Buying a Home
Buying a Home
Buyer guide
Buying a home in Bramhall and Stockport, step by step
Mortgages, solicitors, surveys and offers: the whole process in plain English, minus the jargon and the jitters. Whether you are buying in Bramhall, Woodford, Davenport, Edgeley, Cale Green, Heald Green or Gatley, here’s what happens and what I’ll need from you.
Moving to the area
Bramhall, Davenport, Heald Green and Gatley all have their own train stations, and Edgeley sits next to Stockport station, about ten minutes from Manchester Piccadilly. Woodford and Bramhall are known for great schools, bigger gardens and village-feel weekends. Manchester Airport and the M60 are close by, and the Peak District is about twenty minutes east. Ask me about catchments for any home you view.
Eight steps to your new front door
1. Get your mortgage ready
Get a mortgage in principle before you view. It sets your real budget and makes your offer count. Selling a home to buy? Book a valuation now, so you know your budget.
- Mortgage in principle
- Proof of deposit
- A budget for Stamp Duty, fees and removals
2. Choose a solicitor early
Pick a conveyancer before you find the house. It saves weeks later, trust me. Not sure who to choose? Ask and I’ll send you some good options.
3. Register and view
Register with me to hear about homes before they reach Rightmove. I host the viewings, so you get honest answers about the house and the area. Email alerts >
4. Make your offer
In writing, through me. I put it to the seller straight away, with your position, because a strong position can matter as much as the number. (Full process below.)
5. Survey and mortgage valuation
The lender values the home for the bank; your own survey is for you. If it flags anything, I will help you handle it.
6. Conveyancing and searches
Your solicitor runs searches and checks the title. I chase both sides every week, politely but persistently.
7. Exchange
You pay your deposit and the sale becomes legally binding.
8. Completion
The money moves, I hand you the keys, and you find out which box the kettle’s in. Welcome home.
The offer Process
How to make an offer on a house
Fair, clear and in writing. Here’s what I need from you, what I tell the seller, and what happens next. No games.
- Get your paperwork ready. Mortgage in principle, proof of deposit or cash funds, your chain position (nothing to sell, sold, or on the market) and your solicitor’s details.
- Tell me your offer. Call, email or use the form below. I will ask a few questions about your position and timescales.
- I put it to the seller, straight away, with your position.
- Negotiation. I come back with the seller’s answer. If there are several offers, everyone gets the same fair chance.
- Offer accepted. I confirm in writing, issue the memorandum of sale and take the home off the market.
Buyer checks with Kotini
Once your offer is accepted, and before I issue the memorandum of sale, the law requires me to verify your identity. I use Kotini, an independent compliance platform, so it takes minutes:
- ID from your phone. A biometric identity check from home, with no office visit and no posting documents.
- Done to the legal standard. Anti-money laundering, PEP and sanctions checks, as the Money Laundering Regulations require.
- A stronger position. The seller knows you are verified and ready, which helps your offer stand out and keeps the sale on track.
- Less duplication. Your details are collected securely once and can be shared with your conveyancer.
Cost: £45 + VAT (£54) per buyer, paid once.
FAQs
Buying and offer FAQs
How much deposit do I need?
Most lenders ask for at least 5 to 10% of the purchase price, so on a £350,000 home in Bramhall that is £17,500 to £35,000. The bigger your deposit, the better the rates, and they usually drop again at 15%, 25% and 40%.
Budget on top for Stamp Duty, solicitor’s fees, your survey and removals. A good mortgage adviser will talk you through the full cost before you start viewing.
What is a mortgage in principle?
A written statement from a lender saying roughly how much they would lend you, based on your income, outgoings and a credit check. It is not a guaranteed offer, but it tells you your real budget and shows sellers you are serious.
It can make your offer stronger than a higher one from a buyer who hasn’t done the groundwork. They usually take less than an hour to arrange and last 60 to 90 days.
Which survey do I need?
For most homes, a RICS Level 2 survey (often called a HomeBuyer Report) is right. It covers condition and flags significant problems such as damp, subsidence or roof issues.
