Welcome to the second edition of our monthly property column bringing together practical, real-world insights from Tom Simpson, managing director of homes at Yorkshire Building Society, alongside other industry experts.

This month, Tom takes a look at what the journey to homeownership really looks like and the steps involved at every stage of the process.

Are your finances in order?

Before you start, the first hurdle is understanding your finances. This means working out what savings you have, as well as any debts (such as credit card or car finance agreements).

You should also find out your credit score (there are organisations which provide this service for free).

This matters because factors like borrowing too much, missing bill payments or defaulting on a loan, for example, can damage your credit history.

However, keeping up to date with regular commitments or paying off a loan can help your score improve. Having no history of managing regular payments can be an issue, too.

These are the factors which are important to lenders, and many would‑be buyers underestimate how much small, consistent positive financial habits really matter when it comes to showing your reliability. Being on the electoral roll is also important, as it helps a would-be lender to check who you are.

How much can you afford?

When you have a clear idea of your financial ‘health’, the next step is to look at what price of property you can afford.

This involves looking at all your incomings and outgoings and determining how much free cash you have left to commit to a mortgage. Lenders use this to work out how much they can lend to you, which you can comfortably repay without stretching yourself too far.

The typical total lending amount lenders apply is 4.5 times income, but this can go up as high as 5.5 or six times, depending on your circumstances.

Remember that the lender will factor into their calculation how much you already owe on other financial commitments.

There are online calculators you can use to get an idea of how much you are likely to be able to borrow, but they’re no substitute for a tailored affordability assessment.

A calculator can’t understand your career trajectory, your spending patterns, or the nuances of your financial commitments. This is where a broker or independent mortgage adviser could help.

Bear in mind, too, that it’s not just the home itself you’ll need to pay for. You’ll also need savings towards a deposit and other costs associated with buying, such as conveyancing costs (charges associated with the legal process of transferring property ownership from one person to another); the valuation (used by the lender to determine what the property is worth), a survey (optional, but recommended, as an expert’s inspection of the condition of the property), and of course making it your own with things like decoration and furnishing.

Finding your dream home

Once you know how much you can afford, it’s time to house hunt.

When choosing where to live, try making a list of what’s most important to you – for example, how many bedrooms do you need? Do you need a garden?

If you find somewhere you like, visit the property at different times and days of the week. This way you’ll get a good sense of the area and the community, and you’ll be able to find out what traffic, noise and parking are like. Be sure to ask as many questions as you can so that there are no surprises later on.

When you’re settled on a home you love, it’s time to make an offer, and once you’ve had an offer accepted, you can actually apply for a mortgage.

How do I get a mortgage?

The mortgage process itself is often where first‑time buyers feel most intimidated.

Before you start looking for a mortgage, you’ll need to know your loan-to-value (LTV). This is calculated based on the difference between your deposit and the value of the home you want to buy, and will guide you towards mortgage deals which are suitable for you.

Products are usually available from 60% LTV (where the borrower has a 40 per cent deposit and is borrowing 60 per cent of the property’s value), up to 95 per cent LTV (where the borrower has a five per cent deposit and is borrowing 95 per cent of the property’s value).

In terms of the mortgage application itself, first, you need a Decision in Principle, or DIP.

This is a signal that a lender is open to lending to you. To get this, you will need to arrange a conversation with a lender or a mortgage broker and tell them your deposit, outgoings and the price of the home you want to buy.

If your affordability and credit record stack up against their criteria, you will be given a DIP. Once you have that, you can make an offer on your desired property, and once that’s accepted by the seller, you’ll need to hire a conveyancer (to manage the legal side of buying a home).

Next, you’ll submit your full mortgage application via your broker or lender. You’ll need to provide more detailed information and documentation about your finances as well as the home you want to buy. They will also check your credit history and carry out their valuation of the property.

Once your mortgage application is approved, your lender will then issue a formal mortgage offer outlining the terms of your loan and a full breakdown of costs. You’ll pay your deposit, legal costs and any associated fees through your conveyancer.

