First-Time Home Buyers’ Guide

Key Takeaways for First-Time Buyers

• Buying your first home involves a lot of moving parts, but keeping a few key points in mind can make the process far less daunting:
• Monthly mortgage payments depend on three main factors — how much you borrow, the mortgage term, and the interest rate. Always check what your repayments would look like at different rates to be sure they fit your budget.
• Upfront costs and mortgage fees (such as valuations, legal fees, and arrangement charges) should be factored into your affordability calculations early on.
• Stamp Duty applies to first-time buyers purchasing a property over £300,000. Homes below this threshold are currently exempt, helping first-time buyers take their first step onto the property ladder.
• A mortgage Agreement in Principle shows sellers that you’re serious and ready to proceed, often giving your offer more weight.
• Choosing the right local estate agent can make a huge difference — they’ll guide you through each step and help you avoid common first-time buyer pitfalls.

1. Register with an Agent

Your estate agent is your best ally when you’re buying your first home. They’ll get to know you, your budget, your must-haves, and your future plans, so they can match you with the right properties.

When you register with Wards, we take the time to understand exactly what you’re looking for. Our local experts live and work in the communities they serve, so they can give you honest advice about schools, transport links, and nearby amenities. With more than 30 years’ experience across Kent, we’ll help you spot great opportunities, and avoid costly pitfalls right from the start.

2. Start Your Property Search Online

You can begin your search without even leaving the sofa. Our easy-to-use website lets you browse available homes, shortlist your favourites, and request viewings in just a few clicks.

We also advertise on major property portals including Rightmove, Zoopla, PrimeLocation, and OnTheMarket, so you’ll never miss new listings as they appear. Of course, you’re always welcome to visit one of our local branches if you’d prefer to chat face-to-face, we’re here to help however you like to search.

3. Get a Mortgage Agreement in Principle (AIP)

Before you start viewing homes, it’s wise to arrange a Mortgage Agreement in Principle (AIP). This shows sellers you’re a serious buyer and helps you understand how much you can realistically afford.

At Wards, our in-house mortgage advisors can guide you through your options and find competitive deals tailored to your circumstances. We’ll explain everything clearly, so you can make confident financial decisions from day one.

4. Arrange Property Viewings

Once you’ve found a few homes that catch your eye, we’ll arrange the viewings for you. Our team will guide you through each property and answer any questions along the way. Don’t be afraid to take your time, this could be your future home.

5. Make an Offer on Your Chosen Home

When you’ve found “the one,” your agent will help you decide on a fair and competitive offer. We’ll communicate directly with the seller on your behalf and negotiate the best possible outcome.

At Wards, we pride ourselves on clear, honest communication throughout this stage, keeping you informed at every step until your offer is accepted.

6. Instruct a Conveyancer or Solicitor

While your offer is being reviewed, it’s a good idea to appoint a conveyancer or solicitor to handle the legal work. They’ll take care of property searches, contracts, and the transfer of ownership.

We work with trusted conveyancers who offer fixed-fee services, with no payment due until completion — meaning if your sale falls through, you won’t be left out of pocket.

Your Home Buying Timeline: What to Expect

Week 1-2: Drafting the Contracts

The seller’s solicitor will draw up a draft contract and send it to your solicitor. During this stage, your solicitor will raise initial enquiries and carry out Land Registry checks to confirm ownership.

Week 2-5: Searches, Survey and Valuation

Your solicitor will begin a series of important searches, including:

• Local authority search: Checks for planning permissions or restrictions
• Drainage and water search: Confirms how the property connects to utilities
• Environmental search: Flags flood risks or contamination concerns

Your lender will also arrange a mortgage valuation to ensure the property is worth the amount you’ve offered. In addition, you may choose to commission your own survey, which provides a detailed report on the property’s condition.

Types of Survey

• Snagging Survey (around £300): For new builds — highlights issues for developers to fix before completion.
• Homebuyer’s Report (£300–£500): Suitable for modern homes under 50 years old.
• Full Structural Survey (up to £1,000): A detailed inspection ideal for older or listed properties.

Week 5-6: Contracts Approved & Mortgage Offer Issued

Once the results from the searches and surveys are satisfactory, your solicitor will approve the contract. Your lender will issue the formal mortgage offer, which you’ll sign and return — confirming your mortgage is ready to go.

Week 6-8: Exchange of Contracts

You and the seller will each sign the final contracts. Your solicitor will then transfer your deposit (usually 5–10% of the purchase price). Once contracts are exchanged, the sale becomes legally binding and your completion date is set.

Week 8-10: Completion and Moving in

On completion day, the balance of funds is transferred to the seller’s solicitor. Your solicitor will call to confirm when everything has gone through — and then it’s time for the best part: collecting your keys and moving into your new home.

Your First Home, Made Simple with Wards

At Wards, we know that buying your first home is more than a transaction, it’s the start of a new chapter. Our friendly, local experts are here to make the journey smooth, transparent, and exciting from start to finish.

Whether you’re just starting to browse or you’re ready to make an offer, we’re always just a call or visit away. Let’s find your first home, together.