Key takeaways
- Get eligibility, finance and funds route sorted before you view or offer. Reversing the order is the most common costly mistake.
- Expect the process to take several months from first plan to completion, longer if funds move from overseas.
- There are two commitments to understand: exchange of contracts is when the purchase becomes legally binding, and completion is when you get the keys.
- A good solicitor and survey protect you. Do not economise on either.
The 10 stages at a glance
| # | Stage | What happens |
|---|---|---|
| 1 | Eligibility and plan | Assess status, deposit, funds route and budget. |
| 2 | Evidence pack | Prepare identity, income and source-of-funds documents. |
| 3 | Mortgage in principle | A broker identifies lenders and obtains an initial indication. |
| 4 | Search and view | Find properties within the agreed budget. |
| 5 | Offer | Your offer is accepted subject to contract. |
| 6 | Solicitor and full application | Instruct a solicitor; submit the full mortgage application; lender values the property. |
| 7 | Survey and searches | Survey, local authority and other searches, review of the title. |
| 8 | Mortgage offer | The lender issues the formal offer. |
| 9 | Exchange of contracts | Deposit paid; the purchase becomes legally binding. |
| 10 | Completion | Balance paid, you receive the keys and register ownership. |
The rest of this guide explains each stage and what is different for Iranian buyers.
Stage 1 and 2: eligibility, plan and evidence
This is the foundation, and it is where we spend most of our time with clients. You need to know:
- Your status (settled, visa holder, or living abroad) and how it affects lenders.
- Your budget, including the deposit, stamp duty and other costs. See deposits and stamp duty explained.
- Your funds route, meaning how the money will lawfully reach the UK. See transferring money from Iran to the UK.
- Your documents, so that lenders and solicitors can verify identity, income and the origin of the deposit. See the source-of-funds guide.
Do not skip ahead to viewings. Estate agents will ask whether you are in a position to proceed, and sellers favour buyers who can show finance in place.
Stage 3: mortgage in principle
A broker reviews your profile and approaches lenders whose criteria fit. You may receive a decision or agreement in principle, a non-binding indication of what a lender might lend subject to full checks. Estate agents generally want to see one before they take an offer seriously.
For Iranian applicants this is the step where policy fit matters most. Use a broker experienced with foreign-national and complex cases, and check that the firm is authorised on the FCA Register. We introduce you to brokers who do this daily.
Stage 4 and 5: searching, viewing and offering
Now you look for property. A few practical points:
- Search within the budget you worked out, not the maximum a lender might offer.
- Prefer standard, mortgageable properties where your profile is complex. Unusual construction, short leases and some flats can narrow the lender field further.
- Offers are made subject to contract. Either side can withdraw until contracts are exchanged, so keep spending to a minimum until you are close.
- Ask the agent about the seller’s position and timescales. A seller who needs a quick sale may be less patient with overseas funds, so be honest about your timeline.
If you are buying from abroad, it is common to rely on a trusted professional to attend viewings and give a technical opinion on the building. Our civil engineering background is built for exactly that.
Stage 6: solicitor and full application
Once your offer is accepted, instruct a solicitor or licensed conveyancer promptly. They handle the legal work: checking the title, running searches, reviewing the contract and managing the money. Tell them early that funds will come from overseas, because they have their own anti-money-laundering checks to complete and may need documents before they can accept the money.
At the same time your broker submits the full mortgage application. The lender will carry out its own checks and arrange a valuation of the property.
Stage 7: survey and searches
A lender’s valuation protects the lender, not you. An independent survey tells you about the condition of the building, from structural movement and damp to roof and services. Level and cost vary with the property. For anything older or unusual it is money well spent, and it can be used to renegotiate the price.
Your solicitor’s searches check things like local authority records, drainage, flood risk and planning history, and review the title and any leasehold terms.
Stage 8 and 9: mortgage offer and exchange of contracts
Once the lender is satisfied, it issues a formal mortgage offer. Your solicitor then reports to you, and you sign the contract. Exchange of contracts is the turning point. You pay the deposit, a completion date is fixed and the purchase becomes legally binding. If you withdraw after exchange you may lose your deposit and face further claims.
Make sure before exchange that:
- Your funds have arrived and cleared in the account your solicitor specifies.
