Buying your first home is one of the biggest milestones in life – but it’s also one of the biggest financial commitments. At Lacey Solicitors Belfast, our head of property William Wilson guides first-time buyers through the legal process of property purchase and helps understand the costs involved.

If you’re wondering “how much does it cost to buy your first home?”, here’s a breakdown of the main costs you need to prepare for.

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1. The Survey

 

We always recommend that clients instruct a RICS qualified surveyor before committing to a purchase.

• A basic condition report is usually the most affordable option and highlights obvious issues.

• A homebuyer’s report is more detailed, examining structural integrity, damp, and potential repair work.

• A full structural survey is the most expensive but can uncover hidden issues in older properties.

While surveys add to your upfront costs, they can save you significant money in the long run by identifying problems before you buy.

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2. Mortgage Fees

 

Most lenders will charge a product fee for arranging your mortgage, which can range from a few hundred pounds to over a thousand. Some lenders allow you to add this fee to the mortgage, while others require upfront payment.

If you’re using a mortgage broker, check whether they charge a separate fee for their services. Not all do – some are paid directly by the lender.

Lacey Solicitors works with a number of brokers across Northern Ireland and can assist you over any mortgage broker queries.

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3. Stamp Duty Land Tax (SDLT)

 

Stamp duty is a tax paid by property buyers to the UK government. The amount depends on the price of the property and your circumstances.

The good news is that first-time buyers may benefit from reliefs, meaning you could pay less (or nothing at all). At Lacey Solicitors, we check whether stamp duty is indeed payable in your case and advise you clearly before completion.

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4. Legal Fees & Outlays

 

When buying a home, you will need a property solicitor to handle the conveyancing process.

• Legal fees are the charges for your solicitor’s time in managing the purchase, reviewing contracts, and protecting your interests.  Known as the ‘professional fee’ this will change from solicitor to solicitor so it is always best to shop around.

• Outlays are additional costs your solicitor pays on your behalf and these will be the same for every solicitor.  These include things such as:

  • Property searches

  • Registration fees for putting the property in your name

  • Land Registry charges

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What’s Included in the Legal Fees?

 

Every home move is different, but legal fees typically cover the essential work your solicitor does to ensure the transaction runs smoothly. At Lacey Solicitors Belfast, this usually includes:

• Reviewing contracts and advising you on the terms

• Carrying out local authority and property searches to check for issues that may affect the property

• Liaising with your mortgage provider (if applicable) to make sure funds are in place

• Handling the exchange of funds between buyer, seller, and lender

• Registering the property with the Land Registry in your name

• Managing key dates such as completion and handover of keys

One key step at exchange of contracts stage is arranging suitable home insurance. Read our article on insuring your property at exchange ofcontracts to find out why it’s vital.

This ensures every legal and practical detail of your purchase is properly managed, giving you peace of mind as you step into your new home.

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5. Ongoing Property Costs

 

Beyond the purchase, remember to account for the day-to-day costs of owning a home, including:

• Rates (payable to your local council)

• Service charges (for apartments or leasehold properties)

• Utility bills (electricity, gas, water, broadband)

• Insurance and upkeep

Factoring these in ensures you’re financially ready for ownership.

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Ready to Buy Your First Home in Belfast?

 

At Lacey Solicitors, our experienced property team makes buying your first home as smooth as possible. We’ll provide clear advice on legal fees, guide you through mortgage and stamp duty queries, and ensure you understand every cost upfront.

Contact our property team today using our secure online portal  to speak to one of our Belfast property solicitors and get purchase ready with Lacey Solicitors.

Buying a property is one of the most exciting and expensive decisions you’ll ever make. While you focus on finding the perfect home, your solicitor is working behind the scenes to ensure the legal process is secure and fully compliant. At Lacey Solicitors Belfast, one of our key responsibilities is to carry out Anti-Money-Laundering (AML) checks.

