The Ultimate Midlands Home Buying Checklist: From Offer to Completion
Buying a house is one of the biggest investments you'll ever make. While it’s an exciting time, the process can feel overwhelming. Being methodical and having a clear checklist is the best way to manage the journey and protect your interests.
As leading RICS Chartered Surveyors across the Midlands, we at Carpenter Surveyors have guided thousands of clients through this process. We've used our expert local knowledge to create this essential checklist, helping you move from your first viewing to collecting your new keys with confidence.
Phase 1: Getting Your Finances in Order
Before you even look at a property, your first step is to get a crystal-clear picture of your finances.
Check Your Deposit: How much have you saved? This will determine your loan-to-value (LTV) ratio, which affects your mortgage rates.
Calculate Affordability: Be realistic about what you can afford to repay each month. Don't forget to factor in council tax, utilities, and maintenance.
Get a Mortgage in Principle (MIP): Approach a lender or a mortgage broker to get an MIP. This document shows sellers and estate agents that you are a serious, credible buyer.
Budget for Other Costs: This is crucial. Remember to budget for:
Stamp Duty Land Tax (SDLT)
Solicitor/Conveyancing fees
Surveyor fees (a vital part of protecting your purchase)
Removal costs
Initial furnishing and potential repairs
Phase 2: Finding Your Perfect Property
Now the hunt begins. This phase is about balancing your dreams with practicality.
Create Your Lists: Draw up two lists:
'Must-Haves' (e.g., specific location, number of bedrooms, garden).
'Nice-to-Haves' (e.g., utility room, garage, period features).
The 'Home Triangle': You have three main factors: Budget, Space, and Location. You can usually get two out of three. Decide which is your biggest priority.
Register with Agents: Get in touch with local Midlands estate agents and register for property alerts.
Viewing Properties: When viewing homes, look beyond the décor:
Check for signs of damp (musty smells, peeling paint).
Look at the condition of the roof, windows, and guttering.
Ask about the boiler's age and service history.
Check parking, storage, and mobile phone signal.
Ask to see the Energy Performance Certificate (EPC).
If it's leasehold: Who is the freeholder? How long is the lease? What are the service charges and ground rent?
Phase 3: Making a Successful Offer
You’ve found "the one." It's time to act.
Choose a Solicitor: You'll need a solicitor or conveyancer lined up to handle the legal work.
Research Local Prices: Use property portals to see what similar homes in the area have actually sold for (not just the asking price).
Make Your Offer: Make your offer in writing (via email) to the estate agent.
Offer Accepted? As soon as your offer is accepted, ask the agent to take the property off the market to reduce the risk of you being gazumped.
Phase 4: The Crucial Checks – Your Survey & Legal Work
This is the most important phase for protecting your investment. An accepted offer is Subject to Contract and Survey.
1. Arranging Your Property Survey (The Most Important Step)
A mortgage lender will conduct a Mortgage Valuation. Do not confuse this with a survey. The valuation is a basic check for the lender's benefit to ensure the property is adequate security for the loan. It is not a survey and will not protect you.
An independent survey from a RICS Chartered Surveyor is for your benefit. It's a detailed "health check" of the property that can uncover hidden defects, potentially saving you thousands in unexpected repair bills.
As specialist Midlands surveyors, we provide the clear, expert advice you need.
Which survey do I need?
RICS Home Valuation: A professional opinion on the property's market value. Often required for probate, matrimonial, or private purposes.
RICS HomeBuyer Report (Level 2): Our most popular survey. Ideal for conventional homes in reasonable condition. It uses a clear 'traffic light' system to highlight any issues, from urgent defects to areas needing future attention.
RICS Building Survey (Level 3): The most comprehensive survey. Essential for older properties (pre-1900), large or complex homes, listed buildings, or any property you plan to significantly renovate.
A detailed report from Carpenter Surveyors gives you the power to proceed with confidence, renegotiate the price to cover repair costs, or, in some cases, walk away from a bad investment.
Don't risk your biggest purchase. Carpenter Surveyors makes it simple.
2. Appointing a Conveyancer
While we handle the physical inspection, your conveyancer (solicitor) handles the legal side. They will:
Manage the property transaction and transfer of ownership.
Conduct local authority searches (e.g., for planning permissions or flood risk).
Work with the seller's conveyancer to set dates for Exchange and Completion.
Handle all contracts and mortgage deeds.
Phase 5: Exchange and Completion
Exchange of Contracts: This is the point of no return. You will sign the contracts, pay your deposit, and the agreement becomes legally binding.
Completion: This is the final step, usually a week or two after exchange. The full payment is transferred, and you officially own the property. You can now pick up the keys!
Phase 6: The Final Step – Moving In!
The hard work is done. All that's left is the move itself.
Book a removals company well in advance.
Arrange your buildings and contents insurance (your lender will require buildings insurance to be in place from the day of exchange).
Inform authorities of your new address (utility companies, DVLA, bank, employer, Electoral Roll).
Pack an 'essentials box' with tea, coffee, mugs, a kettle, cleaning supplies, and phone chargers for moving day.
Take final meter readings at your old property and new one.
Get the keys and enjoy your new home!
Your Midlands Surveying Experts
Buying a home is a journey, but you don't have to navigate it alone. For expert, independent advice that protects your interests, trust Carpenter Surveyors.
Ready to book your survey? Get a quote or contact our friendly team today to secure peace of mind.