Purchasing your first home is both exciting and daunting. Amid the thrill of finding that perfect property, first-time buyers often stumble into common conveyancing pitfalls that can derail or delay the transaction.
Below, we outline key mistakes first-time buyers should steer clear of, along with tips that can save time, money, and stress along the way.
Mistake 1: Delaying the Instruction of a Solicitor or Hiring a Non-Specialist
One frequent error is waiting too long to hire a property solicitor, or choosing one without proper conveyancing expertise. Many first-timers believe they should only instruct a solicitor after their offer is accepted, but this delay can waste valuable time. In reality, you don’t need to wait until your offer is accepted to instruct a solicitor.
Engaging a conveyancing solicitor early allows preliminary ID checks and paperwork to be completed so they are ready to act as soon as your offer is agreed, preventing needless holdups .
Equally important is hiring a specialist: use solicitors with a dedicated conveyancing department or extensive property law experience. While it might be tempting to use a general practitioner or the cheapest service, cheapest isn’t always best. Budget conveyancers often juggle large case volumes and may be slower or less attentive, meaning your transaction might not be a priority .
Instruct a qualified property solicitor early in the process and avoid picking solely based on price; choose a firm with a solid reputation in conveyancing . This ensures you have an expert guiding you through contracts, searches, and negotiations from day one.
Mistake 2: Underestimating the Total Costs of Buying
Another common pitfall is focusing only on the purchase price and underestimating the total costs involved in buying a home. First-time buyers are often surprised by the slew of additional expenses, collectively known as disbursements and fees, that accompany the sale. These can include:
- Stamp Duty – a property purchase tax (though first-time buyer relief may apply up to a certain price).
- Legal fees – your solicitor’s fees, plus Land Registry charges to register your title.
- Search fees – costs for local authority searches, water/drainage searches, environmental searches, etc.
- Surveyor’s fees – if you commission a building survey or valuation.
- Insurance – e.g., arranging building insurance from the date of exchange of contracts (often required by lenders).
- Moving expenses – removal company costs or van hire, and other moving-day incidentals.
Both buyers and sellers must factor in stamp duty, solicitor and Land Registry fees, search fees, survey costs, mortgage arrangement fees, removal costs, and more . Failing to account for these can lead to last-minute financial stress or even jeopardize the deal if you come up short on funds.
Tip: Before you start the process, sit down and calculate all likely costs.
Selecting the right solicitor at the outset can make all the difference to how smoothly your conveyancing process runs. As Ronan Deasy, a trusted conveyancing solicitor in Cork,Ireland notes, “I believe choosing a solicitor that is the right fit for you is very important. In my opinion, you should choose someone who has the correct combination of experience in property and efficiency in practice. Your solicitor should be an experienced conveyancer so as to detect any important title issues. However, it is also important that your solicitor is proactive in moving your file along. Late replies to solicitor queries, late replies to lenders or a solicitor engaged in a lot of court work can mean your file gets neglected, and the result is you getting your keys later than you should. Also, having that initial conversation with a solicitor before you go sale agreed can be a big advantage. Although a solicitor will not have the full picture until they receive contracts and copy title, a good property solicitor can give you some ‘drive by’ advice based on the advertisement of the property. For example, if a property is located in an estate, the likelihood of boundary disputes with neighbours is low. Or, if the property is a one-off house in the countryside built over 50 years ago, access to services will need to be determined.”
Consult your solicitor for a full breakdown of anticipated conveyancing costs, and remember to check if you qualify for any first-time buyer relief or government schemes.
By planning and understanding the true cost of buying (not just the price of the house), you can ensure you have sufficient funds set aside and avoid nasty surprises at completion.
Mistake 3: Skipping the Building Survey (Property Inspection)
In an effort to save money or time, some first-time buyers make the mistake of skipping a professional building survey. Skipping this due diligence is risky – a survey is not just a box-ticking exercise, it’s your safeguard against costly surprises down the line .
