How to Get a Mortgage: Your Step-by-Step Guide
Getting a mortgage can feel complicated, but the process is more straightforward than most people expect – especially when you have the right adviser alongside you. This page walks you through exactly what happens from your very first conversation with us through to getting your keys, including where other services such as protection, conveyancing and estate planning fit in and why timing matters.
- Starts with a chat - Your first consultation is free, informal and carries no obligation
- 8–12 Weeks Typical - From mortgage application to completion for a straightforward purchase or remortgage
- An adviser to guide throughout - Quick and easy access to your adviser at all times.
The mortgage process at a glance
Every mortgage journey is different, but most follow the same six broad stages. Click any stage to jump to the full explanation below.
Free Consultation
We understand your situation and goals
Mortgage in Principle
Confirm what you can borrow
Property Search
House hunt with confidence
Full Application
Offer & Legal Work
Exchange & Complete
Each stage is explained in full below, including what you need to do, what we do, and roughly how long each step takes.
1
WEEK 0 | Duration: 45–60 minutes
Your free consultation
This is where everything begins. We have an informal conversation – in person at our Caversham office, by phone, or by video call – to understand your situation, your goals, and what you are looking to achieve. There is no obligation and just some data collation by you in advance, to save time.
- We discuss your income, employment type, deposit, and any credit history considerations
- We explain how much you are likely to be able to borrow and what that means in practice
- We identify which type of mortgage and which lenders are likely to be right for you
- We answer your questions – no question is too basic
When to think about protection & insurance
When: At or shortly after your first consultation
This is the ideal time to discuss what would happen to your mortgage and your family if you could not work, were seriously ill, or were no longer here. We review life insurance, critical illness cover, income protection, and buildings insurance as part of your overall advice – not as an afterthought. Getting the right protection in place for when your mortgage completes means your home is secure from day one. The cost of protection should be included in your overall monthly budget.
2
WEEK 0–1 | Turnaround: 24–48 hours
Mortgage in principle
Once we understand your situation and have the necessary data from you, we obtain a Mortgage Decision in Principle (also called a Decision in Principle or Agreement in Principle) from a suitable lender. This is a written indication of how much a lender is willing to lend you, based on an initial assessment. It does not commit you to anything, but it is an important document.
- Most estate agents will want to see a Mortgage in Principle before accepting an offer
- We use a soft credit search where possible, which does not affect your credit score
- Turnaround is typically 24–48 hours once we have your basic information and completed or fact find sheet
- Valid for 60–90 days depending on the lender – we can refresh it if needed
- Presentation of options and decision.
- This does not confirm the mortgage will definitly be offered or go through as the lender assesses everything in full during the full application process.
3
WEEK 1 ONWARDS | Duration: Variable
Property search
With your Mortgage Decision in Principle in hand, you can search for properties knowing exactly what you can afford. We are available throughout your search to answer questions about specific properties, update your Mortgage in Principle if your circumstances change, or advise on whether a particular property could affect your mortgage options.
- Some properties (e.g. non-standard construction, very short leasehold) can restrict your lender choice
- If you are buying at auction, speak to us first – you will need finance agreed before bidding
- We can also advise on porting an existing mortgage if you are a home mover
4
WEEK 2–3 AFTER OFFER ACCEPTED | Application submitted within 3–5 days
Full mortgage application
Once your offer on a property is accepted, we prepare and submit your full mortgage application. This is where we do the majority of our work on your behalf – gathering documents, presenting your case to the lender in the strongest way, and managing the process through to a decision.
- Proof of identity (passport or driving licence)
- Proof of address (utility bill or bank statement, last 3 months)
- Proof of income (last 3 months payslips and/or 2 years SA302 tax returns or company accounts if self-employed)
- Last 3–6 months bank statements
- Evidence of your deposit and its source
- Details of any existing debts or financial commitments
When to instruct a conveyancer
When: As soon as your offer is accepted – ideally the same day
Conveyancing is the legal process of transferring ownership of a property. Your solicitor or licensed conveyancer works in parallel with the mortgage application. The sooner they are instructed, the less likely delays are and the quicker you should complete. We work with trusted conveyancers who understand the local market and communicate clearly throughout the process. We can make introductions to high quality and value for money conveyancers and legal companies.
