Are you buying a home? Are you a first-time buyer? Or are you at the stage of making an offer on your dream home? Anyone who has ever bought a house will be familiar with how stressful and life-consuming the process can be.
This is especially true if you’re selling your existing home at the same time and need to sell it before you can buy your next property. Estate agents, such as ourselves at Robert Holmes, are there to help steer you through the process of buying a home. If you are considering moving to areas such as Coombe, Mayfair or anywhere else in southwest London, we can help you to find your ideal home.
Here we take you step-by-step through the entire journey from deciding to move right through to completion.
From offer to completion, the average time for buying a home is around 10-12 weeks. The length of the house buying process can vary greatly depending on factors such as how hot the property market is, the level of demand for the specific property type and many other details.
Recent data shows that houses in Wimbledon take around 16 weeks to sell, which is faster than the UK average – yet this is always subject to change and dependent upon the property. This means the buying process will usually be shorter too. However, if you are waiting for a specific type of property, your search to find a property may take considerably longer and when there are fewer properties on the market in the area you are looking at, this may also extend the search time.
The conveyancing process can also be lengthy, especially if there are any issues flagged by the solicitors’ searches.
These are the typical timelines to expect in the buying process, but it will depend upon your situation and preferences:
This may sound obvious, but it’s important you establish how much you can afford to spend and your upper limit. Using a mortgage calculator will help you to get an idea of how much you can borrow before submitting any application. Talk to a financial advisor and the bank to establish how much you have to play with. These are some of the costs to consider:
You will need a deposit of at least 5% of the property’s value, but a bigger deposit will give you access to more preferential mortgage application deals. Ensure you research and discuss with different mortgage lenders.
You will need a certain amount of money for the buying process, such as paying a solicitor and surveyor. It’s essential to work out what expenses you will incur throughout the process and set this money aside so that you know exactly how much you can afford to spend on a new home. Conveyancing costs will typically range between £1,500 to £3,000 depending upon the services given.
When you buy a property valued over £250,000 (or £425,000 for first-time buyers) you will need to pay stamp duty, which will vary from 5% to 12%. If you already own another property that you are not selling, you will also have a 3% surcharge to pay on top of this.
There are lots of other costs you might need to cover, such as removal costs, mortgage arrangement fees and a property survey.
Unless you can afford to buy your new home in cash, you will need to apply for a mortgage. Research what mortgage deals are available before you approach lenders, then secure an offer from a mortgage lender before viewing properties.
Not only will you know exactly how much you can borrow and what your budget is, which makes the property viewing process more targeted, but a vendor will be more likely to sell to someone who already has their finances in place.
Consider your requirements, and research the neighbourhood where you are planning to buy. You should consider key features, such as:
Knowing the area you plan to buy in will help you decide which properties to view.
Be prepared to compromise, make sure your expectations are realistic and bear in mind that no property is perfect. Before you view a property, write a list of questions you’d like to ask the vendor. Make sure you look into every corner – don’t be afraid to be thorough when looking around.
It is common to arrange multiple viewings of the property to help make up your mind, so you do not have to make up your mind after the first viewing. When you are booking your viewings, try to book at different times throughout the day, so you can see what the area is like during the day and later on. If you see any neighbours, it could be useful to speak to them and ask them about the area and street.
Once you have found your dream home, you need to make an offer.
When deciding how much to offer, you can check Zoopla and the Land Registry to determine how much similar properties in the area have recently sold for. If you are still unsure, a good rule of thumb is to offer 5%-10% less than the asking price. However, in areas where properties are in high demand, this could result in missing out on your ideal property – so be careful!
Gazumping is a legal word for when another buyer offers more money than you, and your seller goes back on your deal.
You and the seller are not legally bound to complete the purchase until you have exchanged contracts. Requesting that the property is taken off the market will help to reduce the chances of the seller attracting another buyer.
Gazanging is when the vendor pulls out of the sale. They may have decided to stay in the property a little longer whilst prices are increasing in the market to make more money from the sale of the house at a later stage. To avoid gazanging, complete the process between having your offer accepted and exchanging contracts as quickly as possible.
Once your offer is accepted, you now need to turn the mortgage agreed in principle into a concrete offer.
An agreement in principle is usually only valid for 30 or 90 days, depending on the lender. Don’t automatically go back to your first lender or your bank. The range of mortgages available differs every day. Ensure you research the best deal on the market at the offer stage. Obtain a personalised mortgage illustration, which will contain all the key features of the mortgage. Your mortgage lender will send an independent valuer to assess the property to make sure the property you want to buy is worth more than the loan amount.
If your offer on a property has been accepted, we strongly recommend that you commission a survey before taking any further steps. This is very important, as the inspection might reveal structural problems, impacting your home buying decisions and offer price – such as damp or signs of subsidence.
The typical cost of a property survey will be between £300 and £1,500, depending on the type of survey you request, and costs can vary depending on which area you are in, with London conveyancers tending to have higher rates.
The three types of surveys you can request are:
For more details about what each survey includes, read our blog article on the different types of surveys available.
Conveyancing is the legal process of transferring ownership of property from one owner to another.
Whilst you can do your own conveyancing, most people decide to use a qualified conveyancer to ensure that the correct steps are taken, and the purchase is legally binding.