After that, you’ll sign and return the offer so that your conveyancer can begin the exchange of contracts with the seller’s conveyancer. This is the point at which you become legally committed to the purchase. Finally, completion takes place — the moment ownership transfers to you, and you can collect the keys to your new home.

The bottom line

The first‑time buyer journey need not be mysterious or inaccessible, and if you’re unsure, speaking to a mortgage adviser via your chosen lender, or an independent mortgage broker, can help you navigate the process with confidence.

For more information, visit www.ybs.co.uk/mortgages.

A 16-year-old boy suffered serious chest and face injuries in an alleged Dudley machete attack by two suspects on a moped who fled the scene

A teenage boy has been left with serious injuries following a machete attack. It comes as police are searching for the alleged attackers.

Officers confirmed the 16-year-old was slashed at around 2pm on Saturday while on Duncan Edwards Close in Dudley, West Midlands, when “violence broke out”.

It is believed the victim was approached by two young men riding a moped, who allegedly set upon him with a machete before making their escape.

The youngster sustained severe wounds to his chest and face and was rushed to hospital, where surgeons were required to operate. West Midlands Police have launched a formal investigation, are examining footage of the incident, and have appealed to members of the public for any information they may hold.

Detective Inspector Joe Davenport, from the force’s Major Crime Unit, stated the victim “could easily” have lost his life during the assault, adding that officers are working to establish the full circumstances and motive behind the attack, reports the Mirror.

He said: “This was an horrific attack in the middle of the day and it could easily have resulted in this boy losing his life.

“We’ve been working tirelessly since then to understand exactly what happened, and who was responsible, and I’d urge anyone with information to get in touch with as soon as possible.”

West Midlands Police confirmed the teenage victim remains in a serious but stable condition in hospital. It read: “We’re appealing for the public’s help after a teenager was left seriously injured when violence broke out involving a group of people with machetes in Dudley.

“The 16-year-old was taken to hospital where he remains in a serious but stable condition today after violence broke out just before 2pm yesterday (Saturday) on Duncan Edwards Close.

“It’s believed he had been walking in the area when he was approached by two young men on a moped. They attacked him before fleeing. He was left with serious injuries to his chest and face, and has undergone surgery.

“We’ve recovered CCTV and mobile phone footage, and are now asking for help from the public to help us identify and arrest those involved.” The statement further noted: “Extra patrols are taking place in the area today.”

Ensure our latest stories always appear at the top of your Google Search by making us a Preferred Source. Click here to activate or add us as your Preferred Source in your Google search settings.

Victory combined with results elsewhere cemented Sunderland’s place in Europe next season, capping off a sensational top-flight return for the club, who earned promotion exactly one year ago to the day after beating Sheffield United in the Championship play-off final at Wembley.

A police officer was taken to hospital after being allegedly attacked by a dog in Dunfermline, with a woman charged in connection and the animal seized by officers.

A police officer has been taken to hospital after being allegedly attacked by a dog during an incident in Dunfermline.

The officer was attending a property on Adamson Crescent on Saturday night when the attack is said to have happened, leaving them with injuries requiring hospital treatment.

Other officers rushed to the scene, with around 16 police vehicles and personnel reportedly arriving as the situation was brought under control. The dog was later seized by police, and images shared online showed a large emergency response in the area.

Police Scotland confirmed a 27-year-old woman has been charged in connection with the incident and reported to the Procurator Fiscal.

Advertisement

A spokesperson said: “Around 7.10pm on Saturday, 23 May, 2026, police attending a property on Adamson Crescent were attacked by a dog.

“One officer was taken to Victoria Hospital for treatment and the dog was seized.

“A 27-year-old woman was charged in connection with the incident and reported to the Procurator Fiscal.”