5
WEEK 3–5 | Offer typically issued 2–4 weeks after application
Valuation, survey and mortgage offer
The lender arranges a valuation of the property to confirm it is worth what you are paying. Once satisfied, they issue a formal Mortgage Offer – a legally binding document confirming they will lend you the agreed amount. You should also consider instructing your own independent survey at this stage.
- Basic valuation: confirms property value for the lender only – does not check condition
- HomeBuyer Report: more detailed, highlights significant issues (we can arrange)
- Full Structural Survey: most comprehensive, recommended for older or unusual properties (we can arrange)
- Mortgage offers are typically valid for 3–6 months
- We check the offer carefully and explain any conditions to you
- If necessary we can arrange more in-depth or specialist surveys.
When to think about estate planning
When: Once your mortgage is confirmed – ideally before completion
Once you own property, you need a will. Without one, and depending how you decide to own the property, your home and other assets may not pass to who you intend. This is particularly important for unmarried couples – contrary to popular belief, a partner has no automatic right of inheritance without a will. We can introduce you to our Estate Planning team for professional will writing and Lasting Powers of Attorney, explained clearly and at a transparent fixed price. Do not leave this until after you move in.
6
WEEK 10–14 | Completion: typically 1–4 weeks after exchange
Exchange of contracts and completion
Exchange of contracts is the point at which the transaction becomes legally binding. Both buyer and seller sign identical contracts, and these are exchanged between the solicitors. Your deposit is transferred at exchange. A completion date is agreed – usually 1–4 weeks after exchange – and on completion day the remaining funds are transferred and you receive your keys.
- Between exchange and completion: arrange buildings insurance to start from exchange (required by lender)
- Completion day: funds transferred by your solicitor, keys released by the estate agent
- We are available on completion day to answer any last-minute questions
- After completion: we will be in touch to discuss when to review your mortgage (typically from 6 months before a fixed mortgage interest rate ends)
Typical timeline summary
| Stage | Typical Timeframe |
|---|---|
| Free consultation & Mortgage in Principle | Week 0–1 |
| Property search | Week 1 onwards (variable) |
| Offer accepted on property | Variable |
| Full mortgage application submitted | Within 3–5 days of offer accepted |
| Valuation & lender assessment | 1–2 weeks after application |
| Formal mortgage offer issued | 2–4 weeks after application |
| Solicitor searches & legal work | Runs in parallel from offer accepted |
| Exchange of contracts | Usually week 10–12 from offer accepted |
| Completion | 1–4 weeks after exchange |
| Total: offer accepted to completion | Typically 8–12 weeks |
Some purchases complete in as little as 4–6 weeks (e.g. no chain, cash buyer above). Others take 4–6 months or longer if the chain is long or complications arise. We keep you informed at every stage and actively chase all parties to keep things moving. We recommend not giving notice to a rental property until a completion date has been agreed.
Fees and costs to budget for
One of the most common surprises for first-time buyers is how many costs sit on top of the deposit and the mortgage itself. Below is a breakdown of the typical costs involved in a property purchase. Indicative amounts are shown where possible – add your own figures before publishing.
Our broker fee
| Fee Type | Amount / Notes |
|---|---|
| Initial advice & Mortgage in Principle | No charge |
| Mortgage application fee (broker) | Usually not charge except on complicated or specialist mortgage cases where you will be fully informed in advance |
| Protection & insurance advice | No direct charge for advice - commission is paid by the insurer |
| Remortgage / product transfer | Usually not charge except on complicated or specialist mortgage cases where you will be fully informed in advance |
We will always tell you exactly what our fee is before we do any work. There are no hidden charges.