What to look for in a conveyancer – When choosing a solicitor, it is essential to look at more than cost alone. The Law Society advises checking the solicitor is part of its Conveyancing Quality Scheme – the recognised quality mark for legal experts in buying or selling property. Using a conveyancer on the panel of your mortgage lender can speed up the process of buying a home.
What your conveyancer will do – Your conveyancer will conduct searches to find out more information about the property you plan to purchase, including checking for flood risks and planning permission. Your mortgage lender will also request the following searches to be carried out:
They will carefully check all the documents received from the seller’s solicitor and raise any issues that need to be addressed before the sale proceeds.
When buying a house with a mortgage, buildings insurance should be in place from the exchange of contracts.
Once contracts have been exchanged, you are legally bound to purchase the property. If the house were to burn down between exchange and completion, the insurance policy would ensure that the property could be re-built.
On the day that you exchange contracts, you will also be required to pay an exchange deposit, which is typically around 10% of the property value. This is different to the mortgage deposit, as it essentially is part of the deposit that is transferred to the seller’s solicitor. For example, if your deposit is 20%, 10% of the deposit amount will need to be transferred for the exchange deposit.
This payment transfer is known as the point of no return, as you are legally bound to buy the property and pulling out of the house purchase after transferring the exchange deposit will mean you lose that money.
As a buyer, you must make sure that all the following legal and financial documentation is in place before you can exchange contracts:
The actual exchange of contracts happens in a telephone conversation between the two solicitors acting on behalf of the buyer and seller. The deposit is transferred to the seller’s solicitor.
The exchange of contracts is a significant milestone in the home buying process as the purchase is now legally binding, and there is very little chance that it will fall through. You are one step closer to buying a home.
A Completion Statement will contain a breakdown of outstanding costs to the solicitor to complete the sale. Payment must be made before the completion date, when you should be given the keys to your new home.
These costs include:
Unless you have a minimal amount of furniture, you will need to hire a removals company to help you with moving house. Get at least three quotes from local firms that will come to your property to assess the size of the job. Central London removal companies may charge more, so it is a good idea to compare quotes for companies based where you are moving from, as well as where you are moving to.
Don’t forget to check parking at both ends. You may need to contact the council to arrange a parking suspension.
Stamp Duty is a land tax paid on buying a home. The more expensive your house is, the more stamp duty you pay.
The stamp duty threshold is £250,000 and is payable at the following rates:
If the house you’re buying is a second home or additional property, there is an extra 3% to pay.
Your solicitor will send your transfer deed to the Stamp Office and pay the stamp duty land tax within 14 days of your completion date.
It’s a good idea to buy home insurance, even though it’s not a legal requirement.
Your mortgage lender may request building insurance before funds are released. If there is damage to your home by fire, flood or theft, the home insurance will provide peace of mind and cover any costs for repairs or re-building.
There are many different types of home insurance policies, you may also want to take out life insurance. Do your research and compare all the options. Choose one that suits you and your budget.
A transfer deed confirms that you are willing to take ownership of the property. Your solicitor will prepare the necessary documents for you to sign and be witnessed. The deed will then be sent to the vendor’s solicitor. Always check with your solicitor if your signature is required on the transfer deed.
At completion, when all the necessary costs have been paid for (including stamp duty and HM Land Registry fees), your solicitor will obtain the new title deeds from the Land Registry and send them to you and your mortgage lender.
The gap between exchange and completion is generally between one and two weeks. On completion day, the buyer’s solicitor sends the seller’s solicitor the purchase price balance. The buyer can then pick up the keys from the estate agents and move in. Your final step in buying a home process is now complete, and it’s time to enjoy your new home.
In many cases, yes. Being a “proceedable” seller can strengthen your position when making offers and reduce the risk of long chains collapsing. However, if you sell first you may need to consider short-term renting or storage. An experienced agent can help you time your sale to minimise disruption.
More than many sellers expect. Well-presented homes typically attract more viewings, stronger emotional engagement and fewer price negotiations. Simple improvements such as decluttering, neutral décor and good lighting often deliver a far higher return than their cost.
Pricing accurately from day one is usually the more effective strategy. Overpriced properties tend to sit on the market, lose momentum and attract lower offers once reduced. Correct pricing encourages early competition, which is when buyer interest is at its strongest.
Minor repairs are almost always worth addressing, particularly issues that suggest poor maintenance (leaks, broken fittings, damaged flooring). Larger works should be considered carefully — in some cases it’s better to price accordingly rather than undertake major renovations.
They are essential. Most buyers decide whether to book a viewing online, often within seconds. Professional photography and accurate floorplans significantly increase click-through rates, viewing numbers and perceived value, especially on major property portals.
It can. Buyers are increasingly cautious about complex chains, particularly in uncertain markets. Clear communication, flexibility on timescales and a proactive agent can help keep chains together and reassure all parties involved.
Having key documents ready can speed up the sale and reduce fall-through risk. This includes:
– Title deeds or leasehold information:
– Service charge and ground rent details (if applicable)
– Planning permissions and building regulation certificates
– An Energy Performance Certificate (EPC)
Early preparation often leads to smoother conveyancing later.
Are you looking for property for sale in Wimbledon, Wimbledon Village, Coombe Hill or the surrounding area? We know Wimbledon property, so if you’re a buyer looking in the area, get in touch with us today.
Let us know what you are looking for in your new home and we will tailor our search to your requirements.
Book a quick phone consultation with one of our negotiators.
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