The buying guide

1 · Get your money story straight

Before the fun part, talk to a mortgage broker or lender and get a decision in principle. It costs nothing, takes a day or two, and turns you from a browser into a buyer. Sellers and agents treat proceedable buyers differently because they can.

• Decision in principle in place
• Deposit evidence ready (statements, gift letters)
• Budget for stamp duty, survey, legal fees and moving costs

2 · Search like an agent

Set up alerts so new stock reaches you the day it lists. Use the map view to learn streets, not just houses; use the school, transport and broadband data on each listing to rule places in or out before you spend a Saturday on viewings.

3 · View properly, offer confidently

Second viewings at a different time of day reveal a street's true character. When you offer, lead with your position: your deposit, your decision in principle, your chain (or lack of one). A slightly lower offer from a ready buyer regularly beats a higher one from an unproven one.

4 · The legal bit, kept moving

Once your offer is accepted, instruct your solicitor the same week and book your survey early. Most delays in conveyancing are queues, not problems — the buyers who complete fastest are simply the ones who respond to every enquiry the day it arrives.

• Instruct solicitor immediately on acceptance
• Book the survey within the first fortnight
• Answer enquiries same-day where you can

5 · Exchange and complete

Exchange makes it legally binding; completion makes it yours. Between the two, arrange buildings insurance from exchange and book removals. Then collect the keys from us — usually with better coffee than the solicitor offers.