How Long Does Conveyancing Take in England and Wales?

This stage usually begins as soon as an offer on a property is accepted. The estate agent typically issues a memorandum of sale, which confirms the agreed price and provides contact details for the buyer, seller, and their respective conveyancers.

The conveyancer sends out initial paperwork, including terms of business and a breakdown of costs. Identity and anti-money laundering checks are carried out for both the buyer and the seller. These checks require proof of identity, such as a passport or driving licence, and proof of address, such as a recent utility bill or bank statement.

If the buyer is using a mortgage, the conveyancer will request details of the mortgage lender and the mortgage offer. If the purchase is being funded with cash, the conveyancer will ask for evidence of where the funds are coming from to satisfy anti-money laundering requirements.

For sellers, the conveyancer will ask for details of any existing mortgage on the property so that a redemption figure can be obtained later in the process. They will also begin gathering the documents needed to prepare the contract pack.

This stage typically takes 1 to 2 weeks, depending on how quickly paperwork is returned and identification checks are completed.

The seller's conveyancer obtains the title deeds from HM Land Registry, which show who owns the property and whether there are any restrictions, charges, or rights affecting it. They also prepare the draft contract for sale and ask the seller to complete standard forms.

The main forms at this stage are the TA6 Property Information Form and the TA10 Fittings and Contents Form. The TA6 asks the seller to provide information about the property, such as whether there have been any disputes with neighbours, whether planning permission was obtained for any alterations, and whether the property has been affected by flooding. The TA10 sets out what fixtures and fittings are included in the sale, such as carpets, curtains, and appliances.

If the property is leasehold, additional forms are required. The seller's conveyancer will also request a leasehold management pack from the freeholder or management company. This pack includes a copy of the lease, details of service charges and ground rent, buildings insurance information, and confirmation of whether any major works are planned. Leasehold packs often take 3 to 7 weeks to arrive, which can be a significant cause of delay.

While the seller's conveyancer is preparing the contract pack, the buyer's conveyancer orders property searches. The standard searches include a local authority search, which checks for planning permissions, building control issues, road schemes, and other matters affecting the property. A drainage and water search confirms how water is supplied to the property and how waste water is drained away. An environmental search identifies risks such as flooding, contamination, and subsidence.

Depending on the location and type of property, additional searches may be recommended. These can include mining searches in areas with a history of coal mining, chancel repair liability searches in certain parts of England, and commons registration searches.

Local authority searches currently take around 2 to 3 weeks on average, although some local councils return results more quickly and others take longer. Search results increased in 2024, with the median turnaround time rising from 12 days in 2023 to 19 days in 2024 due to increased demand and resource pressures at local authorities.

This stage typically takes 2 to 6 weeks, with much of the time spent waiting for search results and leasehold information to be returned.

Once the buyer's conveyancer receives the draft contract, the title documents, the completed forms from the seller, and the search results, they review everything in detail. This review identifies any issues that need to be clarified or resolved before the buyer can proceed.

The conveyancer prepares a set of enquiries, which are formal questions sent to the seller's conveyancer. Enquiries often ask for further explanation about matters disclosed in the TA6 form, request copies of documents such as guarantees, planning permissions, or building regulation certificates, or seek clarification about entries on the title register or the search results.

Common enquiries include requests for proof that an extension was built with the correct permissions, confirmation that any boundary disputes have been resolved, details of who is responsible for maintaining shared areas such as driveways or fences, and clarification about covenants or restrictions shown on the title.

The seller's conveyancer forwards the enquiries to the seller, who provides the answers or the supporting documents. The seller's conveyancer then sends the responses back to the buyer's conveyancer. If the answers raise further questions, additional enquiries may be sent.

This stage can be time-consuming, particularly if the seller does not have all the requested documents readily available or if the responses reveal issues that require negotiation. Industry data suggests that resolving enquiries often takes between 4 and 10 weeks, with some firms reporting that this stage alone can account for a significant portion of the overall transaction time.

If serious issues are identified, such as missing planning permissions, boundary disputes, or defects revealed by the survey, the buyer may seek to renegotiate the price, request that certain works are carried out before completion, or in some cases decide not to proceed with the purchase.

Most buyers apply for a mortgage as soon as their offer is accepted, although some prefer to obtain a mortgage in principle before they begin house hunting. Once the formal mortgage application is submitted, the lender carries out affordability checks and requests documentation such as proof of income, bank statements, and details of any other financial commitments.

The lender arranges a valuation of the property to confirm that it is worth the amount being lent. This valuation is primarily for the lender's benefit and is not the same as a survey. The valuation usually takes place within 1 to 2 weeks of the mortgage application being submitted, although delays can occur if the property is difficult to access or if the valuer is particularly busy.

Many buyers also arrange their own survey to check the condition of the property. The most common types of survey are a Home Buyer Report, which provides an overview of the property's condition and highlights any significant defects, and a Building Survey, which is a more detailed inspection often recommended for older or unusual properties.

Survey results can sometimes reveal issues that were not apparent during viewings, such as structural problems, damp, or outdated wiring. If serious defects are identified, the buyer may ask the seller to reduce the price, carry out repairs before completion, or provide a retention of funds to cover the cost of future works.

