Why Professional Opinion Matters More Than a Google Search

Google Search Vs Expert Opinion
General Search – The Starting Point

It is quite common for clients to begin their research by checking Google, using AI tools, or speaking to friends who have gone through a similar process. These are all good starting points to understand what is generally possible in the mortgage or property market and to familiarise yourself with key terms and concepts.

However, while Google searches, AI responses, and friendly discussions can help build general awareness, they cannot replace case-specific professional advice that takes into account your personal and financial circumstances.

If you are specifically interested in how advice-driven product selection differs from comparison websites, see our related article:

Why Personalised Mortgage Advice Goes Beyond Comparision Website

The Limits of Generic Information

The information found through a Google search or a general discussion with friends is, by nature, generic.
It does not take into account:

  • Your income type or employment structure.
  • The property’s ownership model or intended use.
  • The lender’s current criteria.
  • Your residency or credit profile.

Mortgage lending, taxation, and property law all have layers of detail that differ from one case to another. What works well for one individual may not be suitable or even possible for another.

     

Consider the use of a gifted deposit.
A quick online search might state that lenders are happy to accept gifted deposits as long as the source of funds is evidenced and supported by a donor declaration.

While this is true in many standard residential purchases, the outcome changes significantly when the purchase:

  • Is made through a limited company,
  • Involves multiple shareholders, or
  • Relates to a non-standard property such as a multi-unit block under a single title.

In such cases, the number of lenders available is very limited. Those who accept gifted deposits often do not accept multi-unit properties, and vice versa. The difference between what appears acceptable online and what is actually possible in your case can therefore be substantial.

Why Professional Advice Holds Greater Weight
Professional opinion is built on understanding not just what the rules say, but how they are applied in practice.
It involves:
  • Interpreting lender and solicitor criteria within the context of your case.
  • Balancing compliance, affordability, and timing.
  • Ensuring that what appears possible in theory is achievable in reality.

A professional adviser also carries regulatory accountability — meaning the guidance you receive must be suitable, compliant, and in your best interests. That level of responsibility does not exist in a Google search, an AI response, or a conversation with friends.

Research Is Useful – Validation Is Essential
Doing your own research is helpful and can make conversations more meaningful. But before proceeding with decisions or forming expectations, it is vital to validate that research with a qualified professional.
 
A generic Google answer or AI response can inform you of what is common, but professional advice ensures that what you are planning is achievable and acceptable for your specific situation.
 
The key takeaway: general searches are a good place to start — professional advice ensures you finish right.

Why Personalised Mortgage Advice Goes Beyond Comparison Websites

Why Personalised Mortgage Advice Goes Beyond Comparison Websites

In today’s digital world, it’s natural to turn to comparison websites to check mortgage rates.
They’re easy to use and give a quick overview of what’s available in the market.
But when it comes to actually getting a mortgage — and making sure it’s suitable, affordable, and achievable — what you see on a comparison site is only half the story.
That’s where the value of personalised advice comes in.

Comparison Websites – A Good Starting Point, But That’s All

Comparison websites are a great starting point for research. They help you understand the general range of rates in the market.
However, what they show are generic products, often filtered only by loan amount, property value, and type of mortgage.

What they don’t take into account are your personal details that actually determine whether you can access that rate, such as:

     ⦁ How you earn your income – employed, self-employed, or on a contract
     ⦁ The stability and type of your income – salary, dividends, day rates, or multiple income sources
     ⦁ Your credit profile and existing commitments
     ⦁ Source of deposit – personal savings, gift, or from overseas
     ⦁ Your residency status or visa type
     ⦁ Type and condition of the property
     ⦁ Whether you are buying in personal name or through a Ltd company

Each of these factors can significantly alter which lenders are willing to offer you a mortgage — and at what rate.

What Personalised Advice Brings to the Table

With personalised advice, the focus shifts from finding a rate to understanding your situation in full.