Get more Daily Record exclusives by signing up for free to Google’s preferred sources. Click HERE

QUETTA, Pakistan (AP) — A suicide bomber detonated an explosives-laden vehicle near a railway track as a passenger train passed through the southwestern Pakistani city of Quetta on Sunday, killing at least 23 people and wounding over 70 others, officials said.

The force of the explosion caused two of the train cars to overturn and catch fire, sending thick black smoke into the air, according to footage shared online.

The attack happened in an area where security forces are usually stationed, badly damaging several nearby buildings and smashing more than a dozen vehicles parked along the road, according to witnesses and images circulating on social media.

Doctors at local hospitals said they had received the wounded, with 20 in critical condition. Three security officials told The Associated Press the bodies were transported to hospitals following the attack. The officials spoke on condition of anonymity to be able to speak to the media.

The outlawed Baloch Liberation Army, or BLA, which demands independence from Pakistan’s central government, has claimed responsibility for the attack in a statement sent to reporters. The militant group said it targeted a train carrying security personnel.

Quetta is the capital of insurgency-hit Balochistan province. The oil- and mineral-rich region has long been the scene of a low-level insurgency. The insurgents have frequently targeted security forces, government installations and civilians in the province and elsewhere in the country.

“We strongly condemn the targeting of innocent civilians and are deeply saddened by the loss of precious human lives. Terrorist elements deserve no leniency,” said Shahid Rind, Balochistan provincial government spokesman.

He said following the explosion, a medical emergency was declared at hospitals in Quetta, and an investigation has been launched.

Prime Minister Shehbaz Sharif strongly condemned the attack, calling it a “cowardly act of terrorism” in a post on X and offering condolences to the families of the victims.

Balochistan Chief Minister Sarfraz Bugti strongly condemned the attack in Quetta, saying the militants targeted “innocent civilians, including women and children,” vowing to “hunt (them down)” in a post on X.

Bugti and the federal government in Islamabad often use the phrase “Fitna al-Hindustan” to refer to the BLA, which they allege is backed by India. New Delhi denies the allegation.

Pakistan’s President Asif Ali Zardari denounced the bombing, saying militants and their backers sought to undermine Pakistan’s role in regional and international peace efforts.

The attack came a day after Pakistan said the United States and Iran were close to reaching a memorandum of understanding to end the war in the Middle East that began on Feb. 28 after the U.S. and Israel attacked the Islamic Republic, upending global travel and spiking oil prices. U.S. President Donald Trump had said a deal related to the conflict had been “largely negotiated” following calls with regional allies, including Pakistan.

Zardari promised in a statement that his country “will defeat terrorists, their facilitators, financiers and those providing them safe havens.”

Pakistan and India have long had strained relations and have fought two of their three wars over Kashmir, which is claimed by both in its entirety.

Although Pakistani authorities say they have quelled the insurgency, violence in Baluchistan has persisted.

At least 26 people, including soldiers, were killed in 2024 when a suicide bomber attacked a train station in Balochistan.

The patient will now have to undergo fresh surgery in one of a growing number of “never events” recorded in part of Wales

Concerns have been raised over patient safety within a Welsh health board after a surgeon mistakenly removed the healthy section of a cancer patient’s bowel instead of the tumour.

The dangerous blunder is one of a growing number of “never events” recorded within Betsi Cadwaladr University Health Board. Never events are defined as errors so serious and preventable that there is never a reason for them happening.

Internal quality and safety reports show the north Wales health board has recorded an increasing number of never events in recent years, with a notable spike in 2025/26.

However papers being discussed by the board’s governing body warn of a “rising frequency and recurrence of never events, with limited time between occurrences, indicating potential systemic control weaknesses”.

The annual figures show:

• 2022/23 – 5 never events
• 2023/24 – 6 never events
• 2024/25 – 5 never events
• 2025/26 – 10 never events
• 2026/27 – 1 never events so far

The board papers show that during the rolling period between April 2025 and March 2026 where 10 never events recorded, there was median gap of just 44 days between incidents.

Of those incidents, five involved wrong-site procedures; two involved incorrect implants; two involved retained objects, and one involved medicine being administered by the incorrect route

The report also noted that many of the wrong-site procedures occurred outside formal operating theatre environments. For the biggest stories in Wales first sign up to our daily newsletter here

One of the most serious incidents involved a patient at Bangor’s Ysbyty Gwynedd, who had been scheduled to have part of their bowel removed after it was found positive for cancer. Before the surgery, doctors had marked the area of the tumour with a tattoo inside the bowel to guide surgeons during the procedure.

However, during the operation, the surgeon could not locate either the tumour or the expected tattoo in the area. A second tattoo was then identified a few centimetres away and was mistakenly assumed to be the correct surgical marker.

As a result, the surgeon carried out an extended right hemicolectomy instead of the left-sided surgery that should have taken place – leading to the removal of a healthy section of bowel instead of the cancerous tissue.

Following this, the patient has undergone further investigations and is being prepared for additional surgery, with the incident formally classified as a wrong-site surgery never event.

In a separate never event, the document also reported that a similar mistake happened when a patient was referred to a dermatology one-stop clinic through the Urgent Suspected Cancer pathway at Wrexham’s Maelor Hospital.

The patient initially underwent cryotherapy treatment, which uses extreme cold to freeze and destroy targeted abnormal tissues. They were later listed for a minor operative procedure that afternoon as part of the clinic’s one-stop treatment pathway.

However, after the surgery, the patient informed nursing staff that the wrong area appeared to have been treated. This led to an immediate review by the operating clinician and the patient had to undergo further surgery later that same day to correct the mistake.

An investigation remains ongoing, but early findings suggest the incident arose from a combination of human error, failure to follow existing procedures, and the absence of a tailored protocol for that type of clinic arrangement.

In response, the health board said a new protocol for one-stop dermatology surgery clinics is being developed for use both internally and with partner organisations.

Despite improvements in some areas, Betsi Cadwaladr remains under significant scrutiny following years of concerns. The health board – which is the largest in Wales – has faced repeated interventions by the Welsh Government over the past decade.

The north Wales health board was first placed into special measures in 2015 because of serious concerns about leadership, patient care and service performance.

It was then downgraded to targeted intervention in November 2020 after some improvements were made, but returned to special measures in February 2023 due to ongoing concerns including A&E performance, cancer waiting times and financial pressures.

The latest report acknowledged “areas of strong assurance”, particularly around investigation timeliness, complaints management, clinical effectiveness and mortality improvement.

However, it warned that recurring never events, infection prevention challenges and ongoing external scrutiny remain “significant risks requiring continued Board oversight”.

In The Mixer’s World Cup special

Get previews of every single team at the World Cup sent directly to your inbox, featuring the players to look out for, games you shouldn’t miss and Metro’s big England predictions.

Formula 1 heads to Montreal next for the Canadian Grand Prix this weekend – and the third sprint race of the 2026 season.

Kimi Antonelli continued his impressive start to the campaign with his third consecutive victory last time out in Miami. The Italian 19-year-old now has a 20-point lead over Mercedes teammate George Russell, who is eyeing a return to form at a track he won at last year.

McLaren took a big step in Miami, with reigning world champion Lando Norris finishing second and teammate Oscar Piastri in third, while Red Bull’s Max Verstappen qualified on the front row in an improved car.

It was a trickier weekend for Ferrari, with Charles Leclerc punished with post-race penalties and Lewis Hamilton only finishing sixth. Hamilton is a seven-time winner around the Montreal street circuit and won his first-ever F1 race here back in 2007.

Here’s everything you need to know about the Canadian Grand Prix.

When is the Canadian Grand Prix?

All times BST

Sunday 24 May

How can I watch it online and on TV?

The Canadian Grand Prix will be broadcast live on Sky Sports in the United Kingdom. Sky’s coverage of Sunday’s race starts at 7:30pm (BST).