A qualified surveyor will inspect the property’s condition and can uncover issues like subsidence, structural defects, dampness, roof damage, or faulty wiring that may not be obvious during a casual viewing . Many first-timers mistakenly rely on the lender’s mortgage valuation report, but the lender’s valuation is not a survey – it won’t detail the property’s condition, it only confirms the value for loan purposes .
Forgoing a survey to save a few hundred pounds can be a false economy if it means discovering thousands of pounds’ worth of repairs after purchase.
For example, finding out about a serious damp problem or foundation issue after you’ve moved in (or worse, after you’ve legally committed to an exchange) could leave you with no option but to foot the repair bill. To avoid this, always commission an appropriate home survey before committing to buy.
There are different levels of surveys (e.g., a Homebuyer Report or a Full Structural Survey) – your solicitor or surveyor can advise on the right type based on the property’s age and condition.
Investing in a proper survey gives you the chance to reconsider or renegotiate if significant defects are found, or even to walk away before you’re legally bound.
Never skip the building survey – it’s an essential step to ensure the home is sound and to protect you from unwelcome repair costs later.
Mistake 4: Neglecting Important Searches or Ignoring Search Results
Along with surveys, your solicitor will carry out various legal searches (local authority searches, environmental, water/drainage, etc.) to uncover any issues affecting the property.
A common mistake is neglecting these searches, either not reading the results carefully or opting out of recommended searches to save money.
Searches exist for a reason: they flag up potential problems ranging from planning disputes and road building plans to flood risks or contamination in the area.
Skimming over the search reports or failing to ask questions about anything unclear can mean you miss red flags. For instance, a local authority search might reveal a planned highway behind your back garden or that the property is in a conservation area with strict building regulations.
An environmental search could show the land is at risk of flooding or subsidence. These are issues you’d want to know before you buy, not after.
To avoid this mistake, ensure all relevant searches are completed (your solicitor will typically arrange them) and take time to review the findings.
Don’t hesitate to ask your solicitor to explain any result – for example, if a search reveals a restrictive covenant or an obligation to contribute to a private road’s maintenance, you need to understand the implications.
Ignoring search results or failing to follow up could lead to nasty shocks (like being unable to build an extension due to a covenant, or facing future bills for communal repairs).
Always perform the full range of searches appropriate to the property and pay attention to what they reveal. If any issues surface, discuss with your solicitor about how they can be mitigated or whether it’s cause to reconsider the purchase.
Mistake 5: Failing to Read and Understand Legal Documents
Property transactions involve a stack of paperwork and legal documents. Overwhelmed by the jargon, many first-time buyers make the mistake of not reading documents thoroughly (or not fully understanding what they sign). It’s critical, however, to review all contracts and forms in detail – don’t just skim the paperwork.
Key documents include the draft contract of sale, the Title Register (which shows who owns what and any legal restrictions), any lease agreements or leasehold terms if you’re buying a flat, the Fittings and Contents Form (TA10) which lists what’s included in the sale, and the Seller’s Property Information Form (TA6) which discloses known issues and boundaries. These documents can contain crucial details.
For example, the lease might prohibit pets or have escalating ground rent; the title might reveal an easement (right of way) across the garden, or a restrictive covenant limiting how you can use the property (such as not running a business from home).
Seemingly odd restrictions (e.g., a covenant against breeding pigs on the land) or more serious ones (e.g., needing consent from a previous owner to make alterations) can significantly affect your plans.
To avoid this mistake, take time to read every document and ask questions about anything you don’t understand. Never feel embarrassed to seek clarification from your solicitor – it’s their job to explain the legalese.
A good conveyancer will highlight any unusual provisions or potential risks, such as restrictive covenants, rights of way, or boundary issues. Make sure you know what obligations you’re taking on and that you’re comfortable with them.
If a clause is problematic, you may negotiate with the seller or require it to be resolved before proceeding. Ultimately, you are legally bound by what’s in the contract and title documents, so understanding them is essential.