An adviser takes time to understand your circumstances and objectives before recommending any product

They review the entire market (not just one lender panel or an online list) and select options that are:

     ⦁ Available to you, based on your profile
     ⦁ Suitable for your needs and plans
     ⦁ Compliant with lender and regulatory requirements
     ⦁ Timed correctly, reflecting how long each rate is valid and when you plan to complete

Every rate shared through personalised advice is one that the adviser is confident you are both eligible for and comfortable with — taking into account your affordability, goals, and any foreseeable changes ahead
commitment.

Rates Move Fast – Timing and Monitoring Matter

Mortgage rates in the UK can be volatile and may change even within a single day.
A rate displayed online might already be withdrawn or replaced by the time you apply.
With personalised advice, an adviser will typically:

     ⦁ Track market movements daily
     ⦁ Re-check rates right up to the point of exchange or completion for purchases
     ⦁ Revisit options close to your renewal date in remortgages or product transfers
     ⦁ Recommend switching to a lower rate, if one becomes available before completion and it suits your circumstances

This level of monitoring helps ensure that the mortgage product you proceed with remains competitive and appropriate right up to the point you lock it in.

Accountability and Responsibility in Advice

One of the most important distinctions between taking personalised advice and using a comparison website lies in accountability.

When you rely on online listings, no one takes responsibility for whether the information shown is accurate, up to date, or suitable for your circumstances. The choice — and any resulting outcome — rests entirely with you.

By contrast, when you receive regulated mortgage advice, the adviser takes full responsibility for the recommendation made. This includes assessing your income, commitments, and future plans to ensure the advice is both appropriate and compliant.

Every recommendation is backed by professional due diligence, regulatory oversight, and the adviser’s Professional Indemnity Insurance, which provides an additional layer of protection and reassurance for clients.

This accountability — combined with ongoing rate monitoring and suitability checks — is what truly differentiates advice from comparison.

The Value of Trust and Expertise

Personalised mortgage advice is not about selling a rate; it is about guiding someone towards the right mortgage solution for their circumstances.There is no incentive for an adviser to withhold a cheaper rate if it is truly suitable — the entire purpose of regulated advice is to find the option that best fits the client’s needs.

The advice process goes far beyond comparing numbers. It involves making sure the application is positioned correctly, the product aligns with future plans, and the overall journey remains clear and manageable.

Securing a mortgage is a journey rather than a single-step process, and understanding how the various stages fit together can make the experience far smoother. You can read more about the typical steps in the process The First-Time Buyer’s Mortgage Journey: A Complete, Practical Guide

In Summary

Comparison vs Advice-The Real Difference

While comparison websites provide a quick snapshot of available mortgage rates, they rarely show the full picture. Personal advice goes several steps further — checking eligibility, assessing suitability, and guiding you through the entire process until completion. The difference isn’t just in the rate, but in the reliability and responsibility behind it.

A Balanced Perspective

There’s nothing wrong with browsing comparison websites — they can be a useful way to familiarise yourself with the market and get a sense of the available options.
However, it’s important to remember that what appears online is a general snapshot, not a tailored recommendation.

When you work with an experienced, independent mortgage adviser, the focus is not just on the rate itself but on eligibility, suitability, timing, and long-term implications.The process involves careful assessment, documentation, and monitoring — ensuring that the final mortgage solution genuinely fits your individual circumstances and future plans.

Good decisions rely on clarity and context, not on headline rates alone.

The First-Time Buyer’s Mortgage Journey: A Complete, Practical Guide

Mortgage Process - Main Image
Who this is for

If you are buying your first home and want a clear, end-to-end view of what happens, in what order, and why — this guide is for you.

How to read this

This explains the ideal, logical sequence from first thought to mortgage offer and completion support.
In real life, you might join mid-way, skip a step, or loop back — that’s perfectly normal.
Use the anchor links and checklists to dip into the parts you need most.