These checks are not mere formalities- they are essential to protect you, your property investment, and the integrity of the financial system.

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What Is Money Laundering?

 

Money laundering is the illegal process of disguising the origins of money obtained through criminal activity. Property transactions are often targeted by money launderers because large sums can be moved without scrutiny if proper safeguards are not in place.

To combat this, the UK government has implemented strict AML regulations that apply to solicitors, estate agents, financial institutions, and others involved in property transactions.

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What Are Anti-Money-Laundering Checks?

 

As experienced property solicitors in Belfast, we are legally required to verify the identity of every client and confirm the source of their funds. This usually involves:

• Proof of identity – such as a valid passport or driving licence

• Proof of address – such as a utility bill, bank statement, or official correspondence

• Evidence of source of funds – including savings, inheritance, proceeds from the sale of another property, or a mortgage

If you’re receiving a gifted deposit, checks must also be carried out on the person providing the funds.

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Why Are These AML Checks Necessary?

 

All solicitors in Northern Ireland are regulated by the Law Society of Northern Ireland and must comply with the Money Laundering Regulations 2017 (as amended).

At Lacey Solicitors, these checks are not just legal obligations—they are essential safeguards that:

• Prevent criminal funds from entering the property market

• Protect honest buyers and sellers from fraud

• Uphold public trust in the legal and financial systems

Failing to comply can have serious consequences, both for solicitors and clients.

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What Happens If You Don’t Comply with the AML Checks?

 

If you are unable or unwilling to provide the necessary documents, we cannot act on your behalf. Property transactions cannot proceed until all AML requirements are satisfied. This is not optional – it is the law.

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How You Can Help Your Expert Property Solicitor in Belfast

 

To make the process smooth and efficient:

• Provide identification and proof of funds as early as possible

• Be prepared to explain your funding sources

• Ask us for guidance – we are here to help at every step

Remember, AML checks are not about suspicion- they are about protection – for you, for us, and for the market.

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AML Checks in Summary

 

At Lacey Solicitors, we take our role as trusted conveyancing solicitors in Belfast seriously. Our Anti-Money-Laundering procedures ensure your property purchase is:

• Legally sound

• Financially secure

• Ethically robust

Whether you’re a first-time buyer or a seasoned investor, William Wilson and our experienced property law team in Belfast will guide you through every step of the process – securely, efficiently, and with your best interests at heart.

When selling a home in Northern Ireland, there is a significant amount of paperwork to manage, including contracts, title deeds, property certificates, searches, and more. One document that is often overlooked by sellers is the fixtures and fittings list.

Mr William Wilson, Head of Property at Lacey Solicitors, explains that a missing or unclear list can lead to confusion, delays, and even legal disputes. This article outlines why the fixtures and fittings list is important, what it should include, and how it helps protect both sellers and buyers throughout the conveyancing process.

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What Is a Fixtures and Fittings List Exactly?

 

The fixtures and fittings list is a straightforward form that outlines what will remain in the property and what the seller plans to remove before completion. It forms part of the Vendor’s Replies to Pre-Contract Enquiries, which your solicitor provides to the buyer’s solicitor during the conveyancing process.

Think of it like this:

• Fixtures are items fixed to the property, such as built-in wardrobes, kitchen units, or bathroom suites. These are typically expected to stay.
• Fittings (sometimes called chattels) are items that are not fixed in place, such as freestanding furniture, lamps, or curtains. These can usually be taken with you, unless agreed otherwise.

This list may seem like a minor detail, but at Lacey Solicitors Belfast, we’ve seen how it can be the difference between a smooth sale and a stressful one.

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Why It’s More Important Than You Think

 

A vague or incomplete fixtures and fittings list often leads to confusion or mix-ups. For example, a buyer may assume the garden shed is included in the sale, only to discover it’s been removed on moving day. Similarly, you might take a decorative light fitting or built-in appliance that the buyer expected to remain with the property. These misunderstandings can cause disputes, delay completion, and in some cases, lead to claims for breach of contract.

