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First Home Buyer Legal Checklist: Documents Beyond the Mortgage

· 17 min

Note: The following scenario is fictional and used for illustration.

Emma Richardson, 29, and her partner Jake completed on their first home in March 2025—a £295,000 two-bedroom terraced house in Leeds. Three months later, Emma's solicitor mentioned during a routine call: "You've got your mortgage deed and title deeds sorted—have you made a will yet?"

Emma froze. In the whirlwind of completion, creating a will never crossed her mind. She discovered 56% of UK adults aged 18 and over haven't got a will, including 53% of adults aged 50-64. Her £295,000 home was her largest asset, but without a will, intestacy rules would leave Jake with nothing as unmarried partners have zero automatic inheritance rights.

This article provides the complete legal checklist for first-time buyers beyond mortgage paperwork—covering essential documents most solicitors won't tell you about, the estate planning decisions you must make within 6 months of purchase, and the exact timeline for each action.

Table of Contents

The conveyancing process creates a false sense of legal completion. Most first-time buyers assume their solicitor handles "everything legal." In reality, conveyancing solicitors only handle property transfer and mortgage security—not broader estate planning, property protection, or incapacity planning.

In 2024, there were 341,068 first-time buyers in the UK, up 19% from 2023, yet only an estimated 44% have wills despite property being their largest asset. This gap exists because conveyancing solicitors protect the lender's interests through property title transfer and mortgage security, then close your file.

The "completion blind spot" kicks in the moment you get your keys. The relief of finishing an exhausting process makes buyers defer other legal tasks. You've just paid £1,500-2,000 in legal fees, making it psychologically difficult to spend more.

But consider this: the average first-time buyer age is now 33 years and 10 months, often coinciding with having young children who need protection. Meanwhile, 67% of UK adults either don't have a will or have one that's out-of-date.

Without proper documents, your £311,034 average property investment remains unprotected. Here's the complete legal document checklist every first-time buyer needs within 6 months of completion.

Documents You Already Have (From Your Conveyancing Solicitor)

Your solicitor has already provided six core documents:

Transfer Deed: Legal document transferring ownership. Store the original in a fireproof safe with a digital backup.

Title Deeds: Your Land Registry record showing you as "registered proprietor," provided within 1-2 months.

Mortgage Deed: Agreement detailing loan amount, interest rate, and repayment schedule. Keep accessible for remortgage comparisons.

Property Information Form (TA6): Seller's disclosure of utility locations, boundaries, and alterations.

Fittings and Contents Form (TA10): Lists included fixtures and fittings.

Energy Performance Certificate (EPC): Energy efficiency rating (A-G scale), valid for 10 years.

Store physical copies in a fireproof safe and digital copies in encrypted cloud storage. These protect your transaction—but not your family if you die or become incapacitated.

The 7 Critical Documents Most First-Time Buyers Don't Have

Beyond conveyancing paperwork, you need seven essential documents that protect family, assets, and decision-making capacity:

1. Valid Will - Determines who inherits your property and names guardians for children. Without it, intestacy rules apply where unmarried partners inherit nothing.

2. Lasting Power of Attorney for Property and Financial Affairs - Lets you appoint someone to manage your property and mortgage if you lose mental capacity. Without it, family faces costly Court of Protection applications with £365+ fees and 6-12 month delays.

3. Buildings Insurance Policy - Legally required from exchange of contracts, not completion. Protects against structural damage, subsidence, fire, and flooding.

4. Life Insurance Policy - Ensures your mortgage is paid off if you die, preventing your family from losing the home.

5. Home Inventory and Valuation Record - Documents all valuable contents for insurance claims and estate valuation. Required for accurate probate valuation.

6. Proof of Stamp Duty Land Tax Payment (SDLT Certificate) - Official confirmation you paid SDLT or claimed first-time buyer relief. Required for proving tax obligations and future property transactions.

7. Completion Statement and Final Account - Itemized breakdown of all costs paid during purchase. Keep for tax records (6 years) and calculating capital gains on future sale.

Documents 1-3 are urgent and should be completed within 30 days of completion. Documents 4-5 are high priority (complete within 3 months). Documents 6-7 are administrative (file immediately).