Lender fees
| Fee Type | Indicative Amount |
|---|---|
| Product / arrangement fee | £0–£2,000 (varies by product but detailed to you in advance for acceptance) |
| Booking / reservation fee | £0–£250 (varies by product but detailed to you in advance for acceptance) |
| Valuation fee | Typically £0 - £1,500 (varies by property value but detailed to you in advance for acceptanc) |
| Higher lending charge | Applies on some high LTV mortgages – we will advise if relevant |
Legal / Conveyancing fees
| Fee Type | Indicative Amount |
|---|---|
| Solicitor / conveyancer fees | £1000–£2,000 + VAT (straightforward purchase) |
| Property searches | £250–£400 |
| Land Registry fee | £40–£910 (varies by property value) |
| Bank transfer / CHAPS fee | Approx. £25–£50 |
Stamp Duty Land Tax (SDLT)
Other costs to budget for
| Item | Indicative Amount |
|---|---|
| Independent survey (HomeBuyer Report) | Typically £400–£900 |
| Buildings & contents insurance (annual) | Varies by property, cover and type |
| Life / critical illness cover (monthly) | Varies by age, health, cover level and other options |
| Removal costs | Typically £500–£2,000+ depending on volume and distance |
| Initial home costs (furniture, repairs, etc.) | Variable – budget at least £1,000–£3,000 for essentials |
Use our free Stamp Duty Calculator and Mortgage Calculator in the Resources section to get a clearer picture of your total costs before you commit to anything.
User our free calculator for a clearer picture of affordability and costs
Mortgage Repayment Calculator
Estimate your monthly mortgage payments and the total cost over the term.
How Much Can I Borrow?
Indicative borrowing based on standard UK lender income multiples.
Stamp Duty Calculator (England & NI)
Current SDLT rates effective from 1 April 2025 (unchanged for 2026).
Loan to Value Calculator
Your LTV ratio determines which mortgage rates and products you can access.
Where other services fit into your journey
Protection & Insurance
When: At first consultation — before completion.
Life insurance, critical illness cover, and income protection should be arranged before your mortgage completes.
Buildings insurance must be in place from exchange of contracts.
We discuss all protection needs as part of your mortgage consultation so nothing is left to chance.
Learn More
Conveyancing Services
When: At first consultation — before completion
Instruct a conveyancer on the same day your offer is accepted. Delays in instructing legal representation are one of the most common causes of slow transactions.
We can introduce you to trusted conveyancers who are efficient, communicate clearly, and work well alongside our mortgage process.
Learn More
Estate Planning (Wills & LPA)
When: Once your mortgage is confirmed — ideally before you complete
The moment you own property, a will becomes essential. Unmarried partners in particular have no automatic right of inheritance without one.
Lasting Powers of Attorney ensure someone you trust can manage your finances and property if you ever lose mental capacity.
Our Estate Planning team can arrange both, in plain English and at a transparent fixed price.
Learn More
Common questions about the mortgage process
What do I need to bring to my first consultation?
How long does the whole mortgage process take?
What is the difference between a Mortgage in Principle and a formal mortgage offer?
Can the mortgage process be sped up?
Yes, to a degree. The biggest factors in your control are: responding quickly to any requests for documents from us, the mortgage lender or your solicitor, instructing your conveyancer as soon as your offer is accepted (which we can help with), and having your documents ready in advance. Lender processing times vary and are outside our control, but we use lenders whose turnaround times we know from experience.
What happens if my mortgage application is declined?
Do I need a solicitor and a mortgage broker?
Yes – they do different jobs. We handle the mortgage: finding the right product, submitting the application, and managing the lender. Your solicitor or conveyancer handles the legal side: contracts, searches, transfer of ownership. Both are essential for a property purchase. We can introduce you to a conveyancer if you do not already have one.
