To get a mortgage, start with your budget, check your credit record and prepare your deposit and paperwork. Then compare suitable mortgages, get an agreement in principle and make a full application when you have a property to buy.
Know the difference between an AIP, an offer and completion
An agreement in principle is an indication of borrowing. A mortgage offer follows the lender’s checks. Completion is when the purchase is finalised.
This guide covers buying a UK home to live in, from your first checks to completion. The legal process differs across the UK. If you already own a home and want to change your mortgage, see our remortgage guide.
The mortgage process at a glance
- PrepareWork out your budget, check your credit and organise your deposit and documents.
- ApplyCompare your options, get an agreement in principle and submit a full application.
- CompleteCheck the mortgage offer and finish the property and legal checks before the funds are released.
Work out a budget you can live with
Your everyday budget
Start with your take-home income and regular spending. Include credit commitments, childcare, travel, household bills and the costs of running the home you want to buy. Leave room for repairs and unexpected expenses.
The lender’s assessment
Lenders assess your income and expenditure to decide whether repayments are affordable. A salary multiple or a calculator result is an estimate, rather than a promise to lend. You may also prefer a monthly payment below the maximum a lender would allow.
Use our mortgage calculators to explore repayments, then read how much you could borrow for the factors behind a lender’s assessment.
Source: FCA guidance on affordability checks.
Check your credit record and gather evidence
Check the full credit record
Check your credit reports for incorrect addresses, unfamiliar accounts or payment information that needs correcting. Lenders use their own criteria, so there is no single consumer credit score that guarantees a mortgage.
Explain any credit problems
If you have missed payments or other credit problems, get advice before making repeated applications. Explain the amount, date and current status of the issue so an adviser can assess it in context.
| What to evidence | What you may be asked for |
|---|---|
| Identity and address | Accepted photo ID, proof of address and your address history. |
| Employment income | Recent payslips, a P60 and evidence of any additional income you want considered. |
| Self-employment | Tax calculations, tax year overviews, accounts and relevant business information. |
| Spending and commitments | Bank statements, loan and credit-card commitments, and regular household costs. |
| Deposit | Evidence of your savings and their source, plus gift information if someone is contributing. |
The exact documents and periods of evidence vary by lender and circumstances. Ask for a case-specific checklist, and confirm a secure route before sending financial or identity documents.
Sources: MoneyHelper on application documents and credit records and lender criteria; HMRC on tax calculations and tax year overviews.
Plan your deposit and the other buying costs
Your deposit is the part of the purchase price you fund yourself. The amount you need depends on the mortgage, property and your circumstances. A larger deposit can change the products available, but it does not guarantee approval.
Loan-to-value, in plain English: if you buy for £250,000 with a £25,000 deposit and a £225,000 mortgage, the borrowing is 90% of the price. This is a simple illustration; the lender’s valuation also matters.
Allow for the costs around the mortgage
Keep a separate allowance for legal work, searches, a survey, any lender or adviser charges, moving costs and a cash buffer. Adding an eligible fee to a mortgage means borrowing more and paying interest on it.
Check property tax where you buy
Property tax depends on where you buy and your circumstances: Stamp Duty Land Tax applies in England and Northern Ireland; Scotland uses Land and Buildings Transaction Tax; Wales uses Land Transaction Tax. Check the current rules rather than assuming a first-time buyer pays no tax.
For deposit planning, see our mortgage deposit guide.
Compare mortgages that fit your circumstances
You can approach a lender directly or use a mortgage adviser. Check which lenders and products an adviser considers, how they are paid and what their service includes.
Look beyond the initial interest rate. Compare the payments, fees, initial deal period, mortgage term, early repayment charges and flexibility you may need.
Fixed or variable rate
A fixed rate stays the same for the agreed deal period. A variable rate can change, so payments may rise or fall.
Repayment or interest-only
Repayment mortgages reduce the loan as well as paying interest. With interest-only, the capital remains due and an acceptable repayment strategy is needed.
Mortgage term
Consider the monthly payment alongside the total interest and how long you would be borrowing.
Ask for the mortgage illustration or ESIS and an explanation of the recommendation. Our guide to mortgage types explains the main options.
Not sure which lender is a sensible starting point?
Tell Count Ready about your income, deposit and property plans. We can discuss what needs checking before you apply.
Talk to Count Ready on 01245 934515Sources: MoneyHelper on rates and comparing deals and repayment methods.
Get an agreement in principle and find a property
An initial borrowing indication
An agreement in principle (AIP), also called a decision in principle or mortgage in principle, indicates what a lender might lend based on initial information. It can help you set a search budget and show an estate agent you are considering your finances.