Before You Start: What “Good Process” Looks Like
  • A clear picture of how much you can borrow, how much deposit you need, and what the total monthly cost could be.
  • An Agreement in Principle ready to show estate agents so your viewing and offer carry weight.
  • A researched product and term only once a property is agreed, not before.
  • A thorough application-prepping stage so there are fewer surprises later.
  • Prompt responses to lender queries and valuation logistics handled early.
  • A final mortgage offer that matches your illustration, checked for errors.
  • Ongoing rate watch right up to exchange if the lender reduces rates.

Scenario Assessment and Game Plan
Goal:
To answer four key questions with confidence:
  • What is the maximum loan available to you?
  • What deposit is needed and where will it come from?
  • What one-off costs are likely at the start?
  • What will your monthly payments look like under realistic options?

What we capture from you:

  • Employment and income details (including bonuses, overtime, or commissions).
  • If self-employed or a company director — profits, salary, dividends, latest accounts, or SA returns.
  • Credit commitments such as loans, cards, car finance, or student loans.
  • Family situation and foreseeable changes affecting affordability.
  • Deposit source and evidence.
  • Property preferences such as freehold or leasehold, service charges, ground rent, or new-build details.

Our unique approach

We prepare a personalised, dynamic spreadsheet that models:

  • Different property prices and deposits.
  • The impact of term or rate changes.
  • How your affordability and payments shift with each scenario.

This prevents wasted viewings and helps you and your family align on a realistic plan before falling in love with a property outside budget.

Outputs you receive:

  • A clear headline range for purchase price and loan.
  • Estimated upfront costs.
  • Indicative monthly payments under a few realistic setups.
  • A summary of the best-case pathway, subject to standard checks.

Mortgage Journey

Agreement in Principle: Confidence for Viewings and Offers
What it is:

A lender’s non-binding confirmation that, based on declared information, your credit profile and circumstances appear acceptable for borrowing up to a stated limit and deposit.

What it is not:

  • Not a product choice or rate lock.
  • Not a full underwrite.
  • Does not require you to evidence income or deposit to the lender at that stage.

Possible outcomes:

  • Accepted for the requested loan and deposit.
  • Accepted but for a lower loan or higher deposit.
  • Referred for manual review.
  • Declined.

Why it matters:

Estate agents often ask for an AIP before viewings or when you make an offer. It demonstrates you’re financially prepared and serious about buying.

Tip:

We usually obtain the AIP at the most conservative deposit level you’re comfortable with. If you later choose to put in a larger deposit, that’s an easy adjustment.

Full Application: Only After Your Offer Is Accepted
When to choose products:

Only after the property and price are agreed. Before that, we show you ranges and examples — not specific products.
Once an offer is accepted, we refresh your spreadsheet and review:

  • Product style (fixed, tracker, discount).
  • Fixed period (two or five years, and whether flexibility is important).
  • Term, affordability, and how it affects long-term cost.
  • Fees and whether adding or paying upfront makes sense.
  • Leasehold and property-type considerations.

The key document you receive:

A detailed Mortgage Illustration that outlines your rate, fees, term, payments, and deposit.
This forms the foundation of the final mortgage offer, assuming there are no material changes.

The key document you receive

Application-Prepping: The Extra Work That Saves Time Later
We resolve complexity before submission to minimise delays. Expect us to check lender criteria thoroughly and gather complete supporting evidence up-front, including:
  • ID and address verification.
  • Income documents: latest payslips, P60s for the last two years, and employment letter if required; or SA302s (Tax Calculations), Tax Year Overviews, company accounts, and accountant references for business owners.
  • Bank statements and explanations for unusual transactions.
  • Evidence of all credit commitments and deposit source.
  • Property details (lease, ground rent, new build warranty, etc.)

Why this matters:

It reduces back-and-forth, makes underwriting smoother, and surfaces deal-breakers early when there’s still time to adapt.

How Long Each Step Takes

After Submission: Underwriting and Valuation
Lenders typically run these in parallel, though some prefer to finish underwriting before instructing a valuation, especially in specific or complex cases.
Underwriting — what to expect:
  • The case manager checks that all documents match the application.
  • Queries are common; some cases complete in a single round, while others require several iterations depending on complexity.
  • The lender focuses on identity, affordability, credit conduct, and how your deposit is sourced and evidenced.

