Even experienced home owners find buying a property a complicated and confusing exercise, particularly as it's something most of us only do a few times in our life. For first-time buyers, the process can be even more baffling.

Our simple guide takes you all the way from finding the right property to the day you move in. Just read on or select the area that interests you from the headings below.

Choosing a property
The first thing you need to decide when you buy your first property is what sort of area you want to live in. Make a list of the things that matter most to you. These might include having a good school nearby, convenient local transportlinks and convenient shops or restaurants.
Next, you will need to decide how many bedrooms you want, whether you needa garden and whether you would prefer a house or a flat.
Bear in mind that bigger properties not only cost more to buy, but also normally choose a newly built house, which should require less upkeep in the first few years. A bigger property also means a bigger Council Tax bill.
You may never find one property that is absolutely ideal in every respect.Be prepared to trade off one factor against another as you look around. For example, you might be prepared to live in a cheaper area if that meant being able to afford a garden.

Here's a quick checklist

• Area
• Distance to work and quality of local transport if required
• Quality of schooling if required
• Quality of local shops and restaurants
• Transport links (e.g. to visit friends or relatives)
• Other important amenities (e.g. local parks or heathland)

Type of property

• You can afford the asking price
• You can afford the heating, other maintenance and on-going costs including council tax
• Are you looking for a flat or a house or a bungalow
• If a house, are you looking for detached, terraced or semi
• Are you looking for something old or new
• How many bedrooms do you need
• What is the size of the garden
• Does it have a garage

Finding a property
Once you have decided what sort of property you are looking for and the area where you want to live, contact one our agents. We will assist you.

Once you have identified a property you are interested in, it is worth calling an agent once a week or so to ensure you get an early look at properties which have only just been placed with the agent. In this way, they will know you are a serious buyer and they will generally make the effort to contact you when new properties come up.

Once you get started, you will probably see a lot of different properties in a fairly short period of time. Keep a record of each one you have visited, together with a few notes reminding you of its good and bad points. Then you can look back on this list to check that you are still fulfilling your requirements in the properties you are viewing.

Choosing a mortgage
It is important to organize your mortgage as soon as you think you have found a suitable property. The loan may take a few weeks to process, and the person you are buying from (and the agent) will want to know your mortgage lender is all set to go.

If you want to arrange mortgage finance before you’ve even found your property you can get an Approval In Principle from your chosen lender. This Approval is often handy to convince the vendor that you are a genuine purchaser. We can arrange for your mortgage application to be submitted as an Approval in Principle – just make sure you mention this when submitting your application online.

The amount you will are able to borrow is primarily determined by your income, your employment status, the size of deposit you can provide and what other financial commitments to you have.

There are two ways you can find a mortgage. The first way is to shop around among the different mortgage lenders yourself and see what each has to offer. The second way is to go to a mortgage broker, who can search a big database of lenders to find a suitable loan for you.

Which approach you use will depend on what kind of person you are. Some borrowers are more comfortable getting their mortgage from an lender they have dealt with before; for example, they simply use the same bank which runs their current account. Others are determined to get the best possible deal, and so use a broker to shop around from the thousands of different mortgages available. The great advantage of the internet is that you can do this “shopping around” yourself on-line, and then apply at a time that suits you, perhaps in the quiet of your own home with help a free phone call away.

Making an offer
Once you have found a property you would like to buy, the next step is to make an offer, normally through the agent. Most sellers build a certain amount of leeway into their price, so it is usual to offer less than the seller is asking.

In deciding what you are prepared to pay, bear in mind things like the property's state of repair and how much you would have to spend on building work or redecoration.

Your first offer might be up to 10% below the asking price. It is then up to the seller to either accept that price, or try to negotiate a higher one. If there are several potential buyers interested in that particular property, the vendor may have enough bargaining power to insist that his full asking price is met. Indeed, in a strong market, the property may sell for a price in excess of the asking price!

If you know that many people will be interested in the property (perhaps because good properties of that type are scarce in the market), and you are very keen on it, you might consider offering the asking price up front to avoid a “bidding” war.

Once your offer has been accepted, the agent will confirm this in writing. You can then go ahead with finalizing your mortgage arrangements. The acceptance of your offer is not legally binding until you and the seller exchange contracts.

Exchanging contracts
With your inspection safely completed and the lender happy with it, you can move to the stage of getting a formal mortgage offer from your chosen lender which will detail all the conditions of the loan. Read this carefully and get your solicitor to explain anything you do not understand.

By this time, your solicitor should have a draft contract ready for you and the seller to sign. Once you have signed this contract, there is no going back, so be very sure you are happy with all the sale arrangements before you commit yourself.

Typically at exchange (unless exchange and completion are on the same day), you will have to put down a deposit of 5 or 10% of the purchase price. You also need to make sure that the building is insured as you are now legally obliged to buy it (your solicitor will help make sure that this happens).

Check that:

• Your solicitor has completed all the local searches;
• The inspections report is complete and accepted by all concerned;
• You have a formal mortgage offer in writing which you have read and understood;
• You have the agreed deposit available;
• You have agreed a firm completion date for the sale, and this date is noted in the contract;
• There are no outstanding issues remaining to be settled between you and the seller.

The last point is very important. For example, there might be some doubt as to whether the property's existing carpets are to be included in the sale price. You need to get this sorted out in writing before you sign the contract.

When you have signed the contract, your solicitor will deliver it to the seller’s solicitor in exchange for the contract the seller has signed. From this point onward, both you and the seller are legally committed to the deal.

Completing and moving in
All that remains after exchanging contracts is to pay over the money needed to buy the property, less any deposit already paid at exchange, on the agreed date. Your solicitor will get the mortgage funds direct from the lender and the remainder (if any) from you, and then pass it all on to the seller’s solicitor. Once payment has been confirmed, you can collect the keys to your new home from the agent.

As soon as you know your completion date, book a removal firm if you need one and make sure they are prepared to provide the level of service you need, e.g. pack your belongings as well as transport them.

Allow yourself plenty of time to sort out all your things before the removal men arrive. Decide what is going where in your new home and label each container with its contents and the room where you want it to go. Remember to pack important items - such as the kettle - where you will be able to find them quickly and easily.

In the last week or two before the move, contact the companies that supply your gas, electricity water and telephone services to let them know you are moving out (if you are currently renting or own a property). Ask them to arrange for the meters in your old home to be read so that you do not end up paying for services the next occupant uses. You may also want to ask the Post Office to redirect your mail for a while. You will also need to let the Council know you are moving so that you are not liable for Council Tax payments at your old address.

Co-ordinate with the agent and the vendor to make sure that the meters are also read at your new home.

Once you move in, ensure that you carefully file away all the important information you have gathered (i.e. addresses and contact details for the utilities and the Council, the original agent's particulars for the property and your mortgage details). They will come in handy should you ever decide to go through the whole process again!