This guide explains the key steps involved in buying a home and how your solicitor supports you at each stage.

1. Starting the process: Mortgage and property search

Before engaging a solicitor, most buyers begin with a mortgage in principle. This is a statement from a lender saying how much they are likely to lend you, which helps you understand your budget.

Once you have a mortgage in principle, you can begin your property search. When you make an offer on a home and it’s accepted, the legal process — conveyancing — officially begins.

2. Instructing a solicitor or licensed conveyancer

Your first legal step is to instruct a solicitor or a licensed conveyancer. Both are qualified to handle property transactions, including more complex legal matters, such as shared ownership or leasehold issues.

Your solicitor will:

• Confirm their fees (typically fixed or percentage-based)
• Carry out ID and anti-money laundering checks
• Request details of your mortgage offer
• Get the client care letter signed, which outlines the terms of engagement

Choosing a solicitor with experience in first-time buyer transactions and good communication practices is crucial — they will be your key advisor during the process.

3. Draft contract and property information

The seller’s solicitor will provide a draft contract and a set of documents, including:

• Title deeds (proof of ownership)
• Property information forms (e.g. fixtures and fittings, boundaries, disputes)
• Lease details (if leasehold)
• Planning permissions and building regulations compliance certificates

Your solicitor will review these documents to ensure there are no red flags, such as disputes over boundaries, unapproved building work, or planning restrictions.

4. Legal searches

Your solicitor will carry out a series of legal searches to uncover any hidden issues. These typically include:

• Local Authority search: Checks for planning issues, road schemes, enforcement actions, or conservation areas.
• Drainage and water search: Confirms whether the property is connected to mains water and sewerage.
• Environmental search: Identifies flood risk, land contamination, and other environmental hazards.
• Chancel repair liability: Historical right to demand payment for church repairs.

Additional searches may be recommended depending on location, such as mining searches in former coal areas.

5. Raising enquiries

Once all documents and searches are received, your solicitor will raise pre-contract enquiries with the seller’s solicitor. These are detailed legal questions about the property, aiming to clarify or resolve any concerns from the search results or contract documents.

Common enquiries include:

• Clarifying any rights of way or shared access
• Checking service charges and ground rent for leasehold properties
• Ensuring proper consent exists for alterations or extensions

Your solicitor will also:

• Prepare the Transfer Deed (the document that legally transfers ownership)
  

6. Reviewing the mortgage offer

Your solicitor will also receive a copy of your mortgage offer from your lender. They’ll check:

• The loan conditions
• That the property meets the lender’s criteria
• That any requirements, such as insurance or guarantees, are satisfied

If you’re using a Help to Buy ISA, Lifetime ISA, or another first-time buyer scheme, your solicitor will also manage the application and drawdown of funds.

7. Signing the contract

Once all enquiries are resolved and your mortgage offer is in place, your solicitor will provide you with:

• A report on title: a plain-English summary of all legal findings
• The final contract: for your signature
• A completion statement: detailing money due, including your deposit, stamp duty (if any), and solicitor fees

You’ll also arrange to transfer your deposit to your solicitor (typically 5–10%).

8. Exchange of contracts

This is the point where the transaction becomes legally binding.

Your solicitor will exchange contracts with the seller’s solicitor, meaning:

• You’re now committed to buy
• The seller is legally obliged to sell
• A completion date is agreed, typically 1–4 weeks later

You’ll also need to arrange buildings insurance from the date of exchange, as you now have a financial interest in the property.

9. Pre-completion steps

Between exchange and completion, your solicitor will:

• Request funds from your mortgage lender
• Carry out final searches (including a bankruptcy check)
• Liaise with the seller’s solicitor to confirm arrangements for key handover
  

10. Completion day

On completion day, your solicitor:

• Sends the balance of the purchase price to the seller’s solicitor
• Confirms when funds are received and keys can be released
• Notifies you that the property is now legally yours

This is moving day — you can collect the keys and begin life in your new home!

11. Post-completion tasks

Even after completion, your solicitor’s work isn’t done. They will:

• Pay any Stamp Duty Land Tax (SDLT) due on your behalf
• Submit the application to the Land Registry to update the ownership record
• Send your lender a copy of the updated title
• Provide you with a copy of the title deeds once registered

This process can take several weeks depending on Land Registry processing times.

How a solicitor adds value to first-time buyers

Having a solicitor is more than a legal requirement — it’s your protection throughout the process. They help:

• Translate legal documents into understandable advice
• Spot potential risks before you’re locked in
• Ensure the seller has full legal authority to sell
• Protect your financial investment

Solicitors also offer peace of mind in a process that can be fast-paced and emotionally charged. When delays or legal complications arise (which they often do), a good solicitor can manage expectations and find practical solutions.

Common legal issues for first-time buyers

Here are some typical challenges your solicitor can help navigate:

• Leasehold complexities: Understanding service charges, ground rent, and lease length
• Shared ownership schemes: Legal requirements of part-buy, part-rent agreements
• Unregistered land: Ensuring a clear legal trail of ownership
• Disputes or notices: Rights of way, neighbour disputes, or planning infringements

First-time buyers are also often using help-to-buy schemes, gifted deposits, or family assistance — all of which your solicitor must verify and record properly.

Final thoughts

Buying your first home in England or Wales is exciting, but the legal process can be complex. A solicitor ensures your purchase is smooth, legally sound, and in your best interests. Don’t underestimate their role — they’re not just “paper pushers”, but expert guides helping you make one of the most important financial decisions of your life.

At Smith & Co Solicitors, we believe in delivering excellent client care and full transparency when it comes to pricing. We provide a fixed fee quote and a client care letter that itemises all costs and an estimated timeline.

We are regulated by the Solicitors Regulation Authority (SRA), and have outstanding reviews on Review Solicitors:

482 Reviews of Smith & Co Solicitors rated 4.9/5 in Ipswich | ReviewSolicitors

With the right professional by your side, you can move into your new home with confidence and clarity.

Call 01473 226231 for more information or for a quote.