Valuation — types, triggers and outcomes:

At this point, the lender instructs a valuation to confirm that the property is suitable security for the mortgage and that its value matches the agreed price.
You may not always see a valuer in person — sometimes it’s done digitally or from outside the property.

Property Valuation

The infographic above shows the three main valuation methods and the possible outcomes.
Here’s how to read it in context:

  • If the valuation comes back at the agreed price, the process moves smoothly to mortgage offer.
  • If it’s lower than the purchase price (a “down valuation”), we’ll discuss options — renegotiating the price, increasing your deposit, or exploring alternative lenders.
  • If the property is deemed unsuitable as security, this usually points to structural or legal issues. In such cases, we’ll reassess whether another lender or property is more appropriate.

If you’d like to understand the different types of property surveys and when each is recommended — for example, a RICS Level 2 (Homebuyer) or Level 3 (Building) report — read our detailed guide:When to Get a Property Survey

Mortgage Offer: Final Approval Before the Legal Stage
When the lender issues your mortgage offer, we:
  • Review it thoroughly to ensure it matches the illustration and key details.
  • Flag and correct any discrepancies with the lender.
  • Share the confirmed copy with you and your solicitor.
  • Update the estate agent that the offer is in place (without sharing private documents).

From this point, the legal work drives the timeline — searches, enquiries, and exchange.
We remain engaged until completion and monitor for potential rate reductions that may benefit you.

Rate Watch Between Offer and Exchange
If the lender reduces their rate and switching is practical before exchange, we assess whether it’s worthwhile and help you move to the better deal where feasible.

Your Role in Keeping Things Smooth
  • Provide complete documents promptly in the requested format.
  • Keep us updated on any job, income, or deposit changes.
  • Respond quickly to emails or document requests.
  • Facilitate access for surveyors and solicitor ID checks without delay.

What Happens After the Mortgage Offer
Your solicitor now takes the lead — handling searches, enquiries, exchange of contracts, and completion.
We remain available to coordinate lender conditions, monitor rates, and keep all parties aligned.

Frequently Asked Questions

Yes — we’ll need your solicitor’s details before we submit your full mortgage application.
Having a solicitor in place helps avoid delays once the mortgage offer is issued and ensures your legal work can start promptly.
We’re happy to share a quote from one of the solicitors we work closely with for you to consider — entirely without pressure or obligation.

Yes, most lenders are comfortable with gifted deposits as long as there’s a formal letter confirming it’s a genuine gift, not a loan.
We’ll guide you and your family through what’s required so that the paperwork is exactly as lenders expect.

That’s absolutely fine — just let us know as soon as you can.
A change of job can affect how a lender assesses your application, but not always negatively.
We’ll review the new details, check lender criteria, and help you decide the best way forward without losing momentum.

Often yes, if there’s enough time before exchange and if the lender allows product switches.
We’ll assess whether it makes sense financially and, where worthwhile, help you move to the lower rate so you don’t miss out on potential savings.

It depends on the lender. Some carry out a soft search that doesn’t affect your credit score, while others perform a hard check that appears on your file.
We’ll always choose the most suitable route for your circumstances and discuss the implications before proceeding.

Your rate is locked only when we submit your full mortgage application with the chosen lender and product.
That’s why we don’t rush to select a deal too early — we’ll time it carefully so you can secure the best rate available once your property and price are confirmed.

It’s best to avoid taking on any new credit or making unnecessary credit applications until your property has completed.
Lenders may run additional checks before releasing funds, and new borrowing can affect your affordability assessment or credit score.
If something is essential and doesn’t increase your monthly commitments, that’s usually fine — but always check with us first to be sure.

