Address
38f Goring Rd,
Worthing
BN12 4AD

Understanding How Long from Searches to Completion UK: A Clear Guide

Buying a property can be both exciting and overwhelming, and one of the biggest concerns for buyers is how long the process will take. From the moment conveyancing searches are ordered to the day keys are handed over, there are multiple steps involved that can influence the timeline. On average, it takes between 8 to 12 weeks to reach completion after searches are requested, but delays can extend this timeframe. Factors such as local authority processing times, mortgage approvals, and solicitor workloads all play a role. Understanding how the process works and what might cause delays can help buyers and sellers manage expectations and avoid unnecessary stress.


The Conveyancing Process: A Step-by-Step Guide

The legal process of transferring property ownership, known as conveyancing, involves several key stages. It begins when a buyer formally instructs a solicitor or licensed conveyancer to handle the legal side of the purchase. Their role is to carry out all necessary checks, ensure the property is legally sound, and oversee the transaction until completion.

One of the first steps a conveyancer takes is to conduct initial checks. This includes verifying the legal ownership of the property through the Land Registry and checking whether any planning permissions or building regulations might affect the purchase. The buyer’s identity will also need to be verified, as part of anti-money laundering regulations.

Once these initial formalities are complete, the solicitor will review legal documents provided by the seller’s side. If any concerns arise, such as unclear boundaries, restrictions on the property, or outstanding debts attached to it, these will need to be investigated. The solicitor will raise any necessary questions with the seller’s legal representative to clarify potential issues before the process moves forward.

Another key part of this stage is ensuring that there are no legal restrictions that could cause problems for the buyer in the future. If any issues are found—such as disputes over rights of way, leasehold complications, or unresolved charges against the property—these must be resolved before the sale can progress.

With these checks underway, the next major milestone in the conveyancing process is carrying out detailed property searches, which provide essential information about the home and its surroundings. These searches play a significant role in determining how long the transaction will take, and they will be covered in the next section.

Conveyancing Searches: What You Need to Know

Conveyancing searches are an essential part of the property-buying process, providing key information about the home and its surroundings. These searches help identify any risks or restrictions that could affect the property’s future value or the buyer’s ability to secure a mortgage. While some searches are mandatory, others depend on the location of the property and the buyer’s specific concerns.

Mortgage lenders require certain searches to be carried out before approving a loan. These typically include a local authority search, which checks for planning restrictions, building regulations, nearby road schemes, or any enforcement notices that might affect the property. A water and drainage search is also necessary to confirm whether the property is connected to mains water and sewage and to identify any public drains that could impact future building work. In some areas, a coal mining search is needed to check for historical mining activity, which could pose a risk of subsidence.

magnifying glass looking at house

Beyond these required checks, additional searches may be recommended based on the location and type of property. An environmental search assesses potential contamination risks from nearby industrial activity or flooding. A chancel repair search determines whether the owner might be liable for the cost of church repairs, a historic but still relevant issue in some parts of the country. Other searches, such as climate risk assessments and building regulations checks, can provide extra reassurance depending on the buyer’s needs.

The time it takes to complete these searches can vary significantly. Local authority searches, in particular, can take anywhere from two days to several weeks, depending on the council’s workload and efficiency. This variation can sometimes cause delays in the overall process, making it important for buyers and their solicitors to request searches as early as possible to avoid unnecessary hold-ups.

The Role of the Mortgage Lender in Conveyancing

For most buyers, securing a mortgage is a key part of the home-buying process. Mortgage lenders play a significant role in conveyancing, as they need to ensure both the buyer and the property meet their lending criteria before approving the loan.

Before offering a mortgage, the lender will assess the buyer’s financial circumstances, including income, outgoings, and credit history. They will also arrange for a property valuation to confirm that the home is worth the agreed purchase price. If everything is satisfactory, a formal mortgage offer will be issued, allowing the transaction to move to the next stage.

As part of their due diligence, lenders require certain property searches to be completed before they release funds. A local authority search is usually mandatory, as it checks for planning restrictions, road schemes, and any legal issues that could affect the property’s value. The lender will also expect a title check to confirm that the property has a clear legal history, with no outstanding claims or disputes that could impact ownership.

If any concerns arise during these checks—such as unresolved planning issues or restrictions on the property—further investigations may be needed, which can sometimes cause delays. In some cases, lenders may request additional information or impose conditions on the mortgage offer, such as requiring specific insurance policies before proceeding.

Once the lender is satisfied with the results of the searches and legal checks, the mortgage funds will be prepared for release. At this stage, the buyer can move closer to exchanging contracts, bringing them one step nearer to completion.

How Long Do Conveyancing Searches Take?

