Written by Craig Leigh, Mortgage Adviser, The Mortgage Broker
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Buying a home is one of those big “adulting” moments that sounds exciting, but quickly becomes confusing. There’s advice everywhere, jargon you’ve never used before, and a nagging feeling that everyone else knows what they’re doing except you.
One of the first questions people get stuck on is simple but important:
should you start by looking at houses, or sorting your mortgage first?
The short answer is this: mortgage planning should come first.
Not to take the fun out of house hunting, but to make sure the fun doesn’t turn into stress later.
This guide walks you through where to start, what the numbers might look like, and how the whole process fits together from day one to getting the keys.
Start here – before you look at a single house
Before opening Rightmove, booking viewings, or imagining where your sofa might go, it helps to have a rough idea of your financial starting point.
You don’t need exact figures. You don’t need perfect credit. You just need a baseline.
At this stage, you should roughly know:
- how much you earn (on your own or jointly)
- your regular monthly commitments
- how much you’ve saved (or are saving) for a deposit
- whether you’re buying alone or with someone else
This is mortgage planning at its simplest: understanding your position before making emotional decisions.
If you’re unsure about any of these figures, that’s completely normal. Many buyers start with estimates rather than exact numbers, especially early on. The aim isn’t to make firm decisions at this stage, but to create a realistic framework that can be refined as you go. Having this early clarity makes the next steps far less intimidating and helps you move forward with confidence rather than guesswork.
Get StartedWhat your budget might look like in real life
One of the hardest parts of starting out is not knowing what’s realistic. So here are illustrative examples, not guarantees, just guidance.
Buying on your own
Income around £32,000-£38,000
Deposit saved: £10,000-£20,000
You might be able to borrow roughly £140,000-£180,000.
That could put your realistic property search around £155,000-£195,000.
Buying as a couple
Joint income: £60,000-£70,000
Deposit saved: £20,000-£30,000
You might be looking at borrowing roughly £250,000-£350,000.
That could mean a property search around £270,000-£380,000.
These figures vary depending on the lender and your circumstances, but they answer an important early question:
what price range should you actually be looking in?
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The full journey: from “just starting” to buying a home
Once you’ve got a rough budget, the buying process becomes much easier to understand when it’s laid out clearly. Here’s a simple, realistic UK buying flow.
At first glance, this process can look long or complicated, especially if you’ve never bought a home before. In reality, most of these stages don’t happen all at once, and many run alongside each other. Once your mortgage planning is done and you have an Agreement in Principle, the focus shifts from “Can I buy?” to “Which home is right for me?”. From that point on, each step builds logically on the last, with professionals such as mortgage advisers, solicitors, and surveyors guiding you through the technical parts while you concentrate on the move itself.
A printable guide: steps, costs, and “extra money” to expect
This is where most people get caught out. Below is a step-by-step table showing what happens, and what extra costs usually appear at each stage in the UK.
Step-by-step home buying guide (UK)
| Stage | What’s happening | Typical cost | Extra money to allow for |
| Budget planning | Understanding income, deposit & borrowing | – | £0 |
| Mortgage advice | Reviewing lenders & affordability | Often £0 | Possible broker fee (£0-£500) |
| Agreement in Principle | Lender checks affordability | £0 | |
| House hunting | Viewings & offers | Travel, time off work | |
| Offer accepted | Sale agreed (not binding) | £0 | |
| Mortgage application | Full lender assessment | £0-£300 | Product fees (sometimes added to loan) |
| Valuation | Lender checks property value | £0-£400 | Depends on lender |
| Survey | Checking property condition | £500-£1,500 | Repairs may be flagged |
| Conveyancing | Legal work | £1,000-£2,500 | Search fees, admin |
| Exchange | Contracts become binding | Deposit paid | Usually 5-10% of price |
| Completion | You get the keys | Moving costs | |
| After completion | Final admin | Land Registry fees |
The “hidden” costs people forget to budget for
Beyond the deposit and mortgage, buyers often forget to allow for smaller (but important) extras.
Common extra costs in the UK
| Cost | Typical amount |
| Solicitor searches | £250-£400 |
| Land Registry fee | £250-£500 |
| Stamp Duty | Varies (can be £0 for some buyers) |
| Moving costs | £300-£1,500 |
| Initial furniture | Personal choice |
| Emergency buffer | 2-3 months of expenses |
Having a buffer can make the difference between a smooth purchase and a stressful one.
This is exactly where early mortgage planning makes a difference. When buyers focus only on the headline price of a property, these additional costs often appear late in the process, sometimes when savings are already stretched. By factoring in fees, moving costs, and a financial buffer from the outset, you avoid reaching the end of the journey only to realise the numbers no longer work. Planning early doesn’t just help you buy a home, it helps you buy it without unnecessary financial pressure.
Why mortgage planning belongs at the start
When you plan your mortgage first, everything else becomes easier.
You:
- know what price range to search in
- avoid falling in love with homes you can’t buy
- reduce the risk of last-minute surprises
- make offers with confidence
House hunting is more enjoyable when you’re not guessing.
A simple checklist to finish with
Before you book viewings, it helps to be able to say:
- I know my rough borrowing range
- I understand my deposit position
- I’ve allowed for extra buying costs
- I’m viewing homes I can realistically afford
That’s what mortgage planning gives you, not restrictions, but clarity.
FAQs: Mortgage Planning vs House Hunting
Yes, but it’s risky. Without knowing what a lender is likely to offer you, you may waste time viewing homes outside your realistic budget or lose a property because you’re not in a position to move quickly.
An Agreement in Principle is a lender’s indication of how much they may lend you based on an initial affordability check. It’s not a guarantee, but most estate agents expect one before taking an offer seriously.
Most Agreements in Principle use a soft credit check, which does not affect your credit score. A full credit check usually only takes place once you submit a full mortgage application.
They’re useful for rough estimates, but they don’t account for lender-specific rules, existing debts, or variable income. They should be treated as a starting point rather than a decision-maker.
Ideally, yes. A short conversation can clarify your borrowing range, highlight potential issues early, and help you avoid disappointment later in the process.
Most buyers aim for at least 5–10%, but a larger deposit can unlock better interest rates and lower monthly payments. Some lenders also offer schemes for smaller deposits, depending on individual circumstances.
Not always. Just because a lender will lend a certain amount doesn’t mean it’s comfortable for your lifestyle. Mortgage planning focuses on affordability, not just eligibility.
This is why stress-testing your budget matters. Good mortgage planning considers whether you could still afford repayments if rates increased in the future, not just at today’s rates.
You can, but your offer may be less attractive unless you’re chain-free. Mortgage planning helps you understand how your current property affects your buying position and lender options.
Not necessarily. Some brokers charge fees and others don’t. What matters is the value provided, such as access to suitable lenders, clear guidance, and help avoiding costly mistakes.
An Agreement in Principle is based on your situation at the time. If your income, employment, or debts change, it’s important to reassess before applying for the full mortgage to avoid delays or declines.
Only once contracts are exchanged. Before that point, offers and mortgage approvals can still change, which is why planning early and carefully is so important.
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Author: Craig Leigh, Mortgage Adviser
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