ALL THE THINGS NO ONE TELLS YOU ABOUT WHEN BUYING A HOUSE
TL;DR:
Buying a house typically takes 12-16 weeks from the acceptance of an offer to moving in. Common delays include mortgage applications, conveyancing, property chains, exchange of contracts, slow solicitors, surveys and local authority searches. You legally need a solicitor/conveyancer (costing £800-£1,500) to handle property transfers, searches, and legal checks. Buying a new build often simplifies things – no chains, and developers can help navigate the process.
The house-buying process (simplified)
No matter how many property shows you watch on telly, hours scrolling through Rightmove, or pearls of wisdom from friends you receive, there are always aspects of buying a house that you won’t come across until you’re knee-deep in the process. Unfortunately, it’s never as simple as making an offer, signing some papers, and moving in – there’s a reason why many homeowners state it as one of the most stressful things you’ll do in life.
The process of buying a house comes with many pitfalls and bends, where you’ll wonder why your solicitor needs to know about Japanese knotweed and why on earth everything is taking so long. Don’t worry – we’re here to make things a bit easier; we’ll explore all the stuff that catches people off guard when buying a house, making you feel a bit more confident before you enter the house-buying arena.
How long does it actually take to buy a house?
Let’s start with the question that’s on most people’s lips: how long is the process of buying a house? It’s never a straightforward answer. One mate says six weeks, yet your sister has been waiting six months, with still no keys in sight. Many key factors have the potential to significantly slow down the buying chain, some of which hold it up significantly.
On average, you’re looking at 12-16 weeks from the time your offer is accepted to when you actually move in. So that’s roughly three to four months if everything goes smoothly. Yet, with anything involving money, solicitors, and surveys, it’s a big if.
Fortunately, when buying new builds, this timeline can be significantly streamlined, expediting many of the common issues associated with home purchases. If you’re buying off-plan (before it’s even built), you could be waiting longer for construction to finish. But once it’s ready, the actual buying process is often quicker because there’s no chain involved – more on that in a bit.
Why does it take so long to buy a house?
The timeline to buy a house isn’t just one thing – it’s several essential stages, with each one taking a specific amount of time. Here’s what actually happens during those 12-16 weeks of waiting:
- Mortgage applications (2-4 weeks): As soon as you’ve had your offer accepted, you’ll need to apply for your mortgage. This timeline primarily depends on how straightforward your application is and whether there are any valuation issues, but it can also depend on the lender’s current workload.
- Conveyancing period (12 weeks): This part is the legal side of property transfer from one person to another, beginning once your offer has been accepted. This will be the longest part of the entire process, as it involves a lot of legal work before completion, including negotiating, drafting and exchanging contracts, conducting property searches and even transferring money.
- Surveys (1 week): Get these done as soon as possible after your offer is accepted to avoid unnecessary delays in receiving reports and to show the seller you are keen to buy.
The key to most of these is patience and, of course, having a good solicitor who actually returns your calls. Which brings us to…
Do you need a solicitor to buy a house?
Yes, of course. There’s no getting around this one, unfortunately. In England and Wales, you legally need a solicitor, in this case known as a conveyancer, to handle the property transfer.
What does a conveyancer actually do?
Your conveyancer is the person in the process who makes sure everything goes ticketyboo, and you’re not getting hard done by a deal. They deal with all the thrilling legal stuff – checking the property title, doing searches, and making sure you’re not buying a house that’s about to be demolished or has some hideous legal issue attached to it. Without them, you’d have no legal protection whatsoever.
How much does a conveyancer cost?
Conveyancing fees typically range from £800 to £1,500, depending on where you live and the complexity of the purchase. New builds are sometimes simpler because there’s less history to check, but you’ll still need someone to handle the legal side. Don’t try to save money by skipping this. Seriously. It’s like not getting insurance – might seem like a clever way to save a few quid until it all goes horribly wrong.
What can hold up the exchange of contracts?
This is the bit that makes people tear their hair out. You’ve found your dream home, had your offer accepted, and then… nothing happens for weeks. Exchanging contracts, one of the last stages of buying a house, can be an arduous task. After all, ensuring that both parties feel comfortable committing to such a huge deal is an important step.
- Property chain complexities: If the person you’re buying from is also buying somewhere, and the person they’re buying from is buying somewhere else, you’re in a chain. If anyone in that chain has a problem – their buyer drops out, their survey reveals issues, their mortgage falls through – the whole thing grinds to a halt.
- Mortgage delays: If your mortgage application hits a snag – maybe your circumstances change, perhaps the lender wants more information – everything stops until it’s sorted.
- Solicitor slowness: Some solicitors are just… not quick. They’re dealing with dozens of cases, and sometimes yours sits in a pile while they handle more urgent ones. This is why reviews matter when choosing a solicitor.
- Local authority search delays: Sometimes, the local council just takes ages to send back search results. There’s not much anyone can do about it except wait and send chasers.
What are local authority searches?
Local authority searches, also known as just property searches, are an essential part of the home-buying and conveyancing process. Local authority searches dig into the council’s records to reveal what you absolutely need to know before buying. This information can indicate whether there are any planning applications nearby, whether the property is in a conservation area, whether there are building regulation issues, or whether the council has plans for roadworks, and can be used to renegotiate your offer and may even make you pull out of the purchase.
Local authority searches typically take 2-4 weeks and cost anywhere between £50 and £250, but some councils are slower than others. In busy periods, it can stretch to 6 weeks or more. There’s not much anyone can do to speed it up – your solicitor sends the request, and you wait for the council to respond.
How much is a house survey?
While not a legal requirement, house surveys are highly recommended to protect you from any hidden defects and costs that may arise post-purchase. Finding out after you’ve bought a house with a roof that needs a £10,000+ replacement is a nightmare that anyone should avoid.
These surveys will be carried out by an accredited chosen surveyor, and the cost of a house survey will, of course, depend on the price of the property, its size, where it’s located and the type of survey requested. It’s worth shopping around for a few professional quotes before committing, but here is a basic rundown of the costs to expect:
- Basic valuation (£300-£400): This is what your mortgage lender arranges to check the property is worth what you’re paying. It’s not for you – it’s for them. It’s super basic and won’t tell you about problems.
- Homebuyer report (£400-£900): This is the middle ground. It highlights major issues and gives you a condition rating for different parts of the property. Most people go for this one.
- Full building survey (£600-£1,500+): The full works. Detailed report on everything. Get this for older properties, anything that looks a bit dodgy, or if you just want total peace of mind.
If you’re buying a new build from developers like Wain Homes, you often don’t need as comprehensive a survey because everything’s brand new. Many lenders will accept a simpler valuation for new builds, which saves you money. Plus, if there are any issues (which is rare with new builds), they’re covered by the NHBC warranty for 10 years.
Ready to start your house-buying journey?
At Wain Homes, we build quality new homes across the country and support buyers through every step of the process. Our team understands all the ins and outs, the hidden costs, and the potential delays – and we’re here to help you navigate it all.
Interested in finding out more about our available properties and how we can help make your house-buying journey as smooth as possible? Get in touch with our friendly team today. We’ll walk you through everything, answer all your questions (even the ones you didn’t know you had), and help you find your perfect new home.
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