Documents You Need to Buy a House in England | Complete Conveyancing Paperwork Checklist
Full list of documents needed to buy a house in England — from ID, proof of funds, and mortgage offers to TA6, TA10, and Land Registry paperwork. Includes buyer and seller checklists, costs, and 2025 digital reform updates.
Documents You Need to Buy a House in England | Complete Conveyancing Paperwork Checklist
Last updated: October 2025 | Reading time: 12 minutes
Buying or selling property in England involves dozens of legal documents, checks, and signatures. Knowing what’s coming next avoids delay and confusion. This guide lists every key document in order, explains who provides it, when it appears, and the most common hold-ups.
Average completion time: 12–16 weeks (faster with complete paperwork).
STAGE 1 – Property Listed (Seller Side)
Document | Who Provides | Purpose |
Estate agent’s terms of business | Seller → Agent | Sets commission, tie-in period, right to marketing |
Sales particulars / property listing | Agent | Used by buyers to confirm details |
Energy Performance Certificate (EPC) | Seller | Must be valid before marketing (you can check it on the website) |
STAGE 2 – Offer Accepted (Both Parties)
Document | Who Provides | Purpose |
Memorandum of Sale | Estate Agent | Confirms price, parties, and solicitors |
Conveyancer Instruction Forms | Buyer & Seller | Officially appoints solicitors |
ID & Proof of Address | Buyer & Seller | Anti-Money Laundering (AML) check (£10–£30 digital) |
Proof of Funds | Buyer | Bank statements, gift letter, or source declaration |
Mortgage Agreement in Principle (AIP) | Buyer → Lender | Confirms affordability before survey |
Overseas buyers: AML and source-of-funds verification may require notarised or translated documents, expect extra 1–2 weeks.
STAGE 3 – Conveyancing Starts (Weeks 1–2)
Seller provides:
TA6 Property Information Form – covers boundaries, utilities, disputes.
TA10 Fixtures & Fittings Form – lists inclusions/exclusions.
TA7 Leasehold Information Form (if applicable).
Copies of planning permissions, FENSA, Gas Safe, electrical certificates, warranties, and guarantees.
Buyer provides:
Signed client-care letter and AML forms to solicitor.
Mortgage application documents (payslips, bank statements).
Draft contract received from seller’s solicitor to review.
STAGE 4 – Document Gathering (Weeks 2–4)
Buyer Documents | Seller Documents |
Official Land Registry title register and plan (obtained by buyer’s solicitor, £3 each) | Mortgage Redemption Statement (from seller’s lender) |
Local Authority, Drainage, Environmental, Chancel searches (£300–£500) | Draft Contract issued to buyer’s solicitor |
RICS Survey Report (£400–£1,200) | – |
Mortgage Valuation Report (by lender) | – |
Full Mortgage Offer (3–6 weeks after application) | – |
Common delays: council search backlog, missing certificates, lender backlog.
STAGE 5 – Enquiries (Weeks 4–8)
Action | Description |
Buyer’s solicitor raises enquiries | Clarifies issues from searches and TA forms |
Seller replies | May involve gathering missing guarantees or permissions |
Further enquiries | Triggered if responses incomplete |
Updated survey quotes | If defects found (damp, structure, roof) |
Delay driver: slow seller replies or unclear paperwork.
STAGE 6 – Pre-Exchange (Weeks 8–12)
Seller provides:
Signed Contract of Sale.
Updated Completion Statement showing net proceeds.
Buyer provides:
Signed Contract.
Reviewed and signed TR1 Transfer Deed.
Buildings Insurance Certificate (proof required by lender).
Deposit Payment (usually 10%) per solicitor instructions.
Confirmation of Final Mortgage Offer.
STAGE 7 – Exchange of Contracts
Both conveyancers confirm exchange in writing.
The completion date becomes legally binding.
All parties now insured and committed.
Typical delay: lender final checks or missing signed TR1.
STAGE 8 – Between Exchange and Completion
Buyer Side | Seller Side |
Solicitor prepares Stamp Duty Land Tax (SDLT) form SDLT1 | Confirms redemption figure with lender |
Pre-completion searches (bankruptcy & priority) | Provides final meter readings |
Final funds transfer request | Approves completion statement |
TR1 signed in wet ink or digitally | – |
Funds must clear the day before completion to avoid delay.
STAGE 9 – Completion Day
Buyer | Seller |
Solicitor sends purchase funds | Solicitor confirms receipt |
Keys released via estate agent | Mortgage redeemed |
Completion confirmation sent | Property legally transferred |
SDLT return submitted within 14 days (by solicitor) | – |
Average bank transfer time: same-day CHAPS (£25 fee on average).
