Buying a new home is an exciting milestone that, for many, marks one of the biggest purchases they will make. However, for first-time buyers dealing with unfamiliar legal procedures, mortgage applications, and property searches, this process can seem like a daunting prospect.
In this guide, our residential conveyancing team breaks down some of the key steps involved in buying your first home. Whether you are buying in Blackpool, Cleveleys, or elsewhere across the Fylde Coast, we hope that having a better understanding of what to expect at each stage will help you feel more confident.
- 1. Understanding Costs – What Should You Budget For?
Thinking about where you would like to live and understanding your budget are obviously the first steps in buying your first home. Property prices across the Fylde Coast can vary significantly depending on the location and the type of property you are buying. For example, the latest statistics published by the Office for National Statistics (ONS) show that the average house price in Blackpool was £137,000 in August 2025 (provisional), representing a 5.4% increase from the previous year. For first-time buyers, the average price paid was £127,000 in August 2025 (provisional), over 5% higher than the average of £120,000 in August 2024 – source: ONS – Housing Prices in Blackpool. In Thornton-Cleveleys, the average property price is slightly higher, with Right Move showing that house prices have an overall average of £183,633 over the last year.
But don’t forget, it’s not just about the final property price. It is vital to remember that there are additional costs beyond the deposit and mortgage. Additional costs can add thousands of pounds to the overall expense. The main costs you will also need to budget for include:
- Solicitor or conveyancing fees: Legal costs for handling the property transfer
- Survey fees: It is common for buyers to choose to obtain a professional inspection of the property’s condition
- Stamp Duty Land Tax (SDLT): Currently, first-time buyers pay no stamp duty on properties up to £300,000, 5% on the portion between £300,001 and £500,000 and are not eligible for relief if the home costs more than £500,000. The amount you pay depends on several factors, including the purchase price. You can calculate the amount using either the Stamp Duty Land Tax Calculator or Calculate Land Transaction Tax | GOV.WALES. Each case is different.
You may also need to consider the cost of removal services, as well as any immediate repairs or replacement of furnishings that may be necessary.
- 2. Research Mortgage Offers and Repayment Rates.
If you need a mortgage you should speak to a financial advisor or mortgage advisor about what is available to you. There are also online comparison tools that can give you guidance on typical costs and fees, but you should always seek advice from a professional.
- 3. Consider What Help is Available
Several government schemes are available to help first-time buyers get onto the property ladder, including:
- Lifetime ISA (LISA): Save up to £4,000 per year and receive a 25% government bonus (up to £1,000 annually). You can use this for properties costing up to £450,000.
- Mortgage Guarantee Scheme: Launched in July 2025, this scheme helps buyers purchase homes with deposits as low as 5%, with the government providing a guarantee to lenders.
- First Homes Scheme: Offers discounts of 30% to 50% on new-build homes in England for first-time buyers and key workers, with household income restrictions.
- Shared Ownership: Buy a share of a property (typically 25% to 75%) and pay rent on the remainder, with the option to increase your share over time.
- Right to Buy/Acquire: If you are a council tenant or rent from certain housing associations, you may be eligible to buy your home at a discount. The discounts available vary depending on how long you have lived there and the type of property.
Each of these schemes has specific eligibility requirements. Seeking specialist advice from a mortgage or financial advisor will help you determine which option is best for your circumstances, along with advice on the mortgage options available. Additional information can be found here:
Gov.uk: Affordable Home Ownership Schemes
Gov.uk: Mortgage Guarantee Scheme
- 4. Find Your Property
There are many factors to consider when finding your first home, balancing your needs, preferences and budget. The location of the property is obviously very important, including proximity to work, transport links, and local amenities. However, it is also good to consider other factors such as:
- Property type: Houses, flats, new builds, or older properties each have different advantages and cost considerations.
- Future needs: How future-proof is this property? Will the property still suit your needs in five or ten years, or will you need to move again?
If you find a property and your offer is accepted, the seller will typically take the property off the market, although this is not legally binding until contracts are exchanged.
- 5. Instruct a Conveyancing Solicitor
Once you have had your offer accepted, you should instruct a solicitor or licensed conveyancer as soon as possible. They will guide you through the next steps, taking care of all the legal processes of the purchase, including:
- Reviewing the contract: Your conveyancer will review the terms of sale and ensure there are no unusual or unfavourable clauses, explaining anything you are unsure of.
- Conducting property searches: One of the most important aspects of the process involves investigating issues such as planning permissions, environmental risks, and local authority plans. Your solicitor will explain any outcomes of these to you and advise on any necessary next steps.
- Handling the transfer of funds: Ensuring the deposit is paid at the exchange of contracts and final payment is transferred securely at the completion stage.
- Registering the property: Recording the change of ownership with the Land Registry and providing you with the title deed documents.
The conveyancing process typically takes 8 to 16 weeks, although this can vary depending on the complexity of the transaction and whether a property chain is involved.