In Northern Ireland, the fixtures and fittings list forms part of the legal contract This means the list is not just a helpful guide, it has legal weight. Removing an item marked as “left” without agreement could give the buyer grounds to seek compensation or delay the sale.

A complete and accurate list sets clear expectations from the outset. Everyone involved in the sale: seller, buyer, and their solicitors knows exactly what is included and what is not. This clarity helps avoid arguments and keeps the transaction running smoothly.

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What Should You Include in Your Fixtures and Fittings List?

 

In short, everything that could be questioned. Go room by room and think about what’s fixed and what isn’t. If there’s any doubt, include it.

Inside the House:

• Kitchen appliances (oven, hob, fridge, dishwasher)
• Bathroom mirrors, towel rails, toilet roll holders
• Light fittings and bulbs
• Curtains, blinds, and curtain poles
• Carpets, rugs, and floor coverings
• Built-in wardrobes, cupboards, and shelving

Outside the House:

• Garden furniture and planters
• Sheds, greenhouses, or storage units
• Outdoor lighting and garden ornaments
• Satellite dishes, aerials, or CCTV systems
• Fencing, gates, and decking

Each item should be marked as included, excluded, or negotiable. The more detail you provide, the fewer surprises there will be for the buyer.

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Misunderstandings about Fixtures and Fittings Lists in Northern Ireland

 

Sellers’ assumption: “I paid for it, so I’m taking it.” But if it’s fixed to the property — like a fitted oven or wall-mounted TV bracket — it’s probably a fixture. Removing it without agreement could breach the contract.

Buyers’ assumption: “Everything I saw during the viewing is included.” This isn’t always true. The list clarifies what stays and what goes.

At Lacey Solicitors, we help both buyers and sellers avoid these pitfalls by making sure the list is accurate and legally sound.

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How It Protects You

 

For sellers, the list reduces the risk of being accused of removing something that was meant to stay. For buyers, it provides peace of mind about what they’re purchasing. For both sides, it helps keep the sale on track.

In Northern Ireland, the fixtures and fittings list becomes part of the legal contract. If an item marked as “included” is removed before completion, the buyer could delay the transaction or seek compensation. So, it’s not just a helpful tool — it’s a legal safeguard.

The top tip from our Mr William Wilson, Head of the Property Department at Lacey Solicitors, is to assist your solicitor by completing this document thoroughly and correctly. It’s one of the simplest ways to prevent legal issues during a sale.

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Some Practical Advice

 

• Be thorough: Walk through your home with fresh eyes and list every item that could raise a question.
• Be honest: If you plan to take an item with you, state it clearly.
• Be specific: “Light fitting in hallway” is better than just saying “hall light.”
• Keep your solicitor informed: If you change your mind about something, let your solicitor know right away so the list can be updated.

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Final Thoughts

 

Selling your home is a major milestone. It’s easy to get caught up in the bigger decisions such as price, offers, completion dates but smaller details like the fixtures and fittings list should not be ignored. Getting it right is one of the easiest ways to keep the process fair, transparent, and legally sound.

If you’re thinking about selling your home and want legal advice you can trust, get in touch with the Property Department at Lacey Solicitors Belfast. We will make sure that everything is handled properly, including the bits that are easy to miss.

 

Buying a house is one of the most important financial decisions you will ever make. Whether you’re a first-time buyer or an experienced property developer, understanding the steps involved in buying a house in Belfast or anywhere elsee Northern Ireland – is essential to ensure a smooth, stress-free transaction.

At Lacey Solicitors, with offices in Belfast, our experienced property law team guides buyers through every stage of the legal process. Below, we outline the six key stages involved in purchasing a home in Northern Ireland, based on current legal practice and best guidance.