How We Make Your Mortgage Journey Smoother
At Nachu Finance, we’ve supported hundreds of first-time buyers across a range of scenarios.
Here’s how we add value throughout your mortgage journey:
  • Whole-of-market advice: We assess options from across lenders to find what truly fits your circumstances.
  • Dynamic personalised spreadsheet: Unique to Nachu Finance — helping you visualise how deposit, term, or price changes affect costs.
  • Application-prepping approach: We identify and fix potential issues before submission, saving you time later.
  • Transparent communication: You’ll always know where your case stands, what’s possible, and what’s not.
  • Ongoing support: From rate watch to coordination with solicitors, we stay with you right up to key collection.

Explore more on our Mortgage Services  page for detailed insights on first-time buyer, home mover, and specialist mortgage options.

Our Transparency Promise

When Things Don’t Go to Plan

While we’ll do everything possible to make your mortgage journey as straightforward as we can, the truth is that not every application runs exactly to plan.
At times, issues may arise that are outside anyone’s control — whether due to lender processes, valuation outcomes, or solicitor delays.
What we can promise, however, is that we’ll always be in your corner.

We’ll keep you informed, fight your case wherever possible, and work closely with all parties involved to achieve the best possible outcome for you.

Our role is not just to submit your mortgage — it’s to stand by you until your goals are achieved, with transparency, persistence, and care guiding every step.

Ready to Make Your First Home a Reality?

Buying your first home can feel complex — but with Nachu Finance by your side, it doesn’t have to be.
We’ll guide you from that very first calculation through to collecting your keys, ensuring each step is clear, compliant, and stress-free.

Our approach is more than just finding you a mortgage. We help you understand your numbers, prepare your documents, and structure your application so it fits perfectly with your circumstances. You’ll have full visibility at every stage, and confidence that your mortgage is right not only for today but for your long-term plans too.

Contact us today to begin your first-home journey with trusted, whole-of-market advice and genuine personal support.

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The Conveyancing Process: An In-Depth Step-by-Step Guide for Homebuyers

The Conveyancing Process: An In-Depth Step by Step Guide For Homebuyers

Buying a home is one of the biggest milestones in life. Once your offer is accepted, the legal work that transfers the property into your name begins. This process is called conveyancing.

Conveyancing can feel complex, but understanding what happens at each stage — and why — makes it easier to manage expectations, avoid delays, and plan your move with confidence.

This guide takes you through the process in detail, from instructing a solicitor through to getting your keys, including what you will need to do, common delays, and how to protect yourself when transferring large sums of money.

 
Starting the Conveyancing Process

Your solicitor can only begin once a few essential steps are complete.

From you

  • Formal instruction: You confirm in writing that you want them to act for you, providing details such as property address, agreed price, and the names of all buyers. Once this is received, the solicitor opens a new file for your transaction.
  • ID checks: Every buyer must complete ID checks. Increasingly, this is done through secure apps rather than just copies of passport and utility bills. If you are receiving a gifted deposit, the donor’s ID is also required.
  • Client questionnaire: This detailed form collects information such as your National Insurance number, employment, buyer status (first-time buyer, home mover, additional properties), property details, bank account details for refunds and balances, and the source of your deposit. Many firms now collect this through an online portal.
  • Money on account: Typically £300 to £500, used to pay for searches and other disbursements on your behalf. This is not an extra fee; it is drawn against actual costs.

From the agent and seller

  • Memorandum of Sale: Provided by the estate agent, this confirms the deal, agreed conditions, and the details of both solicitors. It is the document that connects the buyer’s and seller’s solicitors.
  • Draft contract pack: Sent by the seller’s solicitor to your solicitor. It includes the draft contract, title documents, Property Information Form, Fixtures and Fittings Form, and any relevant leasehold information if the property is not freehold.

Your solicitor can properly begin the conveyancing only once all of the above are in place.

The Conveyancing Journey – Step by Step Timeline

What Happens During Due Diligence

This is the solicitor’s core legal work and is designed to protect both you and your mortgage lender.