If the home is older, extended, of unusual construction, or you plan major work, a RICS Level 3 Building Survey is worth the extra cost. Your lender’s valuation is not a survey; it protects the bank, not you.
Can I offer under the asking price?
Yes. By law I have to pass every offer to the seller, and I will, along with your position. Check how the home is marketed first: “Offers over” or “Guide price” usually means the price is a starting point, not a ceiling, so an offer well below it is less likely to be accepted.
Is an accepted offer legally binding?
No. In England, an accepted offer is not binding until contracts are exchanged, usually several weeks later. Until then either side can walk away, and the price can be renegotiated if, say, the survey finds a problem.
That is why I check every buyer’s mortgage in principle, deposit and chain up front, and chase solicitors, lenders and the chain every week, so issues are caught early.
What if there are multiple offers?
I will let everyone know, and may ask all interested buyers for their “best and final” offer in writing by a set deadline. Everyone gets the same information and the same chance, and no one is played off against anyone else.
Put forward the highest figure you are genuinely comfortable with, alongside your position. A chain-free buyer with a mortgage in principle can beat a slightly higher offer with a long chain behind it.
How long does buying a house take?
Typically 12 to 16 weeks from offer accepted to completion. It can be quicker for cash buyers or first-time buyers with no chain, and longer with a long chain. Leasehold homes can take much longer, so order the management pack straight away.
Have your mortgage adviser and solicitor lined up before you offer, and reply quickly when they ask for anything. I will chase both sides every week until you have the keys.
Can family or a friend gift me some of my deposit?
Usually yes for family, sometimes for friends, depending on the lender. The person gifting will need to sign a gifted deposit letter confirming it is a gift, not a loan, and your solicitor will check where the money came from as part of anti-money laundering rules. Tell your mortgage adviser at the start.
Do I really need a survey if the mortgage lender has valued the house?
It is your choice, but we would always recommend one. The lender’s valuation only tells the bank the house is worth the loan; it is not an inspection for you. A RICS survey costs a few hundred pounds and can uncover problems costing thousands, which you can then negotiate on before you are committed.
What happens if the survey finds a problem?
Don’t panic. Get a quote for the work, then decide whether to ask for a price reduction, ask the seller to fix it before completion, or walk away. I will put your request to the seller with the evidence and help both sides reach something fair, because most survey issues are solvable.
Why are my conveyancing costs higher than the quote?
Most quotes show the solicitor’s fee, then add “disbursements”: searches, Land Registry fees, Stamp Duty and bank transfer fees. Leasehold homes and gifted deposits often cost extra too. Ask for a fully itemised quote before you instruct, and if you would like recommendations for solicitors who quote clearly, just ask.
Can I get a mortgage if I’m self-employed?
Yes. Most lenders want two years’ accounts or tax returns (SA302s and tax year overviews), and some will consider one year. A good mortgage broker who works with self-employed buyers is worth their fee here, as they know which lenders suit your situation.
What should I check when buying a leasehold flat?
The years left on the lease, the ground rent and how it increases, the service charge and what it covers, and any planned major works. Leases under about 80 years can be harder to mortgage and more expensive to extend. Ask your solicitor to order the management pack as soon as your offer is accepted.
Can I buy the house I’m renting?
Yes, if your landlord is willing to sell. It can suit both sides: you know the home, there are no viewings or chain on your side, and the landlord avoids a void. Get a mortgage in principle first, then make an offer in writing. If Durrell & Joe manage your home, talk to me and I will handle it properly for both sides.
Why do I have to do ID checks with the estate agent as well as my solicitor?
Because the law requires both, separately. Estate agents must verify every buyer as well as every seller under the Money Laundering Regulations, and your solicitor has their own duty. I use Kotini so your part takes minutes on your phone, and your details can be passed on to your conveyancer to save you repeating yourself. It costs £45 + VAT (£54) per buyer.
Not found the one yet?
Get first dibs on new homes in Bramhall, Woodford and Stockport, before everyone else spots them on Rightmove.
Call 0161 410 2402