The lender reviews the valuation, the survey results if provided, and the buyer's financial information before issuing a formal mortgage offer. This process typically takes 2 to 4 weeks, although it can be quicker for straightforward applications or slower if additional information is requested or if the lender's underwriting team is dealing with a high volume of cases.

Mortgage offers are usually valid for 3 to 6 months. If the transaction is delayed and the offer expires, the buyer may need to reapply, which can add further time and cost to the process.

Exchange of contracts is the point at which the transaction becomes legally binding. Before exchange can take place, both the buyer and the seller must be ready to proceed, all enquiries must have been answered satisfactorily, the mortgage offer must be in place, and a completion date must have been agreed.

The buyer's conveyancer prepares a report for the buyer, summarising the key points from the contract, the title, the searches, and the enquiries. This report highlights any issues or risks and explains what is included in the sale. The conveyancer also sends the buyer the contract and the transfer deed to sign, along with the mortgage deed if a mortgage is being used.

The seller's conveyancer sends the seller the contract and the transfer deed to sign. If the seller has a mortgage on the property, the conveyancer obtains a redemption statement from the lender, which confirms how much is owed and must be repaid on completion.

Once both parties have signed the contracts and all outstanding matters have been resolved, the conveyancers arrange a date and time for exchange. On the day of exchange, the buyer's conveyancer confirms that the deposit funds are available. The deposit is typically 10 per cent of the purchase price, although in some cases a lower deposit may be agreed.

The conveyancers then exchange contracts by telephone, confirming that each holds a signed contract from their respective client. The buyer's conveyancer sends the deposit to the seller's conveyancer, either by transferring the funds electronically or by giving an undertaking to send the money later that day.

From the moment of exchange, both parties are legally committed to complete the transaction. If either party withdraws after exchange, they may forfeit the deposit and could be liable for the other party's costs and losses.

Under the Standard Conditions of Sale, which are commonly used in England and Wales, the risk of damage to the property passes to the buyer on exchange. The buyer is therefore usually advised to arrange buildings insurance to start from the date of exchange, even though they will not take possession of the property until completion.

The period between exchange and completion is typically 1 to 2 weeks, although it can be longer or shorter depending on what the parties have agreed. In some cases, particularly where no onward chain is involved, exchange and completion can take place on the same day.

Completion is the day when the balance of the purchase price is paid, legal ownership is transferred, and the buyer takes possession of the property. In the days leading up to completion, both conveyancers prepare for the final steps.

The buyer's conveyancer carries out final pre-completion searches at HM Land Registry to check that no new entries have been registered against the property since the initial searches were carried out. This ensures that the title has not been affected by any new charges, restrictions, or other matters that could affect the buyer.

The buyer's conveyancer also requests the mortgage funds from the lender, if applicable, and asks the buyer to transfer any remaining balance needed to complete the purchase. These funds are usually sent to the conveyancer at least one working day before completion to ensure everything is in place.

On the morning of completion, the buyer's conveyancer sends the total amount due to the seller's conveyancer by electronic bank transfer. Completion usually takes place at a set time, often midday, although the exact time is agreed between the parties in advance.

Once the seller's conveyancer confirms that the funds have been received, they notify the seller and the estate agent that completion has taken place. The keys are then released to the buyer, usually through the estate agent, and the buyer is able to move into the property.

The seller's conveyancer uses the funds received to pay off any existing mortgage on the property, pay the estate agent's fees if applicable, settle their own legal costs, and transfer the remaining balance to the seller.

For the buyer, completion marks the moment they legally own the property and can take possession. For the seller, it is the point at which they no longer own the property and must vacate by the agreed time.

After completion, the buyer's conveyancer submits an application to HM Land Registry to register the transfer of ownership. This application includes the signed transfer deed, evidence that Stamp Duty Land Tax has been paid if applicable, the mortgage deed if the buyer has taken out a mortgage, and any other documents required by the Land Registry.

Stamp Duty Land Tax, or Land Transaction Tax in Wales, must be paid by the buyer within 14 days of completion if the purchase price exceeds the relevant threshold. The conveyancer usually prepares and submits the tax return on the buyer's behalf and arranges payment from the funds provided by the buyer.

The Land Registry reviews the application and, if everything is in order, updates the register to show the buyer as the new registered proprietor. They also register the lender's charge if a mortgage was used to fund the purchase. Once the registration is complete, the Land Registry issues updated title documents, which are sent to the buyer's conveyancer.

Registration timescales vary depending on the complexity of the application and how busy the Land Registry is. Current data from HM Land Registry shows that around 66 per cent of register update applications are completed within one month, but approximately 30 per cent can take significantly longer. Some applications, particularly those involving unregistered land or complex title issues, can take several months to be processed.

During the registration period, the buyer's application is priority protected, which means that any subsequent applications affecting the same property will be dealt with after the buyer's application has been completed. This protection ensures that the buyer's interest is safeguarded even if registration takes longer than expected.

The seller's conveyancer also carries out post-completion work, including confirming to the seller's mortgage lender that the mortgage has been repaid and sending the lender a formal discharge of the charge. The lender then applies to the Land Registry to remove the charge from the register.

Once all post-completion steps are finished and the Land Registry has confirmed that the registration is complete, the conveyancing transaction is formally concluded.