Conveyancing takes an average of 12 weeks, but every stage has its own pace. Here's exactly what happens—and when—for both buyers and sellers.
Key Facts
Most buyers and sellers start conveyancing without a clear picture of what's coming. A solicitor is instructed, paperwork is requested, and then… it can feel like nothing happens for weeks. In reality, a lot is happening—just mostly behind the scenes.
Understanding the full timeline means you can anticipate what's needed, respond quickly when asked, and avoid being the person who holds up the whole chain.
| Stage | Typical Duration | Who's Involved |
|---|---|---|
| Instruct solicitor / ID checks | 1–14 days | Buyer & Seller |
| Pre-contract work / draft contracts | 1–2 weeks | Both solicitors |
| Searches | 2–6 weeks | Buyer's solicitor |
| Mortgage valuation & offer | ~4 weeks | Buyer & lender |
| Enquiries & replies | 2–10 weeks | Both solicitors |
| Exchange of contracts | 1–2 weeks | Both solicitors |
| Completion | 1 day | Everyone |
| Post-completion (registration) | Few weeks | Buyer's solicitor / Land Registry |
As soon as your offer is accepted, instruct a conveyancer or solicitor. They'll carry out identity and anti-money-laundering checks, send a client care letter, and request your documents. The sooner you do this, the better—delays here push everything else back.
The seller's solicitor prepares a draft contract and sends it to your solicitor along with title documents. Your solicitor checks the title, raises initial enquiries, and orders the property searches.
Your solicitor orders conveyancing searches—local authority, environmental, water and drainage—which can take 2–6 weeks depending on the local council. You should also book your survey at this stage so the results are available before exchange.
| Search Type | Typical Turnaround |
|---|---|
| Local Authority Search | 2–6 weeks |
| Environmental Search | 2–3 weeks |
| Water & Drainage Search | 10–14 days |
| Land Registry Search | 1–2 days |
| Chancel Repair Liability Search | 5–10 days |
| Coal & Mining Search | 1–3 days |
Your lender arranges a mortgage valuation—this usually takes around 4 weeks from application to a formal mortgage offer. Once received, your solicitor will check the mortgage conditions and prepare a report for you. Don't confuse a mortgage valuation with a full survey—you'll need to arrange the survey separately.
Based on searches, the title report and survey, your solicitor raises formal enquiries with the seller's solicitor. The seller has to respond—and sometimes follow-up enquiries are needed. This stage varies most: straightforward freehold properties can be resolved in 2–3 weeks; leasehold or complex properties can take 8–10 weeks.
Once all enquiries are resolved, searches are back, your mortgage offer is in place, and your solicitor is happy with everything—both sides sign contracts and exchange. This is the legally binding moment. A completion date is agreed (usually 1–2 weeks after exchange) and you pay your deposit.
On completion day, the remaining purchase funds are transferred from buyer to seller. Once the seller's solicitor confirms receipt, keys are released and the property is yours. Your solicitor then pays any Stamp Duty owed and registers the title with Land Registry.
Sellers have slightly less to do—but being slow to respond can hold up the entire chain.
| Stage | Duration | What to Do |
|---|---|---|
| Instruct solicitor | Day 1 | Instruct as soon as offer accepted; provide ID and title documents |
| Complete property information forms | Days 1–7 | Fill in TA6, TA10 (fixtures), and leasehold forms if applicable |
| Draft contract sent | Week 1–2 | Your solicitor prepares and sends to buyer's solicitor |
| Reply to enquiries | Weeks 4–10 | Respond promptly—slow responses are the #1 cause of delays |
| Exchange contracts | Week 10–14 | Sign and return contract; agree completion date |
| Completion | Agreed date | Vacate, hand over keys, receive funds |
Every day you don't respond to a solicitor's request is a day added to the timeline. Treat emails as urgent.
Have ID, proof of funds and any property documents ready before you instruct a solicitor.
Ask your solicitor to submit searches on the day they're instructed, not after all the initial paperwork is done.
If leasehold, sellers should request the management information pack from the freeholder immediately—it often takes 4–8 weeks.
Chase your solicitor weekly for updates. Don't assume no news is good news—sometimes things sit in a queue.
Survey slots fill up quickly. Book as soon as your offer is accepted to avoid delays near exchange.
| Situation | Typical Timeline | Why |
|---|---|---|
| No chain, cash buyer | 4–8 weeks | No mortgage or chain to wait for |
| No chain, with mortgage | 8–12 weeks | Mortgage offer typically takes 4 weeks |
| With a chain | 12–26 weeks | All parties must be ready simultaneously |
| Leasehold property | 8–15 weeks | Management packs can take weeks; extra queries common |
| New build | 28+ days (can be 6+ months) | Legal work can be done quickly, but build completion date may slip |
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