The Conveyancing Timeline — Step by Step From Offer to Completion

Conveyancing is the legal process of transferring property ownership from seller to buyer. In England and Wales, it typically takes 8–16 weeks from offer accepted to completion. Here is what happens at each stage and why it sometimes takes longer.

Stage 1 — Offer Accepted and Solicitors Instructed (Week 1–2)

Once an offer is accepted, both buyer and seller instruct their solicitors. The seller's solicitor prepares the draft contract pack, which includes: the title deeds or Land Registry title, property information forms (TA6 and TA10), any planning permissions or building regulations certificates, and details of any restrictions or covenants.

**What causes delay here:** slow seller in providing information, leasehold properties requiring additional documentation from the freeholder or managing agent.

Stage 2 — Property Searches (Week 2–5)

Your solicitor applies for searches on the property:

• **Local authority search** — planning history, road adoptions, enforcement notices (1–4 weeks, varies hugely by council)
• **Water and drainage search** — confirms sewers and water supply
• **Environmental search** — flood risk, contamination, mining
• **Chancel repair liability search** — risk of historic church repair obligations

Searches are non-refundable if the transaction doesn't proceed.

Stage 3 — Mortgage Offer (Week 3–8)

Your lender carries out a valuation of the property and, if satisfied, issues a formal mortgage offer. This is separate from your survey. The offer is valid for 3–6 months. Your solicitor receives a copy and reviews the conditions.

Stage 4 — Survey (Week 2–4)

Commission your survey as early as possible — ideally during Stage 2 so results don't delay exchange. A Level 2 HomeBuyer Report or Level 3 Building Survey gives you far more information than the lender's valuation.

Stage 5 — Report on Title (Week 6–10)

Once searches return and the mortgage offer is in place, your solicitor prepares the Report on Title — a document summarising everything they have found about the property: the title, any restrictive covenants, easements, planning matters, and the results of all searches. Read this carefully. Ask questions.

**What causes delay here:** title defects (indemnity insurance needed), missing planning consents, unregistered land, complex lease terms.

Stage 6 — Exchange of Contracts (Week 8–14)

Exchange is the point at which the transaction becomes legally binding. Both solicitors confirm verbally, then send signed contracts by post. The buyer pays their deposit (usually 10%). A completion date is agreed simultaneously.

**What causes delay here:** waiting for one party in the chain to be ready to exchange, mortgage issues, survey renegotiations, missing documentation.

Stage 7 — Completion (Week 10–16+)

On completion day, your solicitor transfers the purchase funds to the seller's solicitor. Once received and confirmed, keys are released. Your solicitor registers the change of ownership with Land Registry within 30 days.

How to Chase Without Being Annoying

Weekly contact with your solicitor is reasonable. Ask specifically what is outstanding and what action is needed from you. The most common cause of slow conveyancing is a piece of information requested from the buyer (ID, documents, funds) that hasn't been provided. Be the fastest-responding party in your chain.

Property Passport UK can share your property's document history directly with your solicitor, reducing how many times they need to request historical information.