Before making an offer or reservation, check:
- what you can afford upfront and each month
- whether the home is freehold, leasehold or Shared Ownership
- whether the space and layout meet your needs
- the condition of the property
- service charges and other ongoing costs
- what is included in the purchase
- transport, parking and broadband availability
- flood risk and local planning applications
- whether the home could meet your future needs
A solicitor or conveyancer handles the legal work, while a surveyor assesses the property’s physical condition. A mortgage adviser can help you understand the mortgage options available to you.
This guide provides general information about buying a home in England. Costs, rights and responsibilities will depend on the property, tenure, lease, contract, mortgage and your circumstances. Check the documents for the individual home and seek professional financial, legal or surveying advice where needed.
Work out your total budget
Your budget needs to cover more than your deposit and mortgage repayments. Include the costs of buying, moving and living in the home.
What does a mortgage in principle tell you?
A mortgage in principle, sometimes called an agreement or decision in principle, gives you an estimate of how much a lender may be prepared to lend. It is not a guaranteed mortgage offer.
The amount a lender may offer could be higher than the amount you feel able to repay. Review your regular spending, existing debts and other financial commitments before choosing a price range.
Consider how your budget could be affected if:
- mortgage interest rates increased
- utility or insurance costs rose
- your income fell
- your household circumstances changed
- rent or service charges increased
A qualified mortgage adviser can explain the options available to you. Check which services the adviser provides, whether they charge a fee and whether any restrictions apply to the mortgages they can recommend.
Preparing your own budget can help you understand your finances, but it does not replace the eligibility and affordability assessments carried out by a lender or housing provider.
Upfront buying and moving costs
Depending on the home and your circumstances, you may need to pay for:
- a mortgage deposit
- mortgage arrangement or valuation fees
- mortgage adviser fees
- solicitor or conveyancer fees
- property searches
- a home survey
- buildings and contents insurance
- removals or storage
- furniture, appliances or initial repairs
- a reservation fee, where applicable
- Stamp Duty Land Tax
You may need to pay Stamp Duty Land Tax when buying a home in England. The amount will depend on the property, purchase price and your circumstances. Special rules can apply to leasehold and Shared Ownership purchases.
Check the current Stamp Duty Land Tax guidance on GOV.UK and ask your solicitor or conveyancer how the rules apply to your purchase. Different property taxes apply in Wales and Scotland.
Compare the full monthly cost
Compare the total monthly cost of each home rather than looking only at the mortgage repayment.
Your costs may include:
- mortgage repayments
- council tax
- service charges
- estate charges
- rent on the share you do not own
- utilities
- insurance
- parking or electric vehicle charging
- repairs and maintenance
Use the figures supplied for the individual property. Costs from another plot, development or accounting year may not reflect what you will pay.
Our Shared Ownership costs guide explains some of the payments Shared Ownership buyers may need to plan for.
Choose a home that suits your needs
Different property types offer different levels of privacy, outside space and maintenance responsibility.
- Detached homes do not share an adjoining wall with another property, but they may cost more to buy and maintain.
- Semi-detached homes share one adjoining wall with a neighbouring property.
- Terraced houses share walls with one or two neighbouring properties.
- Flats, apartments and duplex apartments may include communal areas or shared facilities. Check the lease and any associated charges before buying.
The age of the property may also influence your decision. A new-build home may include modern heating, insulation and appliances. An older home may have established surroundings or period features, but parts of the property could need updating.
Judge each home by its condition, specification, maintenance history, available guarantees and survey findings rather than its age alone.
Understand the property’s tenure
The tenure affects what you own and the rights, restrictions, costs and responsibilities connected to the property.
With a freehold home, you will usually own the building and the land included in the title. The title documents may contain rights, restrictions, estate charges or responsibilities affecting the property.
With a leasehold home, you acquire a leasehold interest for the remaining term of the lease. The lease sets out the rights, restrictions, charges and responsibilities applying to the property.
Shared Ownership homes are sold on a leasehold basis. You buy a share of the home and normally pay rent to the housing provider on the share you do not own.
