Buying a Home in England and Wales: What Do You Need to Know Before Signing?

Buying a home is one of the most significant financial and emotional decisions you’ll ever make. Whether you’re a first-time buyer, upsizing to accommodate a growing family, or investing in a second property, the legal process can feel overwhelming. At RDC Solicitors, we’ve supported clients through every step of the conveyancing journey, and we understand how important it is to be well-informed before putting pen to paper.

So, here’s what you need to know before signing to buy a home in England or Wales.

Understanding the Conveyancing Process

Conveyancing is the legal process of transferring property ownership from one party to another. It starts once an offer is accepted and concludes when you receive the keys to your new home. The process includes the following steps:

• Conducting searches (local authority, drainage, environmental)
• Reviewing the contract and title deeds
• Communicating with the seller’s solicitor
• Managing the exchange of contracts
• Facilitating the transfer of funds
• Registering the property with HM Land Registry

Choosing a solicitor experienced in property law is essential to ensure the process is thorough, timely, and legally sound. At RDC, our property team guides clients through each stage with clarity and efficiency.

Budget Beyond the Purchase Price

While the purchase price is often front of mind, many buyers underestimate the additional costs involved. These may include the following expenses:

English Stamp Duty Land Tax (SDLT)

SDLT is a government tax applied to property purchases over a certain threshold. From April 2025, if you buy a house for £295,000, for example, the SDLT you owe will be calculated as follows:

• 0% on the first £125,000 = £0
• 2% on the second £125,000 = £2,500
• 5% on the final £45,000 = £2,250
• total SDLT = £4,750

Welsh Land Transaction Tax (LTT)

When you buy a residential property (freehold or leasehold) the following rates will apply to the portion of the price you pay in each band.

• The portion up to and including £225,000 - 0%
• The portion over £225,000 up to and including £400,000 - 6%
• The portion over £400,000 up to and including £750,000 - 7.5%
• The portion over £750,000 up to and including £1,500,000 - 10%
• The portion over £1,500,000 - 12%

Legal Fees

These vary depending on the complexity of the transaction and the solicitor’s experience.

Search Fees

Search fees usually ranging between £250–£450.

Surveys and Valuations

Costs depend on the type of survey (e.g. basic valuation vs full structural survey).

Land Registry Fees

A charge for registering your ownership, based on the property price.

Mortgage Arrangement and Broker Fees

Factoring these costs in early can prevent unwanted surprises and help you plan your finances more effectively.

Have Your Mortgage Agreement in Principle Ready

Before viewing properties, it’s a good idea to secure a Mortgage Agreement in Principle (AIP) from a lender. This document shows estate agents and sellers that you’re a serious buyer with the financial backing to proceed.

Once your offer is accepted, your solicitor will liaise with your mortgage provider to ensure the formal mortgage offer is received in good time. They’ll also check the terms to ensure everything is in order before you proceed to exchange.

The Importance of Property Searches

Searches are more than a box-ticking exercise. They can reveal potential problems that may affect your decision to proceed or renegotiate terms. Key searches include:

• Local Authority Search: Shows any planning decisions, road schemes, or environmental notices.
• Drainage and Water Search: Confirms how the property is connected to the water supply and sewers.
• Environmental Search: Assesses flood risk, land contamination, and other environmental hazards.

Depending on the location and property type, additional searches may be necessary (e.g., mining searches in former coalfield areas). Your solicitor will advise on what’s appropriate.

Thoroughly Review the Property Information Pack

The seller’s solicitor will provide a draft contract pack, which will include the following:

• A draft contract of sale
• Title deeds
• Property Information Form (TA6)
• Fittings and Contents Form (TA10)
• Lease details (if leasehold)

These documents contain vital information, such as property boundaries, disputes with neighbours, warranties for recent works, and which fixtures and fittings are included in the sale. Reviewing this carefully with your solicitor can help avoid any misunderstandings.

Knowing the Difference Between Freehold and Leasehold

Understanding the type of ownership you’re purchasing is critical. Freehold means you own the property and the land it sits on outright, and Leasehold means you own the property for a set period (e.g. 99 or 125 years), but not the land.

Leasehold properties often involve ground rent and service charges. Your solicitor will check for onerous lease terms such as escalating ground rent, short lease lengths, or complex management arrangements. These can impact the property’s value and your ability to sell or remortgage in future.

Exchange of Contracts

Once all searches and enquiries are resolved, the buyer and seller agree on a completion date. The exchange of contracts is the point at which the purchase becomes legally binding. At this stage you pay the deposit (usually 10% of the purchase price), the completion date is fixed, and failure to complete can result in legal and financial penalties.

Completion Day

Completion is the final step of the process, when the balance of funds is transferred to the seller’s solicitor, and ownership is officially passed to you. Once this happens, you can collect the keys from the estate agent.

Your solicitor will handle the post-completion steps, including submitting the SDLT return and registering your ownership with the Land Registry.

Getting Advice from a Solicitor

Buying a home involves legal terminology and complex procedures. At RDC Solicitors, we prioritise transparency, responsiveness, and tailored advice for every client. Whether you're navigating a chain, managing a tight timeline, or simply unsure about the legal implications of a clause, we’re here to make your journey smoother and stress-free.

For more information or to speak to our property law team, call us today on Bingley 01274 723858, Ilkley 01943 601173 or Bradford 01274 735511.