  • Title investigation: Your solicitor reviews the property’s legal title, ensuring it matches what you think you are buying and is acceptable to your lender. They check for restrictions, covenants, rights of way, and other issues. You will usually receive a Report on Title summarising the findings.
  • Searches: Local authority, environmental, drainage and water, and other location-specific searches are ordered. These can take one to four weeks to come back and are often the longest single dependency.
  • Enquiries: Based on the title, searches, and the seller’s forms, your solicitor raises queries with the seller’s solicitor. Importantly, it is not enough for replies simply to arrive — they must be satisfactory. If not, further clarification is sought.
  • Mortgage offer: Once your mortgage offer arrives, your solicitor checks it carefully, explains conditions to you, and ensures it fits the property being purchased.
  • Deposit checks: The source of your deposit is verified. Non-standard sources such as gifts or business funds are reported to the lender.

Only once the title is approved, searches are back, enquiries are satisfactorily answered, the mortgage offer is in, and the deposit source is cleared, will your solicitor be ready to recommend exchange.

Extra Steps for Leasehold Properties

Leasehold purchases involve additional checks and often take longer.

  • Management pack: Your solicitor must obtain a pack from the freeholder and management company, covering service charges, ground rent, building insurance, consents, and any planned works. The seller usually pays for this pack
  • Payment status: Confirmation that the seller is up to date with service charges and ground rent is required.
  • Timing: Freeholders and management companies are rarely quick to respond, which explains why leasehold transactions often extend to ten to thirteen weeks.
  • Insurance: For flats, building insurance is usually held for the entire block by the management company, not by individual owners.

Documents You Will Need to Sign
Documents You Will Need to Sign
 

Before exchange, your solicitor will send you a set of documents to sign.

  • Contract: Signed by all buyers confirming you agree to the purchase. Usually, this does not need to be witnessed.
  • Transfer (TR1): This Land Registry document transfers ownership from seller to buyer. It must be witnessed by an independent adult. The witness:
    • Cannot be related to you
    • Cannot live at the same address
    • Must be over 18
    • Can witness for both buyers, but must sign against each name separately.
  • Mortgage Deed: Gives your lender a legal charge over the property. Must also be signed and witnessed under the same rules.
  • Leasehold forms and plan acknowledgement: If buying leasehold, you may be asked to sign to confirm your understanding of the property boundaries. Some solicitors also require a signature on the plan documents to confirm you know exactly which property within a development is being purchased.

We can witness signatures in our office if needed.

Your solicitor will also request the deposit for exchange at this point. Usually this is 10 percent of the purchase price, but alternative arrangements can sometimes be agreed.

Exchange of Contracts
Exchange is the legal milestone where buyer and seller are bound to complete.
  • Contracts are normally signed by you in advance and are then formally dated by the solicitors on the day of exchange.
  • The exchange date is often coordinated through the estate agent, who keeps both sides aligned.
  • At exchange, you pay the deposit (usually 10%).

Important:

  • At exchange, you do not get the keys.
  • The seller still occupies the property.
  • You are not yet making mortgage payments.

Exchange is about creating the legal commitment to complete on the agreed date.

Between Exchange and Completion
Once contracts are exchanged and a completion date is fixed, you can confidently plan your move.
  • Book packers and removals.
  • Order furniture, flooring, or appliances.
  • Give notice to your current landlord if renting.

Balance deposit example

If your overall deposit is 25 percent, you will normally pay 10 percent at exchange. The remaining 15 percent is then transferred just before completion, along with Stamp Duty and fees.

New builds

Unlike standard properties, new builds often exchange before the property is fully complete. In these cases, completion depends not only on the property being finished but also on receiving sign-offs from building control and warranty providers. This means the completion date may not be fixed at the point of exchange.

Completion Day
Completion is the day ownership transfers and you receive the keys.
  • Your solicitor will request your mortgage funds from the lender the day before completion.
  • You provide any balance deposit, Stamp Duty Land Tax, and solicitor’s fees.
  • Once the seller’s solicitor confirms receipt of all monies, they authorise the estate agent to release the keys.