Total cost for all 7 documents: approximately £350-550. You've just spent £1,500-2,000 on conveyancing—investing £350 in post-purchase protection is 17% of that cost but protects 100% of your asset.

Why Creating a Will Is Your Most Urgent Post-Purchase Priority

Your property is now your largest asset—worth an average of £311,034 for first-time buyers in 2024. Without a valid will, you have zero control over who inherits it.

UK intestacy rules are specific and often surprising:

  • Married with children: Spouse gets the first £322,000 plus personal possessions plus half of the remaining estate; children share the other half (must wait until age 18).
  • Unmarried couples: Partners inherit nothing under intestacy rules. Property goes to blood relatives (parents, siblings) even if you lived together for decades.
  • Single with no children: Parents inherit your entire estate. If parents are deceased, siblings inherit. If no siblings exist, the estate goes to extended family or ultimately the Crown.

Understanding your ownership type matters. If you own property as joint tenants, it passes automatically to the co-owner regardless of your will. But if you own as tenants in common, your share goes according to your will or intestacy rules.

First-time buyers face three critical will-related decisions:

Naming Guardians for Children: If you have children under 18, a will is the only way to name legal guardians. Without a will, the local authority decides who raises your children.

Protecting Unmarried Partners: Twenty-eight percent of first-time buyers are unmarried couples purchasing together. Cohabitation, even for 10+ years, gives zero inheritance rights.

Clarity on Tenancy Type: Check your title deeds for tenancy type—if you're tenants in common, a will is critical to direct your share.

Common objections addressed:

"I'm too young to need a will." The average age of first-time buyers is 32, when people have young children, new mortgages, and the most to lose from intestacy.

"My partner will automatically inherit everything." Only if you're married or in a civil partnership and own property as joint tenants. All other assets follow intestacy rules.

"Wills are expensive." Solicitor wills cost £650+ for couples. Online platforms offer legally valid wills for under £100—that's 0.03% of your average £311,000 property value.

Your will creation timeline should be:

  • Week 1-2: Gather information (asset values, beneficiary details, guardian preferences)
  • Week 3: Complete your online will (takes approximately 15 minutes)
  • Week 4: Print, sign with 2 independent witnesses who are not beneficiaries, and store securely

Review your will every 5 years or after major life events like marriage, divorce, additional children, or significant asset changes.

Store your will in a fireproof safe at home, with a copy at your solicitor's office or in a will registry (£20-30 for National Will Register). Tell your executor where your will is stored.

Lasting Power of Attorney: Protecting Your Property While You're Alive

A Lasting Power of Attorney for Property and Financial Affairs lets you appoint someone to make decisions about your property and mortgage if you lose mental capacity. It costs £92 to register with the Office of the Public Guardian and takes 8-10 weeks.

Incapacity isn't just about aging—road traffic accidents, traumatic brain injury, and strokes (100,000/year in the UK) can strike at any age.

Without an LPA, your family must apply to the Court of Protection (£365+ fees plus £450-650+ legal costs, 6-12 months wait). During this time, no one can access your bank accounts, pay your mortgage, or sell your property.

With an LPA, your attorney can pay bills, access your salary, sell property if needed, manage repairs, and complete tax returns.

The LPA registration process:

  1. Create using gov.uk online tool (free) or solicitor (£150-300)
  2. Sign with a certificate provider
  3. Register with OPG (£92 fee, or £46/free for low income)
  4. Wait 8-10 weeks for processing

Appoint someone 18+ you trust completely (spouse, partner, parent, sibling). Consider appointing two attorneys jointly or jointly and severally. Always name a replacement attorney.

LPAs cost £92 but prevent £2,000+ in Court of Protection costs. Register while you have capacity—you can't create one after losing it.

Essential Insurance and Protection Documents

Buildings Insurance (Legally Required): Must start from exchange of contracts, not completion. Your mortgage lender requires proof before releasing funds. Covers structure, permanent fixtures, outbuildings, and damage from fire, flood, storm, subsidence, and vandalism. Coverage must equal full rebuild cost. Cost: £100-300/year.

