Buying or selling a home in the UK involves more moving parts than most people expect. Even after a mortgage is agreed in principle and an offer accepted, there are typically 12–16 weeks of legal process, surveying, negotiation, and chain management before keys change hands. Understanding how each stage works — and where things go wrong — makes the difference between a smooth transaction and a collapsed one.
This hub covers the full buying and selling process for UK property in 2026.
The UK Property Buying Timeline
| Stage | Who acts | Typical duration | Risk level |
|---|---|---|---|
| Offer accepted | Buyer and seller | Day 1 | Low |
| Instruct solicitors | Both parties | Days 1–5 | Low |
| Mortgage application (formal) | Buyer + lender | Weeks 1–3 | Medium |
| Searches ordered | Buyer’s solicitor | Weeks 2–4 | Medium |
| Survey | Buyer | Weeks 2–4 | Medium |
| Survey results / renegotiation | Both parties | Weeks 3–6 | High |
| Enquiries raised and answered | Both solicitors | Weeks 3–8 | Medium |
| Mortgage offer issued | Lender | Weeks 4–8 | Low–medium |
| Exchange of contracts | Both solicitors | Weeks 8–14 | — |
| Completion | Both solicitors | 1–4 weeks after exchange | Low |
The most common delays occur at the survey stage (issues leading to renegotiation), the searches stage (local authority searches can take weeks in busy councils), and the enquiries stage (slow responses from sellers or their solicitors).
Conveyancing: What Your Solicitor Actually Does
Conveyancing is the legal transfer of property ownership. In England and Wales, you must use a solicitor or licensed conveyancer for this work.
What Conveyancing Covers
| Task | Buyer’s solicitor | Seller’s solicitor |
|---|---|---|
| Review and approve draft contract | ✓ | Prepares it |
| Conduct property searches | ✓ | — |
| Raise and answer enquiries | Raises them | Answers them |
| Review mortgage offer | ✓ | — |
| Report to client on findings | ✓ | ✓ |
| Exchange contracts | