The December planning gap
Most buyers spend December in limbo - not quite searching seriously because “it’s Christmas,” but not preparing properly either. Then January arrives, suitable properties appear, and suddenly you’re scrambling to get mortgage applications processed, arrange surveys, and make offers while competing against dozens of other buyers who made the same mistake. Meanwhile, those who planned during December are already under offer.
Here’s what separates buyers who complete purchases early in the new year from those still searching months later: understanding that December planning determines January success. Any task you avoid now becomes the crisis you manage later when competition returns.
Get your mortgage approval sorted now
Mortgage approval is never instant, and January is the busiest month for applications. Lenders require payslips, bank statements, ID documents, and proof of deposit. Gathering these calmly in December is far easier than frantically searching for documents once you’ve found a property.
Speak to a mortgage broker this month while they still have time for full consultations. Understand your exact borrowing capacity, monthly repayment expectations, and any issues that might slow your application. December approval means you’ll be ready to act instantly in January.
Sort your deposit accessibility immediately
Having a deposit saved doesn’t mean it’s ready to use. Fixed-term accounts require notice periods, ISAs have withdrawal rules, and transfers between family accounts take time. Discovering these delays after making an offer can jeopardise your purchase.
Check withdrawal terms, move funds into accessible accounts, and gather proof of deposit source now. Solicitors require this for anti-money-laundering checks, and preparing in December avoids delays later.
Understand your actual buying costs beyond the deposit
First-time buyers often underestimate total purchase costs. Beyond your deposit, you’ll need funds for solicitor fees, surveys, removals, searches, land registry fees, mortgage arrangement charges, and potentially Stamp Duty.
Budget roughly 2–3% of the purchase price for additional costs. Calculate this accurately for your budget range and make sure the funds are available.
Research your target areas properly this month
December is the perfect time to research without pressure. Visit potential areas at different times of day, test commute routes, check amenities, parking, and general feel.
This preparation means that when the right property appears in January, you can act with confidence instead of needing extra time while other buyers submit offers.
Register with local estate agents now
Agents prioritise buyers who are organised, ready, and properly prepared. Register with agents in your chosen areas this month, confirming your budget and mortgage readiness. Ask for immediate alerts when suitable properties hit the market.
Most successful first-time buyers view properties within days of listing - not weeks later when competition is fierce.
Why December planning matters
December isn’t wasted time unless you waste it. Buyers who prepare now spend January making offers. Buyers who delay spend January catching up while watching others secure the homes they wanted.
Need guidance on December planning for your first home purchase? Get expert advice today