Don’t sign on the dotted line until you are confident you know exactly what you’re agreeing to.
Mistake 6: Poor Communication and Slow Responses
Buying a home is a team effort involving you, your solicitor, the seller’s solicitor, estate agents, mortgage lenders, surveyors, and more. One mistake that can seriously delay the process is failing to communicate promptly.
For example, if your solicitor asks you for additional information, identification documents, or decisions on search results, delaying your response can derail the process . Similarly, not checking your email or post regularly during the conveyancing period might mean you miss important queries or deadlines.
Effective communication is two-way: you should also expect your solicitor to keep you updated. But as the client, you have a role in keeping the ball rolling by replying to queries and providing paperwork quickly.
To avoid this pitfall, be proactive and organized. Respond to enquiries from your solicitor or broker as soon as possible – ideally within 24–48 hours. If you’re asked to provide documents (like proof of funds or mortgage documents), gather and send them promptly. It can be helpful to create a checklist of items your solicitor needs at the outset (they will typically let you know).
Good communication also means keeping all parties informed of any changes in your situation – for instance, if there’s a delay in your mortgage approval, let your solicitor know immediately so they can manage timelines with the other side.
Remember, many conveyancing delays arise simply from inaction or miscommunication. By being an active participant in the process – staying accessible via phone/email and following up regularly – you’ll help prevent unnecessary holdups.
As a bonus, solicitors and agents tend to prioritize clients who are responsive and organized. In short, keep the lines of communication open and act quickly when something is required of you, to ensure your transaction proceeds smoothly.
Mistake 7: Trying to Rush the Process or Skipping Due Diligence
In their eagerness to get the keys, first-time buyers sometimes try to rush the conveyancing process. Understandably, you want to move in as soon as possible, but pushing for an unrealistically quick completion can lead to mistakes or overlooked details. Everyone wants a quick completion, but rushing often leads to mistakes or missed steps.
For example, you might be tempted to waive certain checks or pressure your solicitor to cut corners on searches or document reviews – this can be dangerous. A good conveyancer will refuse to skip essential steps, even if it takes a bit more time, because ensuring everything is done properly is critical to your long-term protection .
The legal process of buying a house involves sequences that simply take time: local councils need time to return search results, banks need time to issue mortgage offers, and both sides need time to negotiate contract details. Attempting to shortcut these can backfire.
Gazumping (where the seller accepts a higher offer from someone else before the exchange) or gazundering (buyer lowering their offer last minute) are risks in a rushed scenario if not managed carefully.
Additionally, if you hurry through signing documents without proper review (as discussed above), you might miss something important. The key is patience and diligence: trust that thorough due diligence now will prevent legal headaches later.
To avoid feeling the need to rush, it helps to start early (e.g., instruct your solicitor early, as noted, and get your mortgage in principle sorted) so there is less time pressure as things progress. If you do have a desired timeline (say, you need to move in by a certain date), communicate that early to your solicitor and estate agent, and they can set realistic expectations.
Resist the urge to fast-forward the legal process. Take it one step at a time and allow your solicitor to do their job fully. It’s better to complete a few weeks later than expected, with all checks done, than to rush and encounter a legal problem or major surprise after moving in.
Mistake 8: Underestimating the Timeline and the Impact of Chains
First-time buyers often hear that they are “chain-free” (since they don’t have a property to sell), which is a great advantage. However, that doesn’t mean the process will be lightning fast or free of dependencies.
A common mistake is underestimating how long conveyancing can take and not appreciating the effects of being in a property chain. If the seller of your property is also buying another property (or the seller’s seller is buying one, and so on), your transaction could be part of a chain of linked sales.
Chains are one of the most common causes of delays in property transactions. Even if you’re ready to move quickly, you may be waiting on others in the chain to resolve their issues.
For example, another buyer awaiting mortgage approval or another seller fixing a legal defect in title. If even one link in the chain has a hold-up, it can cause a domino effect that slows down every connected sale.
