Buying your first home is an exciting milestone. But Northern Ireland has its own rules, processes, and legal mechanics — and knowing them ahead of time can help you avoid delays, surprises, or cost overruns. This guide walks you through what to expect, what to prepare, and what your solicitor will do.
1. Secure an AIP and confirm lender-panel status
Start with a mortgage Agreement in Principle (AIP) — it shows sellers and agents you’re serious. Equally important: make sure your solicitor is on your mortgage lender’s approved panel. If not, your lender may appoint a separate solicitor, which will slow you down and add to the cost. NI properties also follow UK Finance’s Lenders’ Handbook (Northern Ireland) guidelines, plus lender-specific rules.
“For first-time buyers, the smoothest files are the ones where we’re appointed early. We can tease out any problematic instructions, confirm lender-panel status, and map a realistic timeline before emotions and chains add pressure.” Darren Rainey, Partner, Allsopp Campbell Rainey
2. Know the Home Charter Scheme standards
The Law Society of Northern Ireland’s Home Charter Scheme sets client care and service expectations for solicitors in residential conveyancing:
• A clear engagement letter
• Regular updates at key stages
• Transparent cost estimates
• Conflict handling protocols
These standards give first-time buyers transparency and confidence. The aim is to make sure clients receive a consistent, transparent, and professional service throughout the conveyancing process.
Solicitors who are part of the scheme follow a formalised client care protocol: issuing clear engagement letters, keeping clients informed at key stages, handling mortgage instructions, and progressing transactions in line with the Law Society’s guidance.
For buyers and sellers, the scheme offers reassurance that their solicitor is working under an agreed code of practice recognised across NI.
3. Budget carefully — deposit, SDLT & additional costs
| Item | Typical Range / Notes | Tips |
|---|---|---|
| Deposit | 5%–20% (varies) | Aim to save early; a smaller deposit may limit mortgage options. |
| Stamp Duty (SDLT) | 0% on first £425,000; 5% on the next slice to £625,000 (NI follows UK SDLT rules) | Use our mini-calculator below to estimate your SDLT. |
| Other costs | Surveys, searches, insurance, lender fees, legal fees, moving costs | Keep a 5% buffer above purchase price for incidental expenses. |
Mini-SDLT example:
If you buy a home for £300,000, SDLT is 0% up to £425,000, resulting in £0 SDLT.
If you pay £500,000, SDLT = 0% on first £425,000 + 5% on the remaining £75,000 = £3,750.
4. Check Co-Ownership as an option
Northern Ireland’s Co-Ownership scheme allows you to own a share (e.g. 50–90%) of a home and pay rent on the rest, with the option to buy more over time. The current price cap is £210,000 (as at April 2025). This can be a solid route if you can’t yet fund a large enough deposit to purchase on your own.
5. Choose the right survey & be chain-ready
A lender valuation is only a minimum check. You’ll want a RICS Level 2 Home Buyer or Level 3 Building Survey, depending on the property’s condition. (RICS is short for Royal Institution of Chartered Surveyors.)
Additionally, prepare the following documents early: proof of identity, source of funds (especially if gifts are involved), AIP, previous sale agreements (if applicable), and registration for Co-Ownership (if applicable).
6. What your NI solicitor does for you
Your solicitor handles:
• Title checks / due diligence
• Review of various property certificates and searches with information relevant to the property and surrounding circumstances
• Mortgage conditions and bank instructions
• Exchange of contracts
• Ensuring compliance with UK Finance Lenders’ Handbook (NI)
• Operating under Home Charter Scheme standards to keep you updated
• Managing undertakings and dealing with last-minute queries
“Northern Ireland’s Home Charter Scheme gives buyers a clear service baseline — but every transaction still turns on the details. Our role is to make the legal risks visible, fix issues fast, and keep you moving toward a safe exchange and completion.” Neil Allsopp, Partner, Allsopp Campbell Rainey
7. Watch the timeline — and protect it
Delays often occur due to survey issues, chain breaks, or lender conditions. Mitigate by:
• Responding quickly to queries
• Booking your survey immediately
• Putting insurance in place from the exchange date
• Building extra buffer days around holidays or year-end
8. Legal checkpoints (often overlooked)
• Inclusions & extras: Get promises (fixtures, fittings, boundaries) in writing, not verbal.
• Service charges & rates: Apartments may bring long-term costs; check local rate bills.
• New build warranties: Inspect snagging lists, and make sure “long-stop” and defects periods are clear.
• Contract conditions: Avoid conditionality issues — artistically dissatisfied wording can create legal ambiguity.
For more information contact Darren Rainey or Neil Allsopp. See https://acrlaw.co.uk/contact/ for contact details.
Common First-Time Buyer Questions in Northern Ireland
Q: How long does the process take?
A: A well-managed, unbroken chain typically takes 12–16 weeks. Delays often come from survey issues or lender conditions.
Q: What if my credit rating is weak?
A: Try to improve by clearing debts before applying. Speak to mortgage brokers specialising in niche markets.
Q: Can I use a gifted deposit?
A: Yes, but your solicitor will need complete documentation showing the source of funds and AML checks.
Q: Can I change my borrower’s names after the exchange?
A: Only in limited circumstances. Speak to your solicitor before the exchange if there’s any chance your personal position may change.