Sky Sports subscribers can watch all the action in Montreal on the Sky Go app. If you’re not a Sky customer, you can grab a NOWTV Day Pass here to watch without a subscription.

In the United States, every practice, qualifying and race session will be streamed on Apple TV this year. You can stream Apple TV for FREE, with Apple TV’s seven-day free trial.

If you’re travelling abroad and want to watch the Canadian Grand Prix then you might need a VPN to unblock your streaming app. Our VPN roundup is here to help.

Driver standings ahead of Canadian GP

1. Kimi Antonelli (Mercedes) – 106 points

2. George Russell (Mercedes) – 88 points

3. Charles Leclerc (Ferrari) – 63 points

4. Lando Norris (McLaren) – 58 points

5. Lewis Hamilton (Ferrari) – 54 points

6. Oscar Piastri (McLaren) – 48 points

7. Max Verstappen Red Bull) – 28 points

8. Ollie Bearman (Haas) – 17 points

9. Pierre Gasly (Alpine) – 16 points

10. Liam Lawson (Racing Bulls) – 10 points

11. Franco Colapinto (Alpine) – 7 points

12. Arvid Lindblad (Racing Bulls) – 5 points

13. Isack Hadjar (Racing Bulls) – 4 points

14. Carlos Sainz (Williams) – 4 points

15. Gabriel Bortoleto (Audi) – 2 points

16. Esteban Ocon (Haas) – 1 point

17. Alex Albon (Williams) – 1 point

18. Sergio Perez (Cadillac) – 0 points

19. Nico Hulkenberg (Audi) – 0 points

20. Valtteri Bottas (Cadillac) – 0 points

21. Fernando Alonso (Aston Martin) – 0 points

22. Lance Stroll (Aston Martin) – 0 points

Constructor standings ahead of Canadian GP

1. Mercedes – 194 points

2. Ferrari – 117 points

3. McLaren – 106 points

4. Red Bull – 32 points

5. Alpine – 23 points

6. Haas – 18 points

7. Racing Bulls – 15 points

8. Williams – 5 points

9. Audi – 2 points

10. Cadillac – 0 points

11. Aston Martin – 0 points

What is the 2026 race calendar?

ROUND 5 – CANADA (sprint weekend)

Circuit Gilles Villeneuve, Montreal – 22-24 May

ROUND 6 – MONACO

Circuit de Monaco – 5-7 June

ROUND 7- SPAIN (Barcelona)

Circuit de Barcelona-Catalunya – 12-14 June

ROUND 8 – AUSTRIA

Red Bull Ring, Spielberg – 26-28 June

ROUND 9 – GREAT BRITAIN (sprint weekend)

Silverstone Circuit – 3-5 July

ROUND 10 – BELGIUM

Circuit de Spa-Francorchamps – 17-19 July

ROUND 11 – HUNGARY

Hungaroring, Budapest – 24-26 July

ROUND 12 – NETHERLANDS (sprint weekend)

Circuit Zandvoort – 21-23 August

ROUND 13 – ITALY

Monza Circuit – 4-6 September

ROUND 14 – SPAIN (Madrid)

Circuito de Madring – 11-13 September

ROUND 15 – AZERBAIJAN

Baku City Circuit – 25-27 September

ROUND 16 – SINGAPORE (sprint weekend)

Marina Bay Street Circuit – 9-11 October

ROUND 17 – UNITED STATES

Circuit of the Americas, Austin – 23-25 October

ROUND 18 – MEXICO

Autodromo Hermanos Rodriguez, Mexico City – 30 October-1 November

ROUND 19 – BRAZIL

Interlagos Circuit, Sao Paulo – 6-8 November

ROUND 20 – LAS VEGAS

Las Vegas Street Circuit – 19-21 November

ROUND 21 – QATAR

Lusail International Circuit – 27-29 November

ROUND 22 – ABU DHABI

Yas Marina Circuit – 4-6 December