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Step 1: Sale Agreed – Instruct Your Property Solicitor in Northern Ireland

 

Once your offer on a property is accepted – whether through an estate agent or a private sale—the transaction becomes “sale agreed.” At this point, it is essential to instruct a solicitor to begin the legal work, also known as conveyancing.

We recommend choosing a property lawyer who specialises in conveyancing in Northern Ireland.

Once instructed, your solicitor will:

• Confirm instructions in writing with terms of engagement and a quotation in line with the Home Charter Scheme and the Law Society of Northern Ireland’s guidelines.

• Carry out Anti-Money Laundering (AML) checks.

• Request the contract pack from the seller’s solicitor.

Prompt appointment of a solicitor can help avoid delays from the outset and can turn a difficult lengthy process into a short easy transaction.

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Step 2: Survey, Valuation & Mortgage Offer

 

The best advice from our Head of Property Mr William Wilson, is to arrange an independent property survey from a RICS-accredited surveyor.

Under the principle of caveat emptor (“buyer beware”), it is the buyer’s responsibility to identify any defects, as sellers are not obliged to disclose issues, and any problems after completion become the purchaser’s responsibility.

Surveys can uncover hidden issues such as damp, structural movement, roof damage, outdated electrics, or unauthorised building work. There are different types of surveys:

• Lender valuation – confirms market value but does not assess defects in detail.

• RICS Level 3 Building Survey – comprehensive check, ideal for older or altered properties.

• RICS Level 2 Homebuyer Report – highlights key issues, with optional valuation.

• RICS Level 1 Condition Report – basic overview, usually for new builds.

If defects are found, buyers can:

• Renegotiate the price with guidance from their surveyor.

• Request repairs before completion.

• Reconsider the purchase if issues are significant and they are not yet contractually bound.

If using a mortgage, your lender will carry out a valuation, and once approved, a formal mortgage offer is issued. Commissioning a proper survey protects your investment and gives peace of mind before proceeding.

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Step 3: Title Checks & Legal Review

 

The seller’s solicitor will send your solicitor a contract pack consisting of:

• Draft contract of sale

• Title deeds

• Property certificates

• Pre-contract enquiries

• Searches

Your solicitor will:

• Review all legal documents

• Raise enquiries as needed

• Ensure no issues (rights of way, planning restrictions, unauthorised works) affect future resale

This step is crucial to confirm a clear legal title and protect you from inheriting legal, financial, or structural problems.

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Step 4: Exchange of Contracts

 

Once:

• Your solicitor is satisfied with all legal aspects

• You have received and accepted your mortgage offer

• All enquiries have been resolved

…you’ll sign the contract with your solicitor.

At this stage:

• A completion date is agreed

• Your solicitor sends your signed contract to the seller’s solicitor

• Once both parties have signed, the agreement becomes legally binding

Withdrawing after this point may incur financial penalties and it is this stage that you should consider insuring the property.

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Step 5: Completion – Move-In Day

 

On the agreed completion date:

• You pay the balance of the purchase price via your solicitor

• The mortgage lender (if applicable) releases funds directly to your solicitor

• Your solicitor transfers funds to the seller’s solicitor

• Keys are released, and you officially become the property owner

Your solicitor will also:

• File a Stamp Duty Land Tax (SDLT) return with HMRC

• Advise on notifying the Land & Property Services Rates Department

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Step 6: Post-Completion & Registration

 

After completion, your solicitor will:

• Register your name and ownership with the Land Registry

• Send title deeds to your mortgage lender (if applicable)

• Provide a final completion statement

This ensures your ownership is fully recorded and legally protected.

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Required Documents When Buying a Property

 

To avoid delays, you will need:

• Proof of ID and address (passport, utility bills, etc.)

• Evidence of your deposit (bank statements or gifted deposit letters)

• Mortgage Agreement in Principle

• Details of any financial arrangements

These documents are essential for your solicitor and for compliance with money laundering regulations and lender requirements.

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Why Choose Lacey Solicitors if You Are Buying a House?