The full checks still come next
An AIP is not a mortgage offer. The lender still needs to assess the full application, supporting evidence and property. Ask whether the AIP uses a soft or hard credit search, how long it lasts and whether it has conditions.
When you find a home, check the property details with your adviser before proceeding. An AIP does not confirm that a particular flat, building type or tenure meets the lender’s requirements. In Scotland, involve your solicitor early in the offer process.
Submit the full mortgage application
Give a complete picture
Once your purchase plans and property details are agreed, your broker or lender can guide you through the full application. Provide accurate figures and complete documents, including the agreed price, requested loan and solicitor’s details.
Keep your information up to date
The lender assesses your circumstances and the property. It may ask for clarification or more evidence before deciding. Respond promptly, and tell your adviser about changes to your employment, borrowing, deposit or purchase price.
Keep the process moving: keep copies of what you have sent, check for outstanding requests and ask who will update you. Sending a partial statement or inconsistent figures can create further questions.
Keep property and legal checks moving alongside it
Arrange your solicitor or conveyancer early. Legal work, lender checks and a survey can overlap; they do not all wait until the mortgage offer arrives.
The lender’s valuation
Helps the lender decide whether the property is suitable security for the mortgage. It is a limited assessment and may not involve a physical visit.
Your home survey
Looks at the property’s condition and potential defects. Discuss the appropriate level with a surveyor, taking account of the property’s age, construction and condition.
A valuation is not a substitute for a condition survey. If a valuation or survey raises an issue, discuss its effect on the purchase, price and borrowing before committing further.
Your legal adviser handles title and contract enquiries and explains the searches and other checks needed for the property. Scotland’s Home Report and legal process differ from those in England and Wales.
Sources: RICS guidance on surveys and valuations and GOV.UK’s home-buying guide for England and Wales.
Check the offer and prepare for completion
When the lender issues a mortgage offer, check the loan amount, property, rate, term, fees, expiry date and any conditions with your adviser and solicitor. An offer does not mean the purchase is complete or that every legal issue has been resolved.
Before becoming legally committed, confirm that your funding and legal checks are ready. Your solicitor should explain when the contract becomes binding and when buildings insurance needs to begin.
England and Wales
Exchange of contracts normally makes the purchase legally binding.
Scotland
The contract becomes binding when missives are concluded. Check your funding position before that stage.
Northern Ireland
Ask your solicitor to explain the contract and completion sequence for your purchase.
At completion or settlement, the legal representatives arrange the transfer of funds and ownership. Confirm the first mortgage payment and ongoing payment date with the lender, and keep the offer and completion documents.
Sources: GOV.UK’s exchange and completion guidance and mygov.scot’s explanation of missives.
Your next step
Make your mortgage plan clearer.
Whether you’re still saving, searching for a home or ready to apply, talk to Count Ready about your circumstances and the step you need to take next.
There is no fee for our initial mortgage evaluation. Fees may apply if you proceed, and we agree them before chargeable work. See our Terms of Business.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Before you apply
How long does getting a mortgage take?
There is no guaranteed timescale. Document requests, lender workload and the valuation can affect the mortgage decision. The purchase also depends on legal work and any chain. Ask for an estimate for your case and check the expiry date on any offer.
Do I need a perfect credit score?
No single consumer credit score determines every lender’s decision. Your credit history, income, commitments, deposit and property all matter. Check the full reports and discuss any problems before applying.
Can a lender decline me after an agreement in principle?
Yes. An agreement in principle is conditional. The full application can reveal information or property issues that change the lender’s decision. Keep the original information accurate and tell your adviser if your circumstances change.
Can I speak to an adviser while I am still saving?
Yes. You can discuss a possible budget, your deposit plans and what to prepare before you are ready to apply. An early conversation does not guarantee a mortgage or a particular borrowing amount.
What if I am self-employed or have a visa?
Explain your circumstances at the start so the evidence and lender criteria can be checked. Employment status or visa status alone does not confirm eligibility. Count Ready has separate guides to self-employed mortgages and mortgages for UK visa holders.
What should I do if my application is declined?
Find out the reason before immediately applying elsewhere. Ask whether the issue relates to your information, affordability, credit history or the property, and discuss what needs addressing. Repeated applications can involve further hard credit searches.
More help for your situation
Sources and checks
Source links checked on 23 October 2026. The sources above support the general mortgage process. For further detail, see MoneyHelper’s declined application guidance and nidirect’s home-buying guidance for Northern Ireland.
This post provides general information, not a personal mortgage recommendation or legal advice. Product availability, lender criteria, tax rules and your circumstances can change. Confirm the requirements for your application with your adviser, lender and legal representative.