Read our guide to the difference between freehold and leasehold.
Leasehold law can change. Ask your solicitor or conveyancer to explain the current position and how the documents for the individual home affect you.
Check the space and layout
Consider how you would use the home rather than relying only on its bedroom count.
Look at:
- the size and shape of each room
- built-in and general storage
- the position of doors, windows and radiators
- natural light
- access to outside space
- room for other household members, guests, homeworking or caring responsibilities
- stairs and changes in floor level
- bathroom accessibility
Take measurements if particular furniture needs to fit. Floor plans are useful, but they may not include every measurement you need.
Open-plan living can provide flexible social space. Separate rooms may offer more privacy and make noise or heating easier to manage. Think about which arrangement suits your household.
If you work from home, check broadband availability and mobile coverage for the exact address. Service levels can differ between nearby properties.
Alterations and extensions
Do not assume that you will be able to extend, convert or reconfigure the property after buying it.
Changes may require planning permission, building regulations approval or consent under the lease, title or another agreement. Other restrictions may also apply.
Check with your solicitor or conveyancer and the relevant local authority before relying on the possibility of making changes.
Check the condition of the property
A viewing can help you identify matters that need further investigation, but it is not a replacement for a professional survey.
What should you look for during a viewing?
Pay attention to:
- cracks that appear substantial, recently repaired or concerning
- uneven floors
- doors or windows that do not close properly
- staining on walls or ceilings
- visible damp, mould or condensation
- damaged roof coverings, brickwork or guttering
- the apparent age and condition of the heating system
- noise inside and outside the home
- communal entrances and shared spaces
- signs of pests
- storage, refuse and cycle facilities
These signs do not necessarily mean that the property has a serious defect, but they may justify further investigation.
Where permitted, you may be able to check basic matters such as water flow, windows, doors and storage. Do not operate heating, electrical or other equipment unless you have permission and understand how to do so safely.
Do not move the seller’s belongings or open cupboards containing personal items without permission.
Choosing a home survey
A surveyor assesses the physical condition of a property. Your solicitor or conveyancer handles the legal work and does not carry out this inspection.
The type of survey you choose may depend on the property’s age, condition and construction. An older, altered or unusual home may require a more detailed assessment.
A mortgage valuation is mainly for the lender. It may not identify every defect or provide the same information as a survey arranged for you.
Read our guide to choosing a surveyor.
Look beyond surface decoration
Fresh paint or new flooring can improve how a home looks, but they do not confirm that the property is free from defects.
Damp or mould can be associated with condensation, leaks, ventilation, insulation or faults in the building. Ask what caused the issue, whether professional advice was obtained and what work has been completed.
If the home has been altered, ask what work was carried out and whether relevant permissions, approvals and certificates are available. Your solicitor or conveyancer can review the information supplied.
Review the property’s energy performance
An Energy Performance Certificate, known as an EPC, should normally be available when a home is marketed for sale, unless an exemption applies. It shows the property’s energy-efficiency rating and includes suggested improvements.
An EPC can help you compare homes, but it does not predict your exact energy bills. Your costs will depend on your household, energy use, tariff, appliances and the weather.
Check:
- the type and age of the heating system
- the condition of the windows
- the property’s EPC rating
- whether solar panels or other technology are owned, leased or covered by another agreement
Read our guide to EPCs for new-build homes.
Review the lease and ongoing costs
If the property is leasehold or Shared Ownership, ask your solicitor or conveyancer to explain the lease before you exchange contracts.
Points to ask about include:
- the remaining lease term
- the current or estimated service charge
- how the service charge is set and reviewed
- whether an estate charge applies
- whether there is a reserve or sinking fund
- repair and maintenance responsibilities
- buildings insurance arrangements
- known planned work
- administration fees
- restrictions on alterations, pets, parking or subletting
- the process for selling the home
The remaining lease term may affect mortgage availability, future sale options and the potential cost of extending the lease. Ask your solicitor or conveyancer and mortgage adviser how it may affect the individual property.
What does the service charge cover?
A service charge may contribute towards maintaining, repairing, managing or insuring shared buildings, spaces and services.