- The mortgage offer is in hand and conditions are met.
- Buildings insurance is arranged to start at exchange.
- You understand the completion date and who must do what by then.
Stage 10: completion and after
On completion day the lender releases the loan to your solicitor, who pays the seller the balance. You receive the keys. Your solicitor then pays Stamp Duty Land Tax to HMRC on your behalf and registers your ownership with HM Land Registry. Keep the completion documents safely.
If the property is an investment, this is also the moment to arrange tenant referencing, a managing agent, landlord insurance and the legal paperwork for tenants. Our buy-to-let guide covers these.
How long does it take?
From the first plan to completion, allow several months. Once an offer is accepted, a typical purchase with a mortgage takes a number of weeks, and overseas funds, translations and extra checks can add to that. Build a realistic timeline with your solicitor and do not make commitments that depend on a completion date until contracts are exchanged.
Iranian buyer’s checklist
- Confirm your status and the timeline of any visa.
- Set a total budget including stamp duty and fees.
- Gather identity, income and deposit evidence; order certified translations.
- Choose a regulated money transfer provider and agree the route with solicitor and broker.
- Obtain a mortgage in principle from a suitable lender via a broker.
- Search within budget; offer subject to contract.
- Instruct a solicitor immediately; confirm their funds requirements.
- Commission an independent survey.
- Receive the mortgage offer; confirm funds have cleared.
- Arrange insurance; exchange; complete.
How 23rd Homes helps
We coordinate the whole path for you. That means the eligibility assessment, document preparation, introductions to FCA-authorised brokers and money transfer firms, the property search and technical review, and liaison with the solicitor so nothing falls between professionals. Book a free 15-minute call and we will map your route.
Frequently asked questions
Can I buy UK property without living in the UK?
Yes. There are no general restrictions on foreign nationals buying UK property. Non-residents pay an additional stamp duty surcharge, and mortgage availability is narrower, so planning matters.
Do I need a solicitor?
In practice yes. A solicitor or licensed conveyancer is needed to handle the legal transfer and the money. Choose one with experience of overseas funds.
What is the difference between exchange and completion?
At exchange the contract becomes legally binding and the deposit is paid. At completion the balance is paid and you receive the keys.
Can I withdraw after my offer is accepted?
Before exchange either side can usually withdraw, though you may lose money already spent on surveys and legal work. After exchange withdrawing is costly.
Can I visit viewings remotely?
Many overseas buyers use video viewings and a trusted professional to inspect in person. We can assist.
Want your own situation checked? Book a free 15-minute call. We review your deposit, residency and documents and tell you clearly whether a route exists. Request your free call →
خلاصه به فارسی
خرید ملک در انگلستان ده مرحله مشخص دارد و ترتیب آنها مهم است. مهمترین اشتباه، بازدید و پیشنهاد خرید قبل از روشن شدن وضعیت وام و منبع پول است.
- مراحل: ارزیابی صلاحیت، آمادهسازی مدارک، تأیید اولیه وام (mortgage in principle)، جستجو و بازدید، پیشنهاد خرید، انتخاب وکیل و درخواست کامل وام، بازرسی ملک و جستجوهای حقوقی، دریافت پیشنهاد رسمی وام، تبادل قرارداد (exchange) و تکمیل خرید (completion).
- با «تبادل قرارداد»، خرید از نظر قانونی الزامآور میشود؛ با «تکمیل»، کلید را تحویل میگیرید.
- همان ابتدا به وکیل بگویید پول از خارج میآید، چون او باید بررسیهای ضد پولشویی خود را کامل کند.
- بازرسی مستقل ملک (survey) از شما محافظت میکند؛ ارزیابی وامدهنده فقط از وامدهنده محافظت میکند.
- از لحظه برنامهریزی تا تکمیل خرید، چند ماه زمان در نظر بگیرید؛ انتقال پول از خارج میتواند آن را طولانیتر کند.
ما کل مسیر را هماهنگ میکنیم. درخواست تماس رایگان ۱۵ دقیقهای
Sources and further reading
This article is general information, written on 11 November 2026. Lender criteria, tax rates and sanctions rules change, so we check the current position with you on your free call.