The time it takes to complete conveyancing searches can vary depending on several factors, including the efficiency of local authorities, the complexity of the property, and how quickly solicitors process the information. On average, once all search results are back, it takes around three weeks to reach the exchange of contracts. However, this is only a general estimate, and in some cases, the process can take longer.

One of the biggest variables in the timeline is the local authority search, which can range from just a few days to several weeks, depending on the council’s backlog and processing speed. Some councils return results within a week, while others can take well over a month, especially in areas where demand is high or resources are limited. This unpredictability can sometimes lead to delays, as buyers and their solicitors must wait for search results before moving forward.

waiting woman

Once searches are completed, the solicitor will review the findings, raise any necessary enquiries, and ensure that everything is in order before proceeding to exchange. Some solicitors work more quickly than others, which means the time between search results being returned and exchange of contracts can differ from one transaction to another. If any issues arise—such as unclear planning permissions, boundary disputes, or restrictions on the property—further investigation may be needed, adding more time to the process.

Although conveyancing searches are just one part of the overall home-buying journey, they are an essential step that cannot be rushed. Understanding the potential timeframes involved can help buyers manage expectations and reduce frustration if the process takes longer than expected.

What Happens After Searches are Completed?

Once the conveyancing searches have been returned, the solicitor will carefully review the findings to ensure there are no legal or financial risks associated with the property. If any issues arise—such as outstanding planning permissions, environmental concerns, or unclear property boundaries—the solicitor will raise further enquiries with the seller’s legal representative to seek clarification or resolution.

At this stage, the solicitor also begins preparing for the exchange of contracts. This involves confirming that all necessary documents are in place, including the property title, which must be reviewed to ensure there are no restrictions or disputes that could impact ownership. If the buyer is purchasing with a mortgage, the lender may also require additional checks to confirm that the property meets their lending criteria.

In some cases, the solicitor may need to request further documents from the seller’s side or advise the buyer on potential risks highlighted in the searches. For example, if a local authority search reveals plans for major infrastructure projects nearby, the buyer may wish to renegotiate or reconsider their purchase. Similarly, if a drainage search indicates shared sewer responsibilities, the solicitor will explain what this means for ongoing maintenance costs.

Once all outstanding questions have been addressed and both parties are satisfied with the terms, the solicitor will move towards finalising the contract. At this point, a completion date will be agreed upon, and the buyer will be asked to transfer the deposit in preparation for exchange. With everything in place, the transaction can proceed to the next stage, bringing the buyer one step closer to completion.

Exchange of Contracts: What to Expect

The exchange of contracts is one of the most important milestones in the home-buying process. Up until this point, either party can withdraw from the transaction without penalty, but once contracts are exchanged, the sale becomes legally binding. Both the buyer and seller commit to completing the purchase under the agreed terms, giving both sides certainty that the sale will go ahead.

contract

This stage usually takes place six to eight weeks after the offer has been accepted, though the exact timing depends on factors such as how quickly searches are returned, whether any issues need resolving, and how efficiently solicitors handle the paperwork. Before the exchange can happen, all enquiries must be answered, the mortgage offer (if applicable) must be in place, and both parties must sign the final contract.

Once everything is ready, the solicitors for both the buyer and seller will confirm the final terms and agree on a completion date. At this point, the buyer will typically be required to pay a deposit, usually around 5% to 10% of the property price, which is transferred to the seller’s solicitor. This deposit acts as security—if the buyer pulls out after contracts are exchanged, they risk losing this money.

After the contracts are exchanged, the buyer and seller are legally bound to complete the sale on the agreed date. Any failure to do so could result in legal action or financial penalties. With the exchange finalised, the focus shifts to preparing for completion day, when ownership of the property is officially transferred.

Completion: The Final Steps

Completion marks the final stage of the property-buying process, where legal ownership officially transfers from the seller to the buyer. This is the day when the balance of the purchase price is paid, and the buyer is handed the keys to their new home.

Steps

On the morning of completion, the buyer’s solicitor will transfer the remaining funds to the seller’s solicitor. Once the money is received, the seller’s solicitor will confirm that the transaction is complete, and the estate agent will be authorised to release the keys. At this point, the buyer can move in or take possession of the property.

Following completion, the solicitor will handle the remaining legal formalities. This includes registering the new ownership with the Land Registry, ensuring that the buyer’s name is officially recorded as the new owner. If the purchase was made with a mortgage, the lender’s interest in the property will also be registered at this stage. Additionally, any outstandingStamp Duty Land Tax must be paid to HM Revenue & Customs within 14 days of completion, unless the purchase is below the threshold.

The final steps may vary depending on the specifics of the transaction. In leasehold purchases, for example, the buyer may need to notify the freeholder and ensure service charges or ground rent are updated. In some cases, additional documents may need to be signed and distributed between the parties.

