Quick answer
Offers are made through the estate agent, but the work happens before the call. Confirm your budget, your deposit, your mortgage position, your move-in costs, the property’s condition, and what comparable homes in the area have actually sold for.
Then decide a maximum you’re willing to pay before you negotiate — not after.
In England, Wales and Northern Ireland an accepted offer isn’t legally binding until exchange of contracts. Scotland uses a different system where offers can become binding earlier.
Before you make an offer
The work before offering is what makes the offer credible — and protects you from a deal that looks fine until completion costs hit.
- Confirm your deposit amount and where it's coming from.
- Estimate the monthly mortgage at the offer price — does it still feel comfortable at a slightly higher rate?
- Understand the stamp duty on the property at first-time buyer rates.
- Map the move-in costs (legal, survey, removals, basic furniture, buffer).
- Check your overall readiness — anything obviously holding you back will resurface during underwriting.
- Re-read your viewing notes. Is the offer still consistent with what you wrote down at the time?
- Compare similar sold and listed properties on the same street and in the same area.
- Understand the seller's position if the agent has shared it (chain, urgency, reasons for moving).
Offering on a leasehold flat? See leasehold flats: what to check before buying for the lease, service charge and ground rent checks worth completing before you commit.
The HomeReady tools that map directly to this checklist:
How to decide what to offer
There’s no formula. But there are principles that protect you from the most common first-time buyer mistakes.
- The asking price is a guide, not a fixed number
Some homes sell over asking, some at, some below. The right offer depends on demand, condition, your budget and the seller's position — not a single rule.
- Compare similar properties properly
Look at sold prices on the same street, similar size, similar condition. Land Registry sold-price data is free. Listing prices alone are noisy.
- Condition and repairs matter
A property needing immediate work (roof, boiler, rewire, damp) usually sells lower than a comparable one in good condition. Adjust accordingly.
- Competition matters
If multiple offers are in or expected, the gap between sensible and winning narrows. If the property has been on the market for months, the gap usually widens.
- Chain position matters
First-time buyers who are chain-free and have an agreement in principle are often preferred over higher offers from chained buyers. Don't underestimate that.
- Set your maximum before negotiating
Decide your real ceiling before you make the first offer. Negotiate up from a calm starting point — not down from emotion.
- Don't offer more because the process feels competitive
Estate agents are paid by the seller. Phrases like "there's strong interest" can be true or sales pressure. Trust your numbers, not the room.
Compare calmly, not emotionally. Multiple viewings blur together fast. The property filter scores properties side by side against the same criteria — useful when you’re deciding which one is actually worth your maximum offer.
What to include when making the offer
The figure matters. So does everything around it. A weaker bidder with a stronger overall position often wins.
The offer amount
A specific figure, in writing where possible. Round numbers can be easier to negotiate from than irregular ones.
Your buyer position
First-time buyer, chain-free. This is genuinely valuable to most sellers and should be highlighted.
Mortgage agreement in principle
If you have one, name the lender and the amount. Most agents now expect to see one with any serious offer.
Deposit size
Total deposit and the percentage of the offer price. Larger deposits often signal a more secure buyer.
Solicitor / conveyancer details
If chosen, share the firm and contact. If not, mention you have one ready to instruct on acceptance — this signals readiness.
Preferred timescale
When you'd ideally like to exchange and complete. Helpful if it lines up with the seller's timeline.
Any conditions or clarifications
Subject to survey, subject to mortgage, fittings/fixtures clarification. Keep conditions reasonable — too many can sink an offer.
How the estate agent handles your offer
The agent is paid by the seller, not by you, but they have a legal duty to pass every offer on. Here’s what usually happens:
- 1. The agent passes your offer to the seller, usually within hours.
- 2. The agent often asks for evidence of funds and your AIP before formally submitting. Have these ready.
- 3. The seller accepts, rejects, or counters with a different figure.
- 4. Negotiation usually settles within a few days, sometimes via several rounds.
- 5. If multiple buyers are interested, the agent may ask for best and final offers (sometimes called sealed bids). Each buyer submits one written offer by a deadline, and the seller picks one. For a full walk-through, see best and final offers.
- 6. Acceptance is confirmed verbally and in writing. The agent issues the memorandum of sale and the post-offer process begins.
Keep all important communication in writing — email at minimum. Verbal-only offers get misremembered.
If your offer is accepted
The next 12–16 weeks involve a lot of small steps that add up. The short version:
- Memorandum of sale issued by the agent.
- Solicitor or conveyancer instructed.
- Mortgage application submitted, lender's valuation arranged.
- Buyer's survey arranged separately.
- Searches ordered, enquiries raised between solicitors.
- Mortgage offer issued, contracts signed, exchange.
- Completion and keys.
For the full walk-through, see what happens after an offer is accepted? For typical timings of each stage, see how long does buying a house take?
If your offer is rejected or negotiated
A no isn’t the end. Most accepted offers go through one or two negotiation rounds first. Five things to think about before you counter:
- Decide if you want to increase
Re-run the numbers. Does the higher figure still feel comfortable monthly, or are you stretching to win the deal?
- Stay within your maximum
The maximum you set before negotiating is the one to honour. The maximum you set after the rejection is not.
- Ask what matters to the seller beyond price
Sometimes a flexible completion date, a clean chain position, or a smaller deposit gap matters more than an extra £2,000.
- Be prepared to walk away
If the gap is too wide, walking away is sometimes the right move. Sellers sometimes come back; even if they don't, walking protects your budget.
- Keep other properties in the picture
Having a second option you'd be happy with takes the pressure out of the first negotiation.
Keep other properties on the table. Use the property filter to keep a calm shortlist running. Negotiating from a position where you’d be happy with the second choice is much stronger than negotiating from desperation.
FAQs
Quick answers to the questions UK first-time buyers most often ask about making an offer.
How do I make an offer on a house?+
Offers are usually made through the estate agent, either by phone, email or in person. State the offer amount, your buyer position (first-time buyer, chain-free, AIP in hand), your deposit, your solicitor if chosen, and your preferred timescale. Follow up in writing.
Can I offer below the asking price?+
Yes, often. The asking price is a guide. How much below depends on demand, condition, time on market, and your evidence from comparable sold prices. There's no single 'correct' percentage below asking.
What should I say when making an offer?+
Lead with the figure, then your position (first-time buyer, chain-free, AIP), your deposit, and your timescale. Keep it confident and brief. Save reasoning for follow-up if asked — long justifications can weaken an offer.
Do I need a mortgage agreement in principle before offering?+
Most estate agents now expect to see one before accepting an offer. An AIP confirms roughly what you can borrow and signals you're a serious buyer. It's usually free and takes 1–7 days.
Is an accepted offer legally binding?+
In England, Wales and Northern Ireland — no. The deal becomes binding only at exchange of contracts, usually weeks later. Either side can pull out before exchange. Scotland uses a different system.
Can someone else offer after mine is accepted?+
Yes — until exchange, sellers can accept a higher or stronger offer (sometimes called gazumping). It's stressful but legal. Moving quickly toward exchange is the only protection.
Should I increase my offer if the seller says no?+
Only if the higher figure still works for you on paper. Re-run the monthly numbers and the move-in costs. Increasing because of emotional momentum is the most common offer-related regret first-time buyers report.