First-Time Buyers · Updated July 2026

First-Time Buyer Conveyancing: A Complete UK Guide

What to sort before you look, how first-time buyer tax relief differs across the UK, and the £500,000 cliff edge that can cost you more than the extra house is worth.

9 min readPlain-English guide

Updated July 2026Checked for 2026

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The Short Version

Get a mortgage agreement in principle before you look: essential in Scotland
England: no SDLT to £300,000, but relief is lost entirely above £500,000
Scotland: LBTT relief to £175,000, smaller saving but no upper price cap
Wales has no separate first-time buyer relief
Every joint buyer must qualify, one prior owner and the relief is gone
Budget 2–3% of the price on top of your deposit for fees, tax and moving

Before you start looking

Get a mortgage agreement in principle first. It tells you your realistic budget, and in a competitive market a seller will take your offer more seriously. In Scotland it is close to essential, because offers are formal legal documents and closing dates can be called at short notice.

Work out your true budget, not just the deposit. Beyond the deposit you will need the solicitor's fee, disbursements, survey costs in England, property tax where it applies, removals and any immediate work. A useful rule is to add two to three per cent of the purchase price on top of your deposit for costs.

First-time buyer tax relief

This is where the money is, and the rules differ sharply by jurisdiction.

England and Northern Ireland (SDLT)

Qualifying first-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. The maximum saving is £5,000.

The cliff edge matters enormously. If the purchase price exceeds £500,000 by even one pound, the relief is lost entirely and standard rates apply to the whole price. A purchase at £500,000 attracts £10,000 SDLT; at £505,000 it attracts £15,250. That is £5,250 more tax for £5,000 more house.

Scotland (LBTT)

First-time buyer relief raises the nil-rate band from £145,000 to £175,000, a maximum saving of £600. Less generous than England in cash terms, but crucially there is no upper price cap, so the relief is never lost entirely.

Wales (LTT)

Wales has no separate first-time buyer relief. The standard nil-rate band of £225,000 is intended to serve the same purpose.

In all three, the definition is strict: you must never have owned residential property anywhere in the world, and where there are joint buyers, every buyer must qualify. Inheriting a share of a property counts as ownership.

Choosing your conveyancer

Get itemised fixed-fee quotes from two or three firms and compare like for like: professional fee, every disbursement, and VAT set out separately. Confirm the firm is on your lender's panel before instructing, and check independent reviews rather than testimonials on the firm's own site.

If your estate agent recommends someone, ask directly whether they receive a referral fee. You are never obliged to use a recommended firm.

What your solicitor will need from you immediately

Photo ID and proof of address: anti-money-laundering checks must complete before substantive work starts
Proof of deposit: bank statements showing the funds and where they came from
Gifted deposit documentation: if family are contributing, expect a signed letter confirming it is a gift not a loan, plus ID and proof of funds from the giver
Mortgage offer details: lender, product, broker contact

Delay in providing these is the most commonly self-inflicted cause of a slow transaction. Get them in on day one.

The schemes worth knowing about

Lifetime ISA: a 25% government bonus on savings up to £4,000 a year, usable towards a first home up to £450,000. Note the property price cap and that the account must have been open twelve months.
Shared ownership: buy a share, pay rent on the rest. Cheaper to enter, but conveyancing takes longer and resale is more restricted.
First Home Fund and LIFT (Scotland): Scottish Government shared equity schemes; availability changes, so check current status.
Right to Buy: abolished in Scotland and Wales, still available to some secure tenants in England.

Mistakes first-time buyers make

Budgeting only for the deposit. Fees, tax and moving costs are substantial and arrive at the worst moment.
Offering just above £500,000 in England. The SDLT cliff edge can cost more than the extra house is worth.
Not asking the lease term. If you are buying a flat, get the exact unexpired years before you offer.
Skipping the survey in England. The lender's valuation is not a survey and is for their benefit, not yours.
Slow replies. A form returned in hours instead of a week compounds across a transaction.
Not checking lender panel status. If your solicitor is not on the panel, you pay for two firms.

A realistic timeline

From offer accepted to keys: typically eight to fourteen weeks for a freehold house in England, twelve to twenty for a leasehold flat, and six to ten weeks in Scotland from acceptance to settlement. Chains extend everything.

A Note on Jurisdiction

First-time buyer relief differs substantially across the UK. England and Northern Ireland offer a larger saving but withdraw it entirely above £500,000. Scotland offers a smaller saving with no price cap. Wales has no separate relief at all. If you are buying near a threshold, the difference is worth calculating precisely before you offer.

Common Questions

Frequently Asked Questions

Who counts as a first-time buyer?

Someone who has never owned residential property anywhere in the world, including by inheritance or as a gift. Where there is more than one buyer, every buyer must qualify: if your partner has previously owned a home, the relief is lost for both of you. The definition applies equally in England, Northern Ireland and Scotland, though the reliefs themselves differ.

How much stamp duty does a first-time buyer pay?

In England and Northern Ireland, nothing on the first £300,000 and 5% between £300,001 and £500,000, giving a maximum saving of £5,000. Above £500,000 the relief is lost entirely and standard rates apply to the whole price. In Scotland, LBTT first-time buyer relief raises the nil-rate band to £175,000 with no upper price cap. Wales has no separate first-time buyer relief.

How much should a first-time buyer budget beyond the deposit?

As a working figure, two to three per cent of the purchase price on top of the deposit covers legal fees, disbursements, survey, removals and immediate costs. Property tax is additional where it applies. Leasehold purchases carry further charges from the freeholder or managing agent.

Does a gifted deposit cause problems?

Not usually, but it does add paperwork. Your solicitor will need a signed letter from the giver confirming the money is a gift rather than a loan and that they retain no interest in the property, plus their photo ID and evidence of where the funds came from. Arranging this early avoids a common late delay.

Do I need a survey as a first-time buyer in England?

The lender's valuation is not a survey: it exists to confirm the property is adequate security for the loan, and you cannot rely on it. A RICS Level 2 Homebuyer Report or Level 3 Building Survey is a separate commission. For older properties or anything showing signs of alteration, it is money well spent. In Scotland the seller's Home Report covers much of this ground.