Importance of Using a Regulated Solicitor
It is possible to handle conveyancing yourself, sometimes known as DIY conveyancing, but this is rarely advisable. Even the most basic property transactions will include several complex legal procedures you must complete carefully. You could miss something crucial without proper legal guidance, so instructing an experienced property solicitor or licensed conveyancer is an essential part of buying a home.
- 6. Property Searches and Enquiries
Your solicitor will conduct several searches to uncover information about the property and the surrounding area. These searches typically include:
These searches typically include:
- Local Authority Search: Checks for planning permissions, building control approvals, road schemes, conservation areas, and whether the property is a listed building
- Environmental Search: Identifies risks such as flooding, contaminated land, or radon gas
- Water and Drainage Search: Confirms the property is connected to mains water and drainage, and checks for any water-related issues
- Chancel Repair Search: Determines whether the property may be liable for church repair costs (rare but can be expensive)
If any issues are identified during the searches, your solicitor will raise enquiries with the seller’s solicitor to obtain further information or clarification.
Once these are satisfied, they will report to you and, if necessary, to any mortgage lender.
- 7. Exchange of Contracts
- Exchange of contracts: Once the search results have been received and all questions regarding the property or stemming from the survey have been satisfactorily answered, a report can be sent to your lender. Legal representatives of each party will then confirm that their clients have signed identical contracts and agree on a completion date. It is at this point that a deposit is usually sent to the seller’s solicitor/conveyancer, and the signed contracts are exchanged. Before exchanging contracts, ensure everything is in order, including being sure about a completion date, as everything becomes legally binding at that point.
- 8. Completion Stage
- Completion: Prior to completion, your solicitor will request the mortgage funds from your lender, prepare the completion statement, which shows exactly how much you need to pay, including the balance of the purchase price, solicitor’s fees, and any other costs. Your solicitor will also conduct final searches to ensure nothing has changed since the initial searches. You should start arranging buildings insurance, as this must be in place from the completion date and prepare to get ready for your move. On completion day, your solicitor will transfer the remaining funds to the seller’s solicitor. Once the seller’s solicitor confirms receipt of the funds, the keys are handed over, and ownership of the property is legally transferred from the seller to the buyer.
Once completion has taken place the property is legally yours and you can collect the keys – usually from the estate agent.
- 9. Post-Completion Stage – Tasks Your Solicitor Will Help You With
Your solicitor will still need to carry out various administrative tasks, including paying any Stamp Duty Land Tax (SDLT) if applicable, which must be paid to HMRC within 14 days of completion. Your solicitor will also register the property with the Land Registry, which updates official records to show you or any other buyers of the property as the legal owner/s. Once these tasks have been completed, your solicitor will send you an updated copy of the registered title from HM Land Registry. This can take several months to be completed due to significant backlogs at the Land Registry. As modern title deeds are now digital, you will usually be sent an electronic or PDF document. A copy will also be sent to the mortgage lender if necessary.
- 10. Post-Completion Stage – Tasks You Should Consider
Although your solicitor will manage the legal processes after completion, there are several other post-completion steps you should take, including:
- Set up utility accounts such as gas, electricity, water, and internet providers.
- Check and set up council tax arrangements.
- Notify relevant organisations of your change of address, including your employer, bank, HMRC, and the DVLA.
- Consider life insurance and income protection to ensure your mortgage can be paid if something happens to you.
- Consider other important legal documents, such as setting up a Will and Lasting Power of Attorney.
How MJV Solicitors Can Help First-Time Buyers
At MJV Solicitors, our experienced Residential Property team has extensive experience helping first-time buyers take their initial steps on the property ladder. We understand that buying your first home, while exciting, can feel daunting, and we are here to guide you through every stage of the process. We are regulated by the Solicitors Regulation Authority (SRA) and hold professional indemnity insurance, providing you with peace of mind that your purchase is in safe hands.
Our Fees
We believe that it is important for you to be clear about how much you are going to be charged before we start work for you. We will always provide you with a quote, and if the cost has to change for any reason, such as if matters become more complicated throughout the process, we will notify you of the additional cost before beginning the extra work. Most of our residential property matters are completed on a fixed fee basis, and the solicitor working on your case will ensure you are fully aware of all costs associated with your case. You can view more detailed information on the fees that we charge for a property sale or purchase by visiting our price guide.
Conveyancing Solicitors in Cleveleys and Blackpool
With offices in Thornton-Cleveleys and Blackpool, we regularly assist first-time buyers based locally in Fleetwood, Thornton-Cleveleys, Bispham, Blackpool, Poulton-le-Fylde, Lytham St Annes, and across the Fylde Coast.
To speak to a member of our team for a free, no obligation chat about buying your first home, complete our enquiry form or contact us by calling 01253 585231 or emailing us at info@mjvlaw.co.uk