Life Insurance (Highly Recommended): Ensures your mortgage is paid off if you die. Options include decreasing term (cheapest), level term (fixed payout), joint life first death, or joint life second death. Cover your remaining mortgage balance minimum; recommended is mortgage plus 2-3 years living expenses. Cost: £10-20/month (age 30) to £25-40/month (age 40) for £250,000 coverage over 25 years.

Contents Insurance (Optional): Covers furniture, electronics, and possessions. Average UK home contains £35,000-55,000 worth. Take photos of valuable items. Cost: £50-150/year.

Critical Illness Cover (Optional): Pays lump sum for diagnosis of cancer, heart attack, or stroke. Worth considering if self-employed or single-income household. Cost: £40-60/month for £250,000 coverage.

Store policy documents securely with digital backups. Review annually and update coverage after home improvements.

Administrative Documents You Need to Keep

Stamp Duty Land Tax (SDLT) Certificate: Proof you paid SDLT or claimed first-time buyer relief. From 1 April 2025: 0% on £0-300,000, 5% on £300,001-500,000, no relief over £500,000. Keep indefinitely alongside title deeds.

Completion Statement: Itemized costs from purchase. Keep for 6 years minimum for tax, ideally until you sell for Capital Gains Tax calculation.

Home Inventory: Room-by-room video walkthrough and photos of items £500+. Update annually for insurance claims and probate.

Property Improvement Records: Invoices, planning permission, Building Regulations certificates. Improvements (extensions, new kitchens, boilers) are CGT deductible; repairs (repainting, fixing tiles) are not. Keep until you sell plus 6 years.

Mortgage Documents: Keep offer and agreement until repaid plus 6 years. Keep annual statements for 6 years.

Store physical documents (will, LPA, title deeds, mortgage deed, SDLT certificate, insurance policies) in a fireproof safe. Keep digital copies in encrypted cloud storage. Tell your executor where documents are stored and how to access them.

Week 1-2: Arrange buildings insurance (before exchange), file conveyancing documents, create home inventory.

Week 3-4: Create your will (15 minutes online + 30 minutes witnessing), start life insurance application.

Month 2: Create Lasting Power of Attorney, arrange contents insurance, set up mortgage overpayments if affordable.

Month 3: File improvement records system, update will beneficiaries on life insurance/pensions/bank accounts, register will with National Will Register (optional, £20-30).

Month 4-6: Review budget, schedule annual will review, complete LPA for Health and Welfare.

Total: 12 hours over 6 months. Cost: £450-650 one-time plus £160-480/year for insurance.

Prioritize: buildings insurance, will, life insurance, LPA. If budget-constrained: will first, then life insurance, then LPA, then contents insurance.

Special Situations: When You Need Additional Documents

Unmarried Couples: 28% of first-time buyers are unmarried. A cohabitation agreement outlines ownership percentages, mortgage payment splits, and separation terms. Cost: £300-800.

Buying with Friends/Family: Declaration of trust specifies ownership percentages and sale terms. Must set up as tenants in common. Cost: £200-500.

Self-Employed/Business Owners: Ensure life insurance covers mortgage plus business debts. Consider keyperson insurance.

Leasehold Properties: 46% of first-time buyer flats are leasehold. If lease under 80 years, property value drops and extension costs escalate. You can extend after 2 years ownership.

Conveyancing doesn't cover everything: Solicitors only handle property transfer—not wills, LPAs, or estate planning. Budget £300-500 for post-purchase legal documents.

Delaying will creation: Average buyer age is 32, often with young children and new mortgages. Without a will, unmarried partners inherit nothing.

Late buildings insurance: Must start at exchange of contracts, not completion. You're legally responsible from exchange onwards.

Forgetting beneficiary updates: Life insurance, pensions, and bank accounts use separate nominations that override wills. Update all when you create your will.

Not understanding tenancy types: Joint tenants = property passes to survivor automatically. Tenants in common = your share follows your will. Check your title deeds.

Losing improvement records: Improvement costs are CGT deductible when you sell. Keep all invoices until you sell plus 6 years.

Not reviewing wills: Marriage revokes previous wills. Review every 5 years and update after marriage, divorce, children, or asset changes.

Skipping LPA when healthy: Incapacity from accidents or illness can strike at any age. Without LPA, family faces £2,000+ Court of Protection costs.