When does the seller vacate?

In most cases, the seller vacates the property on completion day, sometimes the day before. Keys are usually available from the estate agent once funds clear.

When do mortgage payments start?

Only after completion. No mortgage interest is charged and no repayments are due before this point.

After Completion
Although the keys are now in your hand, your solicitor still has work to do:
  • Paying any Stamp Duty Land Tax due to HMRC.
  • Registering your ownership at HM Land Registry.
  • Registering your lender’s charge over the property.
  • Sending you final confirmation and updated title documents.

These steps happen in the background after you have moved in.

How Long Does It Take
Timescales vary, but realistic averages are:
  • Freehold homes: three to eight weeks from instruction to exchange.
  • Leasehold homes: ten to thirteen weeks due to management company delays.

A sensible expectation is six to eight weeks for a freehold and ten to thirteen weeks for a leasehold.

Exchange and completion can sometimes happen on the same day if everyone agrees and logistics allow. More commonly, there is a gap of a week or more.

Paying Your Solicitor Safely
Safe Payments to Your Solicitor
 

Large sums are transferred during conveyancing, which unfortunately attracts fraud attempts. Always follow best practice:

  • Verify bank details securely: Solicitors do not change bank details mid-transaction. Treat any message claiming otherwise as suspicious and phone the firm using a verified number.
  • Use telegraphic transfer: Online banking often has daily limits. Telegraphic transfers carry a fee but are faster and safer for large amounts.
  • Funds must come from your account: Solicitors will only accept funds from the buyer’s own account.
    • Gifts from family should be paid into your account first.
    • If using business funds, transfer them to your personal account before sending to your solicitor.

Keep transfers to as few payments as possible and always confirm receipt.

Buyer’s Checklist
Client To-Dos in the Conveyancing Process
  • Instruct solicitor, provide full details, and complete ID checks.
  • Return the client questionnaire promptly.
  • Pay money on account to enable searches.
  • Gather deposit evidence (including gift paperwork).
  • Look out for document packs to sign and arrange a proper witness.
  • Be ready to pay the 10 percent deposit at exchange.
  • Plan for the balance deposit, SDLT, and fees at completion.
  • Coordinate exchange and completion dates through your estate agent.
  • Verify solicitor bank details and plan how you’ll transfer funds.
  • Book removals once the completion date is fixed.

Frequently Asked Questions

No. You sign the contract earlier. On the day of exchange, solicitors date and formally exchange contracts.

After completion. No interest or repayments are due before then.

Yes, if all parties agree, though it’s less common where there is a chain.

Because your solicitor must obtain and check information from freeholders and management companies, who often take time to respond.

An independent adult over 18, not related to you and not living at your address. Friends, colleagues, or neighbours are ideal.

Our Transparency Promise

The Process Is Less Than Desirable

Buying a property in England involves one of the lengthiest legal processes in the world — and unfortunately, it’s widely recognised that the current system is not fit for purpose. Even the Government has acknowledged that the numerous steps, layers of checks, and dependency on multiple parties can lead to severe delays. These delays affect not only home movers but also the wider economy.

Given this complex and long-drawn process, it’s also fair to acknowledge that solicitors are often managing a large number of cases at the same time. As a result, they may not always be as responsive as you might hope. This is not necessarily a reflection of a lack of effort or interest, but rather the reality of their workload and the volume of communication involved in property transactions. Expect some delays in reaching them or hearing back, and try to plan around this to avoid unnecessary frustration.

For now, this is the system we must all work within. Until improvements are made, the best approach as a buyer is to prepare yourself for a process that can take time and make sure you do everything within your control promptly and accurately.

While it can feel like a long journey, the end result is absolutely worth it — that unforgettable day when you finally complete and collect the keys to your new home. We believe that being mentally prepared, well-informed, and fully supported makes all the difference in turning this complex process into a smoother and more satisfying experience.