To avoid frustration, plan for a realistic timeline. Ask the estate agent or your solicitor early on whether your purchase is in a chain and how lengthy or complex that chain is. If you know there are several interdependent transactions, be prepared for possible delays outside your control.
You can’t remove all chain risks, but you can mitigate them by doing your part efficiently (as discussed in Mistake 6) and choosing a proactive solicitor who keeps you informed and pushes the process along.
Good communication up and down the chain is key to anticipating issues. It’s also wise not to give notice on your rental or finalize other major plans until contracts are formally exchanged and a completion date is set – otherwise, you might find yourself in a precarious position if delays occur.
In short, expect that conveyancing might take longer than you think, especially if multiple parties are involved. Build some flexibility into your moving plans. By understanding the nature of chains and timeframes, you’ll be less stressed by any unexpected delays and better equipped to work through them calmly with your solicitor.
Conclusion
Buying your first home is a learning process, and it’s normal to encounter unfamiliar procedures and terminology. However, by being aware of these common conveyancing mistakes and taking steps to avoid them, you can significantly smooth out your first property purchase.
From the moment you have an eye on a property through to the day of completion, remember to plan early, communicate clearly, and take your due diligence seriously.
Property law might involve legal jargon and complex steps, but with an experienced conveyancer guiding you – and by following the tips above – you can sidestep the pitfalls that trip up so many first-time buyers.
The result will be a safer, more efficient transaction and the peace of mind that you haven’t overlooked something important in the fine print. Happy house hunting, and good luck with your first purchase!
Actionable Checklist: Smooth Conveyancing for First-Time Buyers
- Instruct a conveyancing solicitor early: Don’t wait until after your offer – hire a qualified property solicitor as soon as you start seriously looking.
Early engagement means they can begin ID checks and be ready to act when you find a property. Ensure they specialize in residential conveyancing and have good reviews or recommendations.
- Budget for all costs upfront: Calculate the full expenses of buying (beyond the house price). Include stamp duty, legal fees, search fees, survey costs, insurance, and moving expenses in your budget.
Check if you’re eligible for first-time buyer stamp duty relief or other schemes, and keep a reserve for unexpected costs.
- Never skip the survey: Always commission a professional building survey (Homebuyer Report or structural survey as appropriate) before finalizing the purchase.
Review the survey report carefully. If serious defects are found, discuss remedies (like asking the seller to fix issues, renegotiating the price, or, in extreme cases, walking away).
- Complete all recommended searches: Work with your solicitor to carry out all necessary local authority and other searches.
When results come back, read them and ask questions about anything you don’t understand. Make sure no surprises – like planned developments, rights of way, or restrictions – are lurking.
- Read every document before signing: Take time to go through the contract, title documents, and all forms (TA6, TA10, etc.).
Ensure you understand the conditions of sale and any obligations or restrictions on the property. If any wording is confusing or alarming (e.g., covenants, easements), have your solicitor clarify it in plain language.
- Stay responsive and communicative: Check your email (and post) frequently and respond promptly to any enquiries from your solicitor or broker. Provide documents and information as soon as possible to avoid holding up the process. Similarly, keep in touch with your mortgage advisor and the estate agent for any updates needed.
- Be patient and avoid cutting corners: Aim for a timely completion, but acknowledge that some steps take time (especially if a chain is involved). Don’t rush your solicitor to skip important checks or hurry the process at the expense of thoroughness. It’s better to do it right than fast. Keep your end goal in mind and trust the process, intervening with questions wherever you need clarity.
- Prepare for a realistic timeline: Discuss expected timeframes with your solicitor at the outset. If you’re part of a chain, prepare for possible delays. Plan your moving arrangements with some flexibility.
Avoid committing to immovable deadlines (like the end of a lease or removals booking) until your completion date is confirmed by contract.
By following this checklist and the advice above, you’ll put yourself in the best position to avoid common pitfalls and enjoy a successful, relatively stress-free conveyancing experience as a first-time buyer.
Good luck!