Incorrect SDLT relief claims: Can't have ever owned property (including inherited). HMRC can audit 6-20 years back. Penalties: back taxes plus 7.5%/year interest plus 30-100% penalties.

Insecure document storage: Use fireproof safe for physical documents and encrypted cloud storage for digital backups. Tell your executor where everything is stored.

Frequently Asked Questions

Q: What legal documents do I need after buying my first home in the UK?

A: Beyond your mortgage deed and title deeds, you need a valid will to protect your property and name guardians if you have children, buildings insurance from exchange of contracts, an Energy Performance Certificate (EPC), Property Information Form (TA6), and Fittings and Contents Form (TA10). Consider creating a Lasting Power of Attorney for property decisions if you become incapacitated.

Q: Do I need a will if I've just bought my first house?

A: Yes, creating a will after buying your first home is essential. Your property is likely your largest asset, worth an average of £311,034 for first-time buyers in 2024. Without a will, intestacy rules determine who inherits, which may not reflect your wishes, especially if you're unmarried or have children who need guardians named.

Q: What is a Lasting Power of Attorney and do first-time buyers need one?

A: A Lasting Power of Attorney for Property and Financial Affairs lets you appoint someone to make property decisions if you lose mental capacity. First-time buyers should consider creating one as it costs £92 to register and ensures someone can manage your mortgage, sell your property, or handle repairs if you're unable to. Without one, your family faces costly Court of Protection applications.

Q: What is stamp duty relief for first-time buyers in 2025?

A: From 1 April 2025, first-time buyers pay no Stamp Duty Land Tax on the first £300,000 of property value, and 5% on the portion between £300,001 and £500,000. For a £400,000 property, you'd pay £5,000 SDLT. Properties over £500,000 receive no relief. The previous higher thresholds of £425,000 nil-rate ended on 31 March 2025.

Q: When does my buildings insurance need to start when buying a house?

A: Buildings insurance must start from the moment you exchange contracts, not completion. Once contracts are exchanged, you're legally committed to the purchase and responsible for the property, even though you don't own it yet. Most policies begin at midnight on exchange day. Your mortgage lender will require proof of insurance before releasing funds.

Q: What documents will my solicitor provide after I buy my first home?

A: Your solicitor provides registered title deeds showing you as registered proprietor within 1-2 months of completion, transfer deed as the signed document transferring ownership, mortgage deed if applicable, completion statement showing all costs paid, SDLT certificate as proof Stamp Duty was paid, and copies of all property searches conducted during conveyancing.

Q: Can I lose first-time buyer status if I inherit a property?

A: Yes, if you inherit any residential property even a tiny share, you lose first-time buyer status permanently and cannot claim SDLT relief. This applies even if you never live in the inherited property or sell it immediately. To qualify for first-time buyer relief, you cannot own or have ever owned a dwelling, regardless of how it came into your ownership.

Conclusion

Buying your first home is one of life's biggest achievements. The legal documents in this checklist transform your house purchase into true family security:

  • Start with the urgent three: Buildings insurance before exchange, will creation within 30 days, and life insurance within 30 days. These protect your property, family, and mortgage for under £300 upfront.
  • Use the 6-month timeline: Spread actions over 6 months to manage time and costs (12 hours and £450-650 total).
  • Set calendar reminders: For annual will review, insurance policy renewal, and LPA registration follow-up.
  • Tell someone where your documents are stored: Create a master document location list and share with a trusted person.

Protecting your £311,034 investment with a will, LPA, and insurance isn't pessimism—it's the responsible completion of what you started when you decided to become a homeowner.

Need Help with Your Will?

Creating a will after buying your first home ensures your property goes to the people you choose, guardians are named for your children, and your unmarried partner isn't left with nothing under intestacy rules.

Create your will with confidence using WUHLD's guided platform. For just £99.99, you'll get your complete will (legally binding when properly executed and witnessed) plus three expert guides. Preview your will free before paying anything—no credit card required.

Legal Disclaimer:

This article provides general information only and does not constitute legal or financial advice. WUHLD is not a law firm and does not provide legal advice. Laws and guidance change and their application depends on your circumstances. For advice about your situation, consult a qualified solicitor or regulated professional. Unless stated otherwise, information relates to England and Wales.

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