Your Journey Home:

The SMART Buyer's Guide

Buying a property is one of the most significant investments you'll ever make.

At SMART Residential, we want to ensure you are fully informed and confident at every stage. In Northern Ireland, the process typically takes between 8 to 12 weeks from the moment your offer is accepted.

Stage 1: Getting Market Ready

Before you start viewing properties in East Belfast, it is vital to have your "ducks in a row."

Mortgage in Principle: Secure an 'Agreement in Principle' (AIP) from your lender. This proves to sellers and agents that you are a serious, qualified buyer.

Know Your Costs. Budget beyond the deposit. Remember to factor in:

  • Solicitor Fees:
    Legal costs for conveyancing.
  • Stamp Duty:
    Check the current thresholds
    (First-time buyers often pay £0 up to a certain limit).
  • Survey Fees:
    To check the home's condition.
  • LPS Rates:
    Northern Ireland's version of Council Tax.

Stage 2: Finding "The One" and Making an Offer

Once you find a home you love, you'll submit an offer through us.

  • The Offer:
    We will present your offer to the seller. Be prepared to provide proof of your deposit and your mortgage AIP at this stage.
  • Sale Agreed:
    In Northern Ireland, a property is "Sale Agreed" once an offer is accepted. Crucially, this is not legally binding yet. Either party can still withdraw without major penalty until contracts are exchanged.

Stage 3: The Conveyancing Process (The Legal Bits)

Once the sale is agreed, you must appoint a solicitor. They will handle the "Conveyancing" - the legal transfer of the property from the seller to you.

What your solicitor does for you:

  • Title Checks:
    Ensuring the seller actually owns the property and has the right to sell it.
  • Property Searches:
    Checking for planning permissions, hidden debts (Statutory Charges), and road/sewerage connections.
  • Contract Review:
    Raising "Pre-contract enquiries" to ask the seller about boundaries, disputes, or recent works.
  • Mortgage Coordination:
    Liaising with your bank to ensure the funds are ready.

Stage 4: Surveys & Valuations

  • Mortgage Valuation:
    Your bank will send a valuer to ensure the house is worth the loan amount. Note: This is for the bank's benefit, not yours.
  • Homebuyer's Survey:
    We strongly recommend commissioning your own RICS survey. This will identify hidden issues like damp, structural movement, or roof problems before you sign the contract.

Stage 5: Exchange & Completion

  • Exchange of Contracts:
    Once your solicitor is happy with the legal work and your mortgage is approved, you will sign the contract. At this point, the deal becomes legally binding. A completion date is agreed upon.
  • Completion Day:
    This is the finish line! Your solicitor transfers the remaining money to the seller's solicitor. Once the funds are received, we will call you to say "The keys are ready for collection!"

SMART Tips for a Faster Move

  • Instruct your solicitor early:
    Don't wait for an offer to be accepted; have one ready to go.
  • Be Proactive:
    If your solicitor asks for a document or ID, try to provide it the same day.
  • Communication is Key:
    We are here to bridge the gap between you, the seller, and the solicitors. If you're unsure where things stand, just give us a call.

Get in touch

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