With all legal matters settled, the buyer can focus on moving in and settling into their new home. While the conveyancing process can sometimes feel lengthy and complex, reaching completion is a rewarding moment that makes all the effort worthwhile.

Factors That Can Affect Conveyancing Time

The time it takes to complete the conveyancing process can vary significantly from one transaction to another. While some purchases go smoothly, others face delays due to legal checks, search results, or slow communication between parties. Understanding the common causes of delays can help buyers and sellers manage expectations and, in some cases, take steps to speed things up.

One of the most frequent causes of delays is the time taken for local authority searches. These can take anywhere from a few days to several weeks, depending on the workload of the relevant council. Some local authorities process search requests quickly, while others struggle with backlogs, particularly in busy areas. If the local authority search takes longer than expected, the whole transaction can be held up, as the solicitor cannot proceed without the necessary information.

timer

Mortgage lenders can also contribute to delays, especially if they require additional documents or further checks on the buyer’s financial situation. In some cases, lenders may request further searches or surveys, particularly if the property is unusual, has a short lease, or is in an area with potential risks such as flooding or subsidence. If the lender takes time to approve the mortgage or requests further evidence, this can push back the timeline.

Another potential source of delay is the seller’s solicitor, particularly if they are slow to respond to enquiries. The buyer’s solicitor may need to raise questions about the property title, boundaries, or any restrictions affecting the sale. If the seller’s solicitor takes a long time to reply—or if the seller is slow in providing the necessary documents—progress can stall.

Other factors can also play a role. Limited resources within conveyancing firms, delays in document signing, and last-minute changes to the terms of the sale can all add extra time to the process. In chains, where multiple transactions are linked together, a delay in one sale can have a knock-on effect on the others.

While some delays are unavoidable, good communication between all parties—buyers, sellers, solicitors, mortgage lenders, and estate agents—can help prevent unnecessary hold-ups. Buyers who respond quickly to requests for information, ensure their mortgage application is in order, and choose an efficient solicitor can often help keep the process moving as smoothly as possible.

Buying a New Build Home: What to Expect

Purchasing a new build home can be an exciting opportunity, offering a fresh, modern property with no previous owners. However, the conveyancing process for a newly built home is often more complex and can take longer than buying an existing property.

New build house

One of the main reasons for potential delays is the additional legal work required. The solicitor must review contracts drawn up by the developer, which can be lengthy and contain clauses that do not typically apply to older properties. These may include agreements about shared access, future maintenance of communal areas, and restrictions on modifications to the home. The solicitor will need to carefully check these terms and advise the buyer on any potential implications.

Another factor that can extend the timeline is the number of additional searches that may be required. Many new build developments are constructed on land that was previously used for other purposes, meaning environmental searches are often necessary to check for contamination risks. Drainage and infrastructure searches may also be needed to confirm that the property is correctly connected to essential services. If the development is still under construction, further checks may be required to ensure that planning conditions have been met and that all necessary permissions are in place.

New build purchases also require the solicitor to verify that the developer has provided guarantees for the property. Most new builds come with warranties such as the NHBC Buildmark or similar schemes, offering protection against structural defects. The solicitor will confirm that the buyer is covered under these schemes and check whether any snagging issues need to be resolved before completion.

talking to builder

In some cases, negotiations with the developer may also be necessary. If the property is not yet completed at the time of purchase, the buyer may need to agree on a long-stop completion date to ensure they are not left waiting indefinitely. Developers may also include incentives in the sale, such as covering Stamp Duty costs or offering upgrades to fixtures and fittings. The solicitor will review these offers to ensure they are legally binding.

While buying a new build comes with additional legal checks, it can also offer benefits such as lower maintenance costs and energy-efficient designs. With the right guidance from an experienced solicitor, buyers can navigate the process smoothly and ensure they are protected before committing to the purchase.

Conclusion

Buying a home is a significant milestone, and understanding the conveyancing process can make it feel more manageable. While the journey from searches to completion can sometimes take longer than expected, knowing what to anticipate at each stage helps reduce uncertainty and frustration.

By breaking down the key steps involved—from conducting searches and securing mortgage approval to exchanging contracts and completing the purchase—buyers and sellers can better prepare for potential delays and avoid unnecessary stress. While some factors, such as local authority processing times or solicitor workloads, may be out of their control, staying proactive, responding promptly to enquiries, and choosing an efficient solicitor can help keep things on track.

Although the process can sometimes feel drawn out, reaching completion and securing ownership of a property is well worth the effort. With the right preparation and professional support, buyers and sellers can approach the transaction with confidence, knowing they are making informed decisions at every step.

Get a Free quote

"*" indicates required fields