STAGE 10 – Post-Completion (Weeks 12+)
Buyer Responsibilities | Seller Outcome |
Solicitor submits Land Registry application (£200–£1,000 fee based on price) | Receives final sale proceeds |
Title updated; new Title Number issued (can take 4–8 weeks) | Confirmation that property removed from their ownership |
Copies of TR1 and Title Register sent to buyer | – |
Typical Costs Overview
Category | Range (excluding VAT) | Notes |
ID & AML Checks | £10–£30 | per person |
Property Searches | £300–£500 | varies by council |
Survey (Level 2 / 3) | £400–£1,200 | optional but recommended |
Leasehold Pack | £200–£500 | seller cost |
Land Registry Fee | £200–£1,000 | buyer cost |
SDLT | Variable | due within 14 days of completion |
2025 Digital Conveyancing Reform
The government’s ongoing Home Buying & Selling Reform Programme aims to digitise core documents:
Secure Digital ID verification and proof-of-funds tools.
Pre-listing TA6 and title data made available upfront.
e-Signatures for TR1 and contract exchange.
Real-time Land Registry integration.
Expected benefit: reduce average timeline from 16 weeks → 10 weeks.
See Government Homebuying Reform 2025.
Summary Checklist: All Documents at a Glance
Stage | Key Documents | Provided By | Delay Risk |
1 | EPC, Listing, Agent Contract | Seller | Missing EPC |
2 | MoS, AIP, ID, Proof of Funds | Both | AML checks |
3 | TA6, TA10, Certificates | Seller | Missing guarantees |
4 | Searches, Mortgage Offer, Survey | Buyer | Council delays |
5 | Enquiry Replies | Both | Slow responses |
6 | Signed Contract, TR1, Insurance | Buyer | Lender delays |
7 | Exchange Confirmation | Solicitors | – |
8 | SDLT Form, Funds Transfer | Buyer | Bank delays |
9 | Completion Confirmation | Both | Transfer timing |
10 | Land Registry Update | Buyer’s Solicitor | Registry backlog |
Related Guides
Need help managing your purchase due diligence? We coordinate surveys, specialist reports, and post-survey follow-up so your transaction stays on track.
Last updated: October 2025 | Reading time: 12 minutes
Buying or selling property in England involves dozens of legal documents, checks, and signatures. Knowing what’s coming next avoids delay and confusion. This guide lists every key document in order, explains who provides it, when it appears, and the most common hold-ups.
Average completion time: 12–16 weeks (faster with complete paperwork).
STAGE 1 – Property Listed (Seller Side)
Document | Who Provides | Purpose |
Estate agent’s terms of business | Seller → Agent | Sets commission, tie-in period, right to marketing |
Sales particulars / property listing | Agent | Used by buyers to confirm details |
Energy Performance Certificate (EPC) | Seller | Must be valid before marketing (you can check it on the website) |
STAGE 2 – Offer Accepted (Both Parties)
Document | Who Provides | Purpose |
Memorandum of Sale | Estate Agent | Confirms price, parties, and solicitors |
Conveyancer Instruction Forms | Buyer & Seller | Officially appoints solicitors |
ID & Proof of Address | Buyer & Seller | Anti-Money Laundering (AML) check (£10–£30 digital) |
Proof of Funds | Buyer | Bank statements, gift letter, or source declaration |
Mortgage Agreement in Principle (AIP) | Buyer → Lender | Confirms affordability before survey |
Overseas buyers: AML and source-of-funds verification may require notarised or translated documents, expect extra 1–2 weeks.
STAGE 3 – Conveyancing Starts (Weeks 1–2)
Seller provides:
TA6 Property Information Form – covers boundaries, utilities, disputes.
TA10 Fixtures & Fittings Form – lists inclusions/exclusions.
TA7 Leasehold Information Form (if applicable).
Copies of planning permissions, FENSA, Gas Safe, electrical certificates, warranties, and guarantees.
Buyer provides:
Signed client-care letter and AML forms to solicitor.
Mortgage application documents (payslips, bank statements).
Draft contract received from seller’s solicitor to review.
STAGE 4 – Document Gathering (Weeks 2–4)
Buyer Documents | Seller Documents |
Official Land Registry title register and plan (obtained by buyer’s solicitor, £3 each) | Mortgage Redemption Statement (from seller’s lender) |
Local Authority, Drainage, Environmental, Chancel searches (£300–£500) | Draft Contract issued to buyer’s solicitor |
RICS Survey Report (£400–£1,200) | – |
Mortgage Valuation Report (by lender) | – |
Full Mortgage Offer (3–6 weeks after application) | – |
Common delays: council search backlog, missing certificates, lender backlog.
STAGE 5 – Enquiries (Weeks 4–8)
Action | Description |
Buyer’s solicitor raises enquiries | Clarifies issues from searches and TA forms |
Seller replies | May involve gathering missing guarantees or permissions |
Further enquiries | Triggered if responses incomplete |
Updated survey quotes | If defects found (damp, structure, roof) |
Delay driver: slow seller replies or unclear paperwork.
STAGE 6 – Pre-Exchange (Weeks 8–12)
Seller provides:
Signed Contract of Sale.
Updated Completion Statement showing net proceeds.
Buyer provides:
Signed Contract.
Reviewed and signed TR1 Transfer Deed.
Buildings Insurance Certificate (proof required by lender).
Deposit Payment (usually 10%) per solicitor instructions.
Confirmation of Final Mortgage Offer.
STAGE 7 – Exchange of Contracts
Both conveyancers confirm exchange in writing.
The completion date becomes legally binding.
All parties now insured and committed.
Typical delay: lender final checks or missing signed TR1.
STAGE 8 – Between Exchange and Completion
Buyer Side | Seller Side |
Solicitor prepares Stamp Duty Land Tax (SDLT) form SDLT1 | Confirms redemption figure with lender |
Pre-completion searches (bankruptcy & priority) | Provides final meter readings |
Final funds transfer request | Approves completion statement |
TR1 signed in wet ink or digitally | – |
Funds must clear the day before completion to avoid delay.
STAGE 9 – Completion Day
Buyer | Seller |
Solicitor sends purchase funds | Solicitor confirms receipt |
Keys released via estate agent | Mortgage redeemed |
Completion confirmation sent | Property legally transferred |
SDLT return submitted within 14 days (by solicitor) | – |
Average bank transfer time: same-day CHAPS (£25 fee on average).
STAGE 10 – Post-Completion (Weeks 12+)
Buyer Responsibilities | Seller Outcome |
Solicitor submits Land Registry application (£200–£1,000 fee based on price) | Receives final sale proceeds |
Title updated; new Title Number issued (can take 4–8 weeks) | Confirmation that property removed from their ownership |
Copies of TR1 and Title Register sent to buyer | – |
Typical Costs Overview
Category | Range (excluding VAT) | Notes |
ID & AML Checks | £10–£30 | per person |
Property Searches | £300–£500 | varies by council |
Survey (Level 2 / 3) | £400–£1,200 | optional but recommended |
Leasehold Pack | £200–£500 | seller cost |
Land Registry Fee | £200–£1,000 | buyer cost |
SDLT | Variable | due within 14 days of completion |
2025 Digital Conveyancing Reform
The government’s ongoing Home Buying & Selling Reform Programme aims to digitise core documents:
Secure Digital ID verification and proof-of-funds tools.
Pre-listing TA6 and title data made available upfront.
e-Signatures for TR1 and contract exchange.
Real-time Land Registry integration.
Expected benefit: reduce average timeline from 16 weeks → 10 weeks.
See Government Homebuying Reform 2025.
Summary Checklist: All Documents at a Glance
Stage | Key Documents | Provided By | Delay Risk |
1 | EPC, Listing, Agent Contract | Seller | Missing EPC |
2 | MoS, AIP, ID, Proof of Funds | Both | AML checks |
3 | TA6, TA10, Certificates | Seller | Missing guarantees |
4 | Searches, Mortgage Offer, Survey | Buyer | Council delays |
5 | Enquiry Replies | Both | Slow responses |
6 | Signed Contract, TR1, Insurance | Buyer | Lender delays |
7 | Exchange Confirmation | Solicitors | – |
8 | SDLT Form, Funds Transfer | Buyer | Bank delays |
9 | Completion Confirmation | Both | Transfer timing |
10 | Land Registry Update | Buyer’s Solicitor | Registry backlog |
Related Guides
Need help managing your purchase due diligence? We coordinate surveys, specialist reports, and post-survey follow-up so your transaction stays on track.
Disclaimer
This article provides general guidance only and should not replace professional surveying advice. Always consult qualified specialists (CSRT-qualified damp surveyors, PCA members, or RICS surveyors) for property-specific recommendations.
The cost estimates provided are typical ranges (excluding VAT) as of October 2025 but vary significantly by region, property type, and scope of works. Always obtain written quotes for your specific circumstances.
We are not liable for decisions made based on this information. Property purchase is a significant financial commitment - seek independent professional advice appropriate to your situation.
Ready to buy with confidence?
Thinking about a London period home? Let’s talk through your options before you commit.
Ready to buy with confidence?
Thinking about a London period home? Let’s talk through your options before you commit.
Ready to buy with confidence?
Thinking about a London period home? Let’s talk through your options before you commit.
Ready to buy with confidence?
Thinking about a London period home? Let’s talk through your options before you commit.
We make buying period homes simple. Full Insight. Clear Decisions. Confident Purchases.
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All Right Reserved © Refined Survey Remedy - 2025
We make buying period homes simple. Full Insight. Clear Decisions. Confident Purchases.
Navigation
All Right Reserved © Refined Survey Remedy - 2025
We make buying period homes simple. Full Insight. Clear Decisions. Confident Purchases.
Navigation
All Right Reserved © Refined Survey Remedy - 2025
We make buying period homes simple. Full Insight. Clear Decisions. Confident Purchases.
Navigation
All Right Reserved © Refined Survey Remedy - 2025