Information for the property may include:
- the current service-charge budget or estimate
- previous accounts, where available
- details of known planned work
- information about reserve funds
- an explanation of what the charge covers
Previous accounts may not be available for a new development. Service charges can also change, so current or estimated figures should not be treated as fixed future costs.
Your solicitor or conveyancer can explain the documents supplied for the individual home.
Extra checks for Shared Ownership
With Shared Ownership, you buy a share of a home and normally pay rent to the housing provider on the share you do not own. You may also pay a service charge and other costs associated with the property.
Before reserving a Shared Ownership home, ask about:
- the share you are buying
- the value of that share
- the mortgage deposit required
- the starting rent
- how and when the rent is reviewed
- the current or estimated service charge
- repair and maintenance responsibilities
- buildings insurance arrangements
- restrictions affecting the home
- options for buying further shares
- the process for selling the home
- fees that may apply
Buying further shares is known as staircasing. Check whether the lease allows you to buy further shares and whether limits or conditions apply. Valuation, legal and administration costs may be payable.
Ask your solicitor or conveyancer to explain the sale process set out in the lease, including any nomination or marketing period, restrictions and fees.
Shared Ownership leases and processes can differ between properties. The lease and documents for the individual home should take priority over general examples.
Meeting the general eligibility criteria does not guarantee that you will qualify for a particular home, mortgage or share.
Read our guide to how Shared Ownership works and check the information for the home you are considering.
Extra checks for new-build homes
If you are buying a new-build home, review the information for the individual plot rather than relying only on a show home, development model, brochure, floor plan or computer-generated image.
The documents for the home may include information about:
- the plot being reserved
- the agreed price
- the reservation fee and refund terms
- the reservation period
- the plot-specific specification
- fixtures and appliances included
- parking and outside space
- incentives
- estimated completion arrangements
- warranty or insurance cover
- inspection and defects procedures
Estimated construction and completion dates can change. Ask how you will receive updates and speak to your mortgage adviser if a delay could affect your mortgage offer.
Ask your solicitor or conveyancer to explain contract terms covering delays, including whether a long-stop date applies to your purchase.
Information about the specification, incentives, included features or completion arrangements that affects your decision should be recorded in the relevant documents.
Warranty, inspections and defects
Ask what warranty or insurance cover is provided, when it begins, which organisation provides it and where you can find its terms and exclusions.
A warranty does not necessarily cover every fault or problem. Read the terms and check how defects or claims should be reported.
You may wish to arrange a professional snagging inspection. Check what access is permitted before completion and whether the inspection is subject to site-safety or appointment requirements.
Research the location
A home may meet your needs inside but still be unsuitable if the surrounding area does not work for your daily routine.
Visit at different times of day and, where possible, on different days of the week. Consider:
- traffic and parking
- road, rail or commercial noise
- street lighting
- public transport
- walking and cycling routes
- access to shops and healthcare
- schools and childcare
- parks and outside space
- journey times to work or study
- access to family and friends
If schools affect your decision, look at information from the school, the relevant local authority and Ofsted inspection reports. An inspection judgement is only one part of deciding whether a school meets your needs.
Flood and environmental risks
Ask your solicitor or conveyancer which environmental searches may be suitable for the property. These could cover flooding, contaminated land, ground stability and other local matters.
You can also use the https://www.gov.uk/check-long-term-flood-risk as an initial check. Its results do not confirm that a property will not flood or that insurance will be available. They do not replace conveyancing searches, insurance enquiries or professional advice.
Future development in the area
Review publicly available planning applications and local plans through the relevant council. This may help you identify proposed changes, but it may not reveal every future project affecting the area.
New buildings, transport projects or commercial development may affect noise, traffic, views and access to services.
A planning proposal may change or may not proceed. Its effect on local property values cannot be guaranteed.
Test transport, parking and connectivity
Check typical journey times and, where practical, try the route safely at the times you expect to travel.