How Nachu Finance Can Help During the Conveyancing Process

At Nachu Finance, we don’t stop once your mortgage offer is in place — we stay actively involved while the legal work happens.

When you instruct solicitors we work with regularly, the process often feels smoother because we already have established communication and trust. Our role includes:

  • Coordinating and following up with the solicitors to keep your case moving.
  • Sharing key documents and information you’ve already provided to us, so you don’t have to repeat yourself.
  • Chasing updates and clarifying progress, then keeping you informed in plain language.
  • Helping with forms and signatures, including acting as a witness where appropriate for certain documents.
  • Offering reassurance and explanations — helping you understand what’s happening and why each step matters.

We’ll be honest — liaising with solicitors and managing timelines is one of the more time-consuming parts of what we do, but it’s also one of the most satisfying. Buying a home is a major milestone, and we take pride in being alongside you throughout this important, and sometimes daunting, journey.

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When and Why to Get a Property Survey – Beyond the Mortgage Valuation

Know the Real Condition of your future home

Would you spend £500 to avoid a £10,000 mistake?


That’s the kind of risk property surveys are designed to manage. While a mortgage valuation checks if a home is suitable for lending, a survey digs deeper into the property itself — helping buyers make confident, informed decisions.

This article explains the difference between a mortgage valuation and an independent survey, outlines the options available, and explores when it makes most sense to get one. We also look at how surveys can affect real purchase decisions, including two case studies from our clients.

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Tax Year Overview: What It Is, Why It Matters for Your Mortgage, and How to Download It

Tax year Overview

When applying for a mortgage, especially as a self-employed individual or landlord, one document that often causes confusion is the Tax Year Overview (TYO). Many clients aren’t aware of what this document is, how it differs from the tax calculation, or how to download it correctly from the HMRC website.

Let’s clear up the confusion and walk you through what a Tax Year Overview is, when it’s required, and how to avoid common mistakes when submitting it.

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Transfer of Equity: Mortgage Implications, Costs, Tax & Legal Process Explained

Residential Mortgage

Transfer of Equity (TofE)is the legal process of changing the ownership of a property by adding or removing names from the title. Unlike a sale and purchase transaction, at least one of the existing owners continues to remain on the title. While the actual legal work is carried out by a solicitor, mortgage advisers like us often get involved—because the names on the mortgage must reflect the updated ownership. This article explores the key aspects of a Transfer of Equity and when it might be relevant.

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Mortgage Deposit Source & Evidence – What Lenders Expect

Is Your Deposit

When buying a property with a mortgage, it’s easy to focus on rates, monthly payments, or loan sizes—but your deposit source and the evidence behind it can make or break your application. This often-overlooked detail has become increasingly important with tighter anti-money laundering checks and lender scrutiny. In this article, we explain what lenders and solicitors need to see, which sources are acceptable, and how you can avoid delays by getting it right from the start.

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Overpaying into a Mortgage – Residential or Buy-to-Let?

MORTGAGE FREE HOME

When clients ask about overpaying their buy-to-let mortgage, I often challenge them to consider whether overpaying the residential mortgage might be a better financial move.

If you have both types of mortgages, it’s important to look beyond the surface. While reducing any debt is a positive step, I firmly believe that – in most cases – overpaying the residential mortgage should be prioritised. Here’s why.

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Stay One Step Ahead: Register for Free Land Registry Property Alerts

Land Registry Property Alerts

When it comes to property-related fraud, the stakes are high-after all, the bigger the asset, the greater the motivation for fraudsters. However, a simple yet effective step to protect yourself is registering for Land Registry Property Alerts, a free service that helps you monitor activity related to your property title.

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First Mortgage Payment Explained: Why It’s Higher and How to Prepare

New house purchase, mortgage schedule reminder or real estate payment day, silver house keyring with calculator on white clean calendar

One of the most common questions new homeowners ask is about their first mortgage payment-specifically, why it appears higher than the regular monthly payment. At first glance, this can seem confusing or even concerning. Here’s a clear explanation to help you understand why this happens and what to expect.

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