7 Mistakes First-Time Buyers Make (and How to Avoid Them)
From skipping surveys to bidding blind - the costly errors no one tells you about
Buying your first home is exciting, and it's also the point at which you're most vulnerable to making expensive mistakes. We made at least three of these ourselves - and built this guide so you don't have to. Here are the seven most common ones - and what many buyers do differently.
1. Skipping the survey
This is the big one. Every year, thousands of first-time buyers either don't get a survey at all, or choose the cheapest option to save money. Then they complete the purchase and discover a failing roof, serious damp, or structural movement that costs far more to fix than the survey would have cost.
A Level 2 HomeBuyer Report costs £400-£900. A new roof costs £6,000-20,000. The maths isn't complicated.
2. Getting emotionally attached too early
It's natural to fall in love with a property - we did it on our second viewing and it nearly cost us. We'd already mentally moved in before the survey came back with issues, and we almost talked ourselves out of negotiating because we didn't want to 'lose' the house. Sellers and agents can tell when a buyer is emotionally invested, and it affects the prices you're offered and the concessions you're unlikely to ask for.
Many buyers find it helps to stay analytical until contracts have exchanged.
- Many buyers keep a shortlist of 2-3 properties rather than fixating on one
- There will be other properties if this one isn't right
- Posting about a purchase on social media before exchange can alert competing buyers
3. Choosing a solicitor on price alone
Conveyancing fees are an area where many buyers report that the cheapest quote proved a false economy. Our first solicitor was the cheapest quote we got - and they were impossible to get hold of. After three weeks of chasing with no progress, we switched firms. It was stressful and cost us time, but the replacement was night and day.
The difference between a £695 conveyancer and a £950 one might seem significant when you're stretching to buy a house, but a slow or unresponsive one can delay your purchase by weeks - which in a chain can cause it to collapse entirely. Buyers often look at Trustpilot reviews, ask for a named contact, and check for CQS accreditation (the Law Society's conveyancing quality mark).
4. Underestimating the total cost
Buyers often focus entirely on the deposit and mortgage payments and fail to budget for the full range of costs involved in buying a property.
- Stamp Duty Land Tax (if applicable - check your threshold as a first-time buyer)
- Conveyancer fees: £700-£1,500
- Survey: £400-£1,500 depending on level
- Mortgage arrangement fee: £0-£2,000 (sometimes added to mortgage)
- Mortgage broker fee: £0-£500 (many are fee-free, paid by lender)
- Buildings insurance from day of exchange
- Removal costs: £500-£2,000+
- Immediate repairs or updates after completion
5. Not getting a mortgage Agreement in Principle first
Estate agents take buyers more seriously when they have an Agreement in Principle (AIP) - sometimes called a Decision in Principle - in place. This is a conditional offer from a lender confirming roughly how much they'll lend you based on an initial credit check.
It doesn't affect your formal mortgage application and is usually free. Having one means you can make offers with confidence and shows sellers you're a serious buyer.
6. Not reading the title documents
Your conveyancer will obtain the title register and title plan for the property. Most first-time buyers never read them - which is understandable given they can be technical. But they contain critically important information: restrictive covenants (rules about what you can do with the property), rights of way, whether the property is freehold or leasehold, and how the boundaries are drawn.
Conveyancers can be asked to summarise any covenants or restrictions in plain English - it's one of the things they do as part of the process.
7. Exchanging without a removal booked
Once you exchange contracts, your completion date is legally fixed. If you haven't booked a removal company, you may find popular firms are already booked up - especially if your completion date falls on a Friday (the most popular day). Many buyers book a removal company provisionally once a completion date looks likely, then confirm after exchange.
Key takeaways
- 1Most buyers opt for at least a Level 2 survey for any standard property
- 2The full cost of buying goes well beyond the deposit and mortgage
- 3Many buyers obtain an Agreement in Principle before making offers
- 4Many buyers choose a solicitor based on reviews and accreditations, not just price
- 5Removal companies are often booked as soon as a completion date is in sight
General information only. This article is for educational purposes and does not constitute legal, financial, surveying or tax advice. Every property purchase is different - always consult a qualified solicitor, mortgage adviser or surveyor before making decisions. Home Ready Guide Limited is not FCA authorised.
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