Consider:
- journey time and reliability
- ticket or fuel costs
- tolls and parking charges
- walking and cycling routes
- evening and weekend services
National Rail Enquiries provides train information. Local transport authorities and operators may provide information about bus, tram and other services. Routes, fares and timetables can change.
Check whether the home has:
- an allocated parking space
- a garage or driveway
- permit-controlled parking
- visitor parking
- cycle storage
- electric vehicle charging
Ask your solicitor or conveyancer to confirm the legal status of any parking space, your right to use it and any charges or restrictions.
If you need an electric vehicle charger, ask whether one is provided, who owns it, how electricity is charged and whether consent would be needed to install another charger.
Check broadband and mobile services for the exact address. Advertised maximum speeds do not guarantee the speed or coverage you will receive inside the property.
Confirm what is included
Do not assume that everything shown during a viewing or in marketing material is included in the sale.
Ask about:
- flooring and window coverings
- kitchen appliances
- light fittings
- fitted storage
- garden structures
- parking spaces
- electric vehicle chargers
- furniture packages
- sales incentives
For a new-build home, check the plot-specific specification and reservation documents rather than relying only on wider development marketing.
Tell your lender and mortgage adviser about any incentive. Ask whether it could affect the mortgage valuation or lending decision.
Keep a record of key information supplied during the viewing or reservation process, including who provided it and when.
Written sales information may still be subject to the contract and the documents for the individual home. Ask your solicitor or conveyancer which information forms part of the legal agreement.
When does the purchase become legally binding?
In a conventional property purchase in England, an accepted offer is not normally legally binding until contracts are exchanged. Different arrangements may apply in some transactions.
Your solicitor or conveyancer will explain when you become legally committed. Withdrawing after exchange can have serious financial and legal consequences.
Follow your legal adviser’s guidance before agreeing to exchange. Avoid making non-refundable bookings or firm moving arrangements until they confirm that it is suitable to do so.
Protect your money and personal information
Before transferring money, verify the payment instructions directly with your solicitor or conveyancer using contact details you obtained independently.
Do not use a telephone number supplied only in an unexpected email or message. Treat any unplanned request to change bank details with caution.
Only provide identity documents, bank statements or other financial information through a verified process requested by your solicitor, lender, mortgage adviser or sales team.
Consider your future needs
No home needs to meet every possible future scenario, but it helps to consider how long you expect to stay.
Think about whether the home could still work if you experienced:
- a change in employment or income
- more homeworking
- changes to your household
- caring responsibilities
- reduced mobility
- different transport needs
The property type, condition, tenure, lease length, charges and location may influence future buyer and lender interest. Market conditions and individual circumstances cannot be predicted.
Past price changes do not guarantee future performance. Do not rely on predicted price growth when deciding whether a purchase is affordable or suitable.
Final checks before making an offer or reservation
Review your finances
- Calculate the total upfront cost.
- Compare the full monthly cost with your household budget.
- Consider how increases in mortgage rates, rent or service charges could affect you.
Check the property
- Confirm whether the home is freehold, leasehold or Shared Ownership.
- Check that the space and layout meet your needs.
- Confirm what is included in the purchase.
- Identify any signs that need further investigation.
- Consider whether to arrange a home survey or snagging inspection.
Review the lease and charges
- Check how much time remains on the lease.
- Review the rent, service charges and estate charges.
- Find out how these amounts can change.
- Understand your repair and maintenance responsibilities.
- Check for restrictions affecting how you can use the home.
Research the location
- Visit the area at different times.
- Check transport, parking and broadband arrangements.
- Review flood risk and relevant planning applications.
Before committing
- Check that the price, charges and included features are recorded in the relevant documents.
- Ask your solicitor or conveyancer to explain the legal documents.
- Understand what happens after making an offer or reservation.
- Find out when the purchase becomes legally binding.
Find your next home
Once you have set your budget and decided which type of home meets your needs, you can begin comparing available properties.
Review the information supplied for each home and ask about anything that is unclear before making an offer or paying a reservation fee.
If you are considering Shared Ownership, start with our guide to how Shared Ownership works.
You can also explore current Guinness Homes developments or read our homebuying guides for help with your next step.
