Introduction

Buying a house in England typically takes 12–16 weeks from offer accepted to completion. The process involves legal, financial, and practical steps before ownership legally transfers. “Exchange” is the agreeing and signing of the contract of purchase, “Completion” is when funds are transferred and you receive the keys. Before that, your solicitor conducts due diligence, checking title, searches, and contracts, while your lender finalises the mortgage offer and your surveyor inspects the property.

Step 1: Offer Accepted → Sale Agreed

Once your offer is accepted, the property is “sold subject to contract (SSTC).” This means the seller has agreed in principle, but the deal is not legally binding until exchange of contracts.

Key tasks now:

• Remove the property from the market (ask the agent to mark it “under offer”).
• Confirm your conveyancer and mortgage broker.
• Gather ID and proof of funds for anti-money laundering checks.

Average time: 1 week.

Step 2: Instruct a Conveyancer

Your conveyancer or solicitor handles all legal work from verifying title to managing contracts and funds.

Typical costs: £1,000–£1,800 (plus VAT). Depends on complexity and time requirement. We have seen cases of up to £5,000 (+VAT) of conveyancing fee.

Main tasks include:

• Checking ownership and title at HM Land Registry.
• Drafting or reviewing the sale contract.
• Reviewing the due diligence pack. 
• Coordinating with the seller’s solicitor.

Choose someone responsive – slow communication is a major cause of delay.

Related Article: Documents You’ll Need for a House Purchase

Average time: Ongoing throughout the process.

Step 3: Apply for a Mortgage

Apply immediately after your offer is accepted if you haven’t already obtained an agreement in principle.

Typical timeline:

• Application to offer: 3–6 weeks.
• Mortgage valuation arranged by lender. 

Your solicitor will later receive the mortgage offer, confirming the loan amount and conditions.

Step 4: Book a Homebuyer or Building Survey

A RICS Home Survey assesses the property’s condition and potential defects. You arrange this independently – it’s not part of the lender’s valuation. Don’t rely on the Lender’s valuation report.

When to do it:

After the offer is accepted and before the exchange. Early commissioning helps identify issues before legal costs accumulate.

Types of survey:

Type	Suitable For	Cost Range
Level 2 (HomeBuyer)	Modern or standard homes	£400–£800
Level 3 (Building Survey)	Older or period homes	£700–£1,200

(See also Comprehensive Pre-Exchange Checklist and Damp Action Plan)

Average time: 1–2 weeks (including report).

Step 5: Seller’s Legal Pack & Property Forms

The seller’s solicitor provides:

• TA6: Property information form (boundaries, utilities, disputes).
• TA10: Fixtures and fittings form.
• TA7: Leasehold information form (if applicable).

Your solicitor reviews these and raises enquiries for clarification. Missing or incomplete forms often cause delays.

Average time: 1–2 weeks to receive; enquiries may take longer.

Step 6: Searches & Enquiries

Your conveyancer orders local authority, water/drainage, and environmental searches to check for planning restrictions, flood risks, or contamination.

Search costs: £300–£500.
Typical duration: 2–4 weeks, depending on local council speed, workload and potential backlog. Can go up to 6-8 weeks

After searches return, your solicitor raises final enquiries about unclear results or survey findings. This phase usually defines the conveyancing timeline.

(See also: Why Does It Take So Long to Complete a House Sale)

Step 7: Exchange of Contracts

At exchange, the transaction becomes legally binding. Both parties sign identical contracts and agree on a completion date (usually 1–2 weeks later).

What happens:

• The buyer pays a 10% deposit (sometimes less by agreement).
• Both solicitors date the contracts — ownership will transfer on completion.
• Buildings insurance must be in place from exchange day.

Legal significance: You can now be sued if you withdraw.

Step 8: Pre-Completion Checks

Between exchange and completion, your solicitor:

• Requests mortgage funds from the lender.
• Performs final Land Registry priority searches.
• Calculates Stamp Duty Land Tax (SDLT).
• Confirms final completion statement and bank details.

You should:

• Arrange building insurance.
• Book moving / removal.
• Arrange remedial / redecoration work. 
• Transfer deposit and fees in advance.

Typical gap between exchange and completion: 1–2 weeks.

Step 9: Completion Day (Keys Released)

On completion day, your solicitor transfers the remaining funds to the seller’s solicitor. Once confirmed, the estate agent releases the keys.

What happens legally:

• Ownership transfers at the moment of fund receipt.
• Solicitors date and exchange transfer deeds (TR1).
• You can move in immediately.

Funds usually clear by 1–2 p.m. Delays are common on Fridays and month-ends.

Step 10: Post-Completion (Registration and Title Deeds)

Your solicitor handles post-completion tasks:

• Pay Stamp Duty Land Tax within 14 days.
• Register your ownership with HM Land Registry – there’s a 2 year backlog at the time of writing. 
• Forward title deeds and proof of registration to you and your lender.

Typical time: Registration: 2–8 weeks (can extend if leasehold or new-build).

Summary Timeline

Stage	Key Actions	Typical Duration
Offer Accepted	Sale agreed, remove from market	1 week
Instruct Conveyancer	ID checks, initial paperwork	1 week
Mortgage Application	Submit and await offer	3–6 weeks
Survey	Commission inspection	1–2 weeks
Searches & Enquiries	Legal checks and clarifications	2–4 weeks
Exchange of Contracts	Deposit paid, date set	1 day
Pre-Completion	Funds, insurance, SDLT	1–2 weeks
Completion	Funds transferred, keys released	1 day
Post-Completion	Stamp duty, registration	2–8 weeks

Total timeline: 12–16 weeks on average (If all goes well)

FAQs

How long does conveyancing take?

• Usually 8–12 weeks, but leasehold or complex titles can extend to 16+ weeks.

What happens between exchange and completion?

• Your solicitor arranges funds and conducts final checks. You organise removals and insurance.

When should I book my survey?

• Soon after your offer is accepted. Early inspection helps you decide whether to proceed or renegotiate.

Need help coordinating your purchase?

We manage surveys, quotes, and follow-up checks so your transaction moves faster.

Upload your survey now or Speak with our team

You may want to read these

• Pre-Exchange Checklist
• Why It Takes So Long to Complete a House Sale
• Documents Needed for a House Purchase in the UK
• Damp Action Plan
• Government Homebuying Reform 2025

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.