit you’ll need.

Start with the basics:

• Review your income and regular expenses
• Check your credit report for any errors or unpaid debts
• Set a firm budget that includes not just the purchase price but also legal fees, taxes, and moving costs.

A good rule of thumb is to keep your housing costs (mortgage, insurance, and maintenance) within a comfortable percentage of your monthly income. It’s easier to enjoy your new home when you’re not stretching your finances to the limit.

I’d suggest that you’re as realistic as possible here. In 2025, the average house price in England and Wales recently hit around £290,064. That puts a 10% deposit at roughly £29,000, although many lenders expect 15 to 20% or more to secure better interest rates.

So even before you get serious about house hunting, having a full view of your finances is really important. Consider now just what you have now, but what you can comfortably maintain over 25 to 30 years.

 

2. Save for your deposit but also extra costs

The deposit is usually the largest upfront cost. Many lenders require between 5% and 20% of the property price, though the exact amount depends on your mortgage type and financial background.

Beyond the deposit, remember to set aside funds for:

• Legal and conveyancing fees
• Survey and valuation costs
• Stamp duty (depending on your country or region)
• Moving expenses and initial repairs.

These can add up quickly, so having a separate savings plan for them will prevent last-minute surprises.

To give you a full sense of scale, many first-time buyers are seeing total upfront costs (deposit + fees + other costs) of around £33,000, on average. Typical conveyancing or solicitor fees sit between £800 and £1,500 and property surveys between £300 and £1,200, depending on the depth of the checks.

It’s easy to underestimate these extra costs, which is why having a dedicated savings buffer for them is smart.

 

3. Get a mortgage (agreement in principle)

Once you have a budget and deposit ready, it’s time to speak with a mortgage adviser or lender. They can offer an agreement in principle, a statement showing how much they might lend you based on your income and credit history.

Having this in hand shows estate agents and sellers that you’re serious and ready to move forward. It also helps you narrow your property search to homes within your realistic range.

If your situation is a bit different, for instance, if you’re self-employed, have irregular income, or are buying an unusual type of property, it might be worth looking into specialist mortgages. These are designed for buyers who don’t fit standard lending criteria but still have a solid financial base.

As of December 2025, for buyers with a decent deposit (i.e. a lower loan-to-value ratio), the most competitive fixed mortgage deals are looking quite attractive: 2-year and 5-year fixed rates at around 3.8% to 3.96% for borrowers with a 60% loan-to-value.

That means if you have, say, a 20 to 40% deposit, you could be in a strong position to secure a relatively low monthly payment, making it all the more worth getting your finances in order ahead of house-hunting.

 

4. Research the right area to buy in

Where you buy is just as important as what you buy, so take time to understand the area you’re interested in. And I don’t mean that you like an area because it’s cheaper. You need to consider your lifestyle, what you’re looking for in a location and the future growthh potential.

Look at:

• Travel routes and commute times
• School ratings and local amenities
• Crime rates and community reviews
• Long-term development plans that could affect value.

Visit at different times of day to get a feel for traffic, noise, and safety, as the right neighbourhood should feel comfortable both practically and emotionally.

I’d recommend that you consider the longer-term, too. Some areas have seen bigger price growth, especially where demand is rising. Entry-level homes (those typically bought by first-time buyers) saw average prices around £243,333 in 2025, slightly above previous years.

That growth means that if you choose wisely, you might benefit from capital appreciation, an important consideration if you want to live in this property for a few years and then upsize.

 

5. Get a survey as well as legal advice

Once you’ve found a property you like and made an offer, the next step is to check that it’s structurally sound and legally clear. This usually involves a survey and conveyancing process.

A property survey highlights potential issues like damp, roof damage, or outdated wiring and believe me, you’ll want to know about these things before you invest your money.

A basic property condition report might cost a few hundred pounds, or a more thorough “HomeBuyer” or full structural survey could range from £400 too £1,500, depending on the age and size of the property.

Meanwhile, your conveyancer or solicitor will handle contracts, searches, and official paperwork (local authority searches, Land Registry registration, ID and funds checks, etc.). A good conveyancer gives peace of mind, and is essential for a secure, legally sound purchase.

Because of recent demand (especially with changes to tax/rules in 2025), conveyancing costs have been rising. Many buyers now report paying £1,500 to £1,600 for a straightforward purchase, so do take this into account when you’re calculating your moving fees.

 

6. Plan for life after the move

When the sale is complete and the keys are in your hand, the real work begins, turning the property into your home. Before you move in, plan for a few essentials:

1. Change utilities and set up accounts for energy, internet, and water
2. Check home insurance coverage and update your address everywhere
3. Budget for furniture, small fixes, and ongoing maintenance.

Having these in place keeps the transition smooth and helps you settle in without rushing from one task to another.

Also, consider that the first year often brings unexpected costs — boiler services, minor maintenance, garden or exterior work, or even small renovations. Having an ongoing maintenance buffer (e.g. equivalent of 1 to 2% of the property’s value over the year) can save a lot of stress and avoid debt.

 

Buying a home takes patience and preparation, but it’s also one of the most rewarding things you’ll ever do. The more organised you are before the process begins, the fewer surprises you’ll face along the way.

Start with your finances, learn what lenders expect, and surround yourself with good advice. Each step brings you closer to the front door of a place that’s truly yours, and that makes every bit of planning worth it.