Buying a home is one of life’s biggest milestones. It’s exciting, occasionally stressful, and let’s be honest… there are moments where you’ll wonder what on earth your solicitor is talking about.
Whether you’re buying your first flat in Folkestone, searching for a family home in Dover, or looking for somewhere quieter in Hythe, Capel-le-Ferne or one of the surrounding villages, knowing what to expect makes the whole journey much easier.
Here’s our straightforward guide to buying a property in East Kent.
Step 1: Work Out Your Budget (Before You Fall in Love)
It’s surprisingly easy to fall head over heels for a beautiful period home overlooking the sea, only to discover it’s slightly outside your budget.
Before you start booking viewings, work out:
- How much deposit you have available
- How much you can comfortably afford each month
- How much you’re likely to be able to borrow
A mortgage adviser can help you understand your options and often find deals you might not discover yourself.
The clearer your budget, the easier it is to focus on homes you can realistically buy.
Step 2: Get a Mortgage Agreement in Principle
An Agreement in Principle (sometimes called an AIP or Decision in Principle) tells sellers you’re serious.
In a competitive market, this can make a real difference. Sellers are naturally more confident accepting offers from buyers who’ve already spoken to a lender.
Think of it as getting your running shoes on before the starting gun.
Step 3: Budget for the Extra Costs
Buying a home isn’t just about the purchase price.
It’s worth putting some money aside for things like:
- Solicitor’s fees
- Property surveys
- Stamp Duty (where applicable)
- Mortgage arrangement fees
- Removal costs
- New furniture and decorating
Planning ahead means fewer surprises later.
Step 4: Start Your Property Search
Now for the fun bit.
Browse the major property portals, keep an eye on local social media, register with local estate agents and let them know exactly what you’re looking for.
Don’t worry if you don’t find “the one” immediately.
The right property often arrives when you least expect it.
Step 5: View Plenty of Properties
Photos tell part of the story.
Viewings tell the rest.
Walk around the neighbourhood.
Listen for traffic.
Check parking.
Look beyond the décor and imagine how you’d actually live there.
Don’t be afraid to ask plenty of questions. A good estate agent will be happy to answer them.
Step 6: Make an Offer
Found somewhere you love?
Congratulations.
Now it’s time to make an offer.
We’ll help you understand local market conditions, recent sales and what represents a fair price, giving you the best chance of securing the property without paying more than you need to.
Sometimes negotiations happen.
Sometimes they don’t.
Either way, we’ll guide you through every step.
Step 7: Instruct Your Solicitor
Once your offer has been accepted, it’s time to appoint a solicitor or licensed conveyancer.
They’ll carry out searches, review contracts, liaise with the seller’s solicitor and keep everything moving towards exchange.
This stage can sometimes feel slow…
That’s perfectly normal.
Step 8: Arrange a Survey
Even beautiful homes can hide expensive surprises.
A professional survey gives you a much clearer picture of the property’s condition and highlights anything that may need attention before you commit.
Sometimes it’s simply reassurance.
Sometimes it helps you renegotiate.
Either way, it’s money well spent.
Step 9: Exchange Contracts
Once your mortgage offer is in place, the legal work is complete and everyone is ready to proceed, contracts are exchanged.
This is the point where the sale becomes legally binding and your completion date is agreed.
Now it really starts to feel real.
Step 10: Completion Day
Completion day is the moment you’ve been waiting for.
The money is transferred.
The keys are handed over.
The removal van arrives.
And before long, you’re standing in your new home wondering which box the kettle ended up in.
Congratulations. You’re officially a homeowner.
A Few Extra Things Worth Remembering
Stamp Duty
Depending on the property’s value and whether you’re a first-time buyer, Stamp Duty may apply. Make sure you understand any costs before exchanging contracts.
Buildings Insurance
Most mortgage lenders require buildings insurance from the point of exchange rather than completion, so make sure you’re covered at the right time.
Buying a Home Doesn’t Have to Be Complicated
Buying a property can feel overwhelming, but it doesn’t have to be.
At Burnap + Abel, our job isn’t simply opening doors for viewings. It’s helping people make confident decisions, explaining the bits nobody else explains and making the whole process feel far less daunting.
Whether you’re buying your first home, upsizing for a growing family or making a fresh start somewhere new, we’re here to help every step of the way.
Ready to Start Looking?
If you’re thinking about buying in Folkestone, Dover, Hythe, Sandgate, Hawkinge or the surrounding East Kent villages, we’d love to help.
Browse our latest properties online, visit one of our local branches or get in touch with our friendly team. We’ll help you find somewhere you’ll be proud to call home.
Frequently Asked Questions
Do I need an estate agent to buy a house?
Not legally, but a good local estate agent can help you find suitable properties, arrange viewings, negotiate offers and keep your purchase progressing smoothly.
Should I get a mortgage before I start viewing houses?
Yes. An Agreement in Principle gives you a realistic budget and shows sellers you’re a serious buyer.
How long does buying a house usually take?
Every purchase is different, but most transactions take between 8 and 16 weeks from offer acceptance to completion.
Do I really need a survey?
We’d always recommend one. Surveys can uncover structural issues or maintenance concerns before you commit to buying.
Which areas does Burnap + Abel cover?
We help buyers across Folkestone, Dover, Hythe, Sandgate, Hawkinge, Capel-le-Ferne and many of the surrounding East Kent villages.