A 14-step guide for buyers in Tunbridge Wells, Kent and Sussex — deposits, mortgages, AIPs, viewings, offers, surveys, conveyancing, exchange and completion. The path we walk every buyer through.
By Gemma Collins
Director, SalesUpdated
The right home is the one you can already picture living in.
Buying a home in Tunbridge Wells, Kent or Sussex is one of the biggest financial commitments most people will make. The process has fourteen meaningful decisions strung together — from saving the deposit through to moving day — each of which compounds the next. This guide walks you through every stage in plain English, so when we sit down for your first viewing or your first conversation with our buyers’ team, you arrive with the questions that matter.
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Step 01: Save a mortgage deposit
Most lenders will want a minimum 5% deposit, though larger deposits unlock materially better interest rates and a wider choice of products. First-time buyers have access to government-backed schemes like the Lifetime ISA, which tops up your savings by 25% up to a generous annual cap.
Shared ownership lets you buy a 25-75% share with rent on the remainder
Parental guarantees against property or savings are accepted by some lenders
The First Homes scheme offers 30%+ discounts to eligible buyers
Right to Buy lets council tenants purchase at a 35% discount after three years
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Step 02: Find out how much you can borrow
Lenders typically advance up to four-and-a-half times annual salary, subject to deposit size, income, credit history and any co-purchaser's finances. Don't forget the additional costs that sit on top of the purchase price — conveyancing, lender valuations, surveys, removals and stamp duty all need budgeting for early.
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Step 03: Research the area
Spend real time in prospective neighbourhoods — at different times of day and on different days of the week. Commuting patterns, amenities, atmosphere, schools, transport links and safety records all change the lived experience of a home. Online research narrows the field; physical presence makes the call.
School catchment areas significantly influence property values
Proximity to railways and motorways affects pricing and noise
Check flood risk maps and police.uk crime statistics
Use our area guides for local context, supply and pricing
A home is a street, a school run, a walk home. Spend time there.
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Step 04: Apply for an Agreement in Principle
An Agreement in Principle (AIP, sometimes DIP) is a document from a lender stating they're willing in principle to advance you a specific amount. It's not a binding offer, but it materially strengthens your negotiating position — and signals to sellers and agents that your finances are organised.
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Step 05: Register with estate agents
Registration with local agents costs nothing and creates no obligation. It puts you on the property alert list, often gives you 24-48 hours' notice on new instructions before they hit the portals, and means agents have a clear brief to match against when something fitting comes up.
Online browsing is for screening; in-person viewings reveal spatial flow, condition, light and the emotional connection that no listing can capture. Always view at least twice — once for first impressions, once to check the things you noticed first time. Where possible, visit at different times of day.
The viewing is where you stop browsing and start picturing it.
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Step 07: Make an offer
Research recent comparable sales using Zoopla and Land Registry data to establish what fair pricing looks like. Offers below asking price are common, though competitive markets may require asking-price or premium bids. Strengthen your offer with chain-free status, an AIP and proof of funds.
Highlight chain-free status and mortgage pre-approval up-front
Make offers subject to survey and subject to market withdrawal
Submit offers in writing — Street.co.uk records the audit trail
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Step 08: Apply for a mortgage
Once your offer is accepted, you can move from AIP to a full mortgage application. Choose between fixed-rate products (typically 2-5 year terms, the most common option) and tracker mortgages with variable rates. Many borrowers now choose 30-40 year terms to keep monthly payments manageable.
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Step 09: Find a conveyancer or property solicitor
Conveyancers handle property-specific legal work — searches, contract preparation, Land Registry dealings and stamp duty. A solicitor can do the same and more. Either way, choose someone with recent property law experience, ideally with local knowledge of the area you're buying in.
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Step 10: Get an independent survey
A professional survey assesses the building's condition and identifies structural concerns before you commit. It's optional but highly recommended — and crucially, it's distinct from the lender's valuation, which exists to protect the lender's loan, not your investment. Don't conflate the two.
RICS-registered surveyors offer three survey levels
RPSA-registered surveyors provide two levels
Costs vary by property location, size and type — typically £400-£1,200
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Step 11: Research removal companies
Professional movers streamline relocation, with costs determined by item volume and distance. Get three quotes early, confirm availability before finalising completion dates, and check insurance cover. Booking late in a busy market — late spring, late summer — can be expensive.
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Step 12: Arrange home insurance
Buildings insurance must commence on exchange date (or completion for new-build properties). The moment contracts are exchanged, you become legally obligated to purchase, and the property is at your risk. Most mortgage providers will mandate cover; even cash buyers should never go uninsured.
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Step 13: Exchange contracts
Contract exchange creates a binding legal obligation once both parties sign and the buyer's deposit transfers. Preparation requires a written mortgage offer, a confirmed completion date, active buildings insurance and signed contracts. Once exchanged, neither side can withdraw without significant penalty.
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Step 14: Complete and move in
Completion typically occurs two weeks post-exchange, with flexibility either way to fit your circumstances. The final purchase price transfers to the seller's solicitor, keys are released by the agent to you, and the property is legally yours. From here, the new chapter begins.
And then the keys are yours. The new chapter begins.
Bake these in
The non-negotiables every buyer should bake in.
These are the structural truths of buying property in England — the parts that don’t bend regardless of how the market is moving. Get them right at the start and the rest of the process is mostly logistics.