 

Our Property Department, led by Mr William Wilson, was established in 2024 with three key ideals:

1. Clear, responsive communication — phone, email, post, and WhatsApp are just some of the ways that client’s want us to correspond with them.

2. Fixed-fee legal costs — no hidden extras.

3. Proactive handling — title, mortgage, and search issues resolved efficiently.

In our first year, we were finalists for Property Law Firm of the Year at the Irish Legal Awards and our Property team has been nominated at the ESTAS. We are committed to bringing a modern approach to Northern Ireland’s property market.

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Buying a Home in Belfast? Speak to Our Expert Property Solicitors Today

 

Whether buying your first home, investing, or relocating, trust Lacey Solicitors to guide you through every legal step. We protect your interests, meet deadlines, and give you peace of mind from offer acceptance to moving day.

Use our online portal to speak with our property team today.

Whether you are buying a home in Belfast, Newry, Ballymena, Antrim, or Armagh, it is always an exciting milestone, but it also comes with risks that many people don’t think about. One of the most important, yet overlooked, stages in the process is the gap between exchange of contracts and completion. This is a short window of time, but if something goes wrong and you don’t have property insurance in place the financial consequences can be serious as our Belfast Property Solicitors explain in the following article.

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The Risk Between Exchange and Completion

 

In Northern Ireland, the standard contract for sale provides that the seller (vendor) carries the risk in the property until completion. On paper, this means that if the property is damaged in that period – for example, by fire, flooding or structural damage – the seller is expected to hand it over in the same condition it was in at the date of the last inspection or the date the contract was signed (other than fair wear and tear).

However, there’s an important catch: the seller does not have to insure the property. If they don’t have cover, or their insurance doesn’t fully protect against the damage, you as the buyer may be left in a very difficult position. This risk applies whether you’re buying a home in Strangford or Seaview.

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What the Contract Actually Says

 

The standard contract sets out the position clearly:

• Clauses 6.1–6.3: The vendor must deliver the property in the same condition as at the last inspection or contract date. If the property becomes unusable, either party may rescind the contract or proceed with compensation, limited to the cost of repairs.
• Clause 6.4: The vendor has no duty to insure the property.
• Clauses 6.5–6.6: If damage occurs that doesn’t justify ending the contract, the purchaser may claim compensation, but must notify the vendor within 10 working days of completion.

These clauses provide some protection, but they are not watertight. If the seller doesn’t have the money to cover repairs, or if the damage falls outside the contract’s scope, you could be left with limited remedies.

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What About Your Mortgage?

 

Most mortgage lenders insist that the buyer puts buildings insurance in place from the date of exchange. If you fail to arrange cover at this point, you may be in breach of your mortgage conditions, regardless of what the contract says.

Northern Ireland continues to outpace all other UK regions with remarkable annual house price growth of 9.3%. The typical home in the province now costs £214,832, representing exceptional value compared to other parts of the UK.  It is a significant investment.  That’s why our Belfast based property solicitors recommend that buyers arrange their own insurance as soon as contracts are exchanged.

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Why Lacey Solicitors Property Lawyers Recommend Insurance at Exchange

 

Our advice is straightforward: take out buildings insurance the moment contracts are exchanged.

While the contract says the risk rests with the seller until completion, that doesn’t guarantee you’ll be fully protected if something goes wrong. Lacey Solicitors are an all-island insurance and property firm and we are uniquely placed to advise on the issue. 

Having your own policy in place means you don’t have to rely on the seller’s finances or their insurance cover. It’s a relatively small cost for a great deal of peace of mind, especially when you’re investing in one of the biggest purchases of your life.

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Talk to Our Property Solicitors in Belfast

 

William Wilson, our head of property can guide you through the entire conveyancing process. We’ll make sure you understand your rights and responsibilities, and help you protect your new home with the right insurance at the right time.

Get in touch with us today using our online portal to speak to one of our property and insurance law specialists.