⏱️ 30-Second Quick Read
- Budget for the "Gap": Add £10k to whatever you think your closing costs are. You will need it.
- Survey Hard: If the survey says "Level 2," demand a "Level 3" if the property was built before 1950.
- Avoid New Builds: Unless the developer is desperate and offering deep discounts, the price premium is a net loss.
- Broker Power: Find an independent, whole-of-market broker. If they aren't on LinkedIn with a professional footprint, don't use them.
- 2026 Reality: Interest rates haven't plummeted. Don't base your monthly affordability on "hope." Base it on the current 4.5%–5.5% reality.
Stop playing the game by the rules written by the people selling you the mortgage. They have the data; you have the cash. Use it wisely, or don't use it at all.