Buying a home in 2026 still follows the same core legal steps in England and Wales, but the paperwork, checks, and timelines can catch buyers out—especially with properties that have quirks or hidden issues. This checklist walks you through each legal stage, with extra tips for spotting problems that may only become clear after you move in or when you try to sell.

You will learn:

• The key legal requirements every buyer must meet

• What your conveyancer does and what you must do yourself

• Common problems that delay completion or cause regret later

• Simple checks to stay organised from offer to moving day

Use this as a practical list you can keep open while you go through the process.

Table of contents

1. Before you make an offer: financial and legal readiness

2. Instructing a conveyancer and opening your file

3. Legal checks on the property (searches and enquiries)

4. Exchange of contracts and deposit

5. Completion day and post‑completion steps

6. Review checks before you sign or send money
   
   

1. Before you make an offer: financial and legal readiness

Before you start viewing, make sure you can move quickly once you find the right place.

Key steps:

• Check your credit position and correct obvious errors.

• Get a Mortgage in Principle (MIP) from a lender or broker so you know your budget.

• Gather proof of deposit (bank statements, savings accounts, gifted deposit letters).

• Make sure your ID documents are valid (passport, driving licence, proof of address).

Nuance:
If you’re considering a property that’s not near a station, good schools, or local amenities, be aware that future buyers may see this as a drawback. This can affect resale value and how quickly you can sell later.

2. Instructing a conveyancer and opening your file

Once an offer is accepted, you should instruct a solicitor or licensed conveyancer.

They will usually send you:

• Client care letter and terms of business – setting out fees and services

• Questionnaires – asking how you will own the property and your circumstances

• Anti‑money laundering (AML) checks – ID and proof of funds

You must:

• Provide clear copies of your ID

• Explain the source of any large deposits (savings, sale of another property, gift)

• Return signed documents promptly to avoid delays

Your conveyancer will then contact the seller’s lawyer and request a contract pack.

Nuance:
If you’re buying with someone else, clarify how you’ll own the property (joint tenants or tenants in common). This affects inheritance and what happens if you split up.

3. Legal checks on the property (searches and enquiries)

Your conveyancer’s main role is to check that the property is legally sound and suitable for you.

Common checks include:

• Title investigation: Confirming the seller owns the property, checking boundaries, and looking for restrictions, rights of way, charges, and covenants.

• Searches (varies by area and lender):

  • Local authority search – planning permissions, building regulations, road schemes

  • Water and drainage search – connections and responsibilities

  • Environmental searches – flood risk, contamination, other environmental issues

• Leasehold checks (if leasehold): Length of lease, ground rent terms, service charges, major works, and rules.

Your conveyancer will raise enquiries with the seller’s lawyer if anything is unclear or concerning.

Blind spots and common issues:

• Leasehold flats (especially basement or converted properties):

  • Short leases (under 85 years) can make resale difficult and expensive to extend.

  • High ground rent or escalating ground rent clauses can make the property unattractive to future buyers and some lenders.

  • Service charges and major works: Unexpected bills for repairs or improvements can arise after you move in.

  • Restrictions on pets, subletting, or alterations may limit your use or future sale.

• Historic alterations:

  • Missing building regulations or planning consent can cause problems when you sell.

• Location factors:

  • Properties far from transport, schools, or amenities may be harder to sell and may not appreciate as quickly.

• Flood risk, subsidence, or contamination:

  • Environmental searches may flag risks that affect insurance, mortgage approval, or future value.

Tip:
Ask your conveyancer to explain not just the legal risk, but also how it might affect your ability to sell or remortgage in future.

4. Exchange of contracts and deposit

You normally exchange contracts only when:

• Your mortgage offer is in place

• You are happy with the survey and legal checks

• You have agreed a completion date

• You have transferred your deposit to your conveyancer’s client account

At exchange:

• Both sides sign identical contracts.

• The agreement becomes legally binding.

• You usually pay a deposit (commonly 10% of the purchase price, but this can vary by agreement).

Nuance:
If you’re buying a property with unusual features (e.g., basement flat, listed building, or shared access), make sure you understand any restrictions or obligations before exchange. These can affect future alterations, insurance, and resale.

5. Completion day and post‑completion steps

On completion day:

• Your lender sends the mortgage funds to your conveyancer.

• Your conveyancer sends the full purchase price to the seller’s lawyer.

• Once funds are received, the seller’s lawyer authorises release of the keys.

After completion, your conveyancer will:

• Pay any Stamp Duty Land Tax (SDLT) that is due and submit the SDLT return

• Register your ownership at HM Land Registry

• Serve notices on the freeholder or managing agent (for leasehold)

Blind spot:
If you move in and discover issues (e.g., noisy neighbours, poor soundproofing, or unresolved disputes with the freeholder), these can be hard to resolve after completion. Always ask for copies of recent service charge accounts, major works notices, and any correspondence about disputes before you commit.

6. Review checks before you sign or send money

Before you exchange or send large sums of money, work through these checks:

• Bank details verification – Always confirm your conveyancer’s bank details by phone using a number you know is genuine. Be alert to email fraud.

• Name and address accuracy – Check all documents show your full legal name and the correct property address.

• Mortgage conditions – Make sure you understand any special conditions in your mortgage offer and how they will be met.

• Budget check – Confirm you have planned for fees, searches, removals, and an emergency buffer.

Nuance:
If you’re buying a leasehold, check if there are any planned major works or increases in service charges. These can be hidden in management packs and may not be obvious until you’ve lived there for a while.

Legal and financial details may change by 2026, so always ask your conveyancer to confirm the latest requirements.

If you already have a mortgage offer, draft contract, or long report on title, it can help to read through them once, note what you do not understand, and then seek clarification rather than ignoring difficult sections.

Using Caira alongside your conveyancer

You can also use Caira, an AI‑powered legal assistant, to help you make sense of the paperwork while your conveyancer handles the formal legal work.

With Caira you can:

• Upload draft contracts, mortgage offers, search results, leasehold packs, plans, and even photos or screenshots of problem areas.

• Ask specific questions like ''What does this ground rent clause mean in practice?'' or ''What are the key risks flagged in this report?''.

• Get plain‑English explanations and suggested follow‑up questions for your conveyancer in seconds, 24/7.

Caira is privacy‑first and draws on more than 10,000 legal and tax documents for England and Wales alongside your uploads to generate context‑aware answers.

You can start with a free 14‑day trial that takes under a minute and does not require a credit card. After that it is a cheap, affordable monthly service at £15/month – often less than the cost of a single letter from a lawyer – and is available on phone, tablet, or desktop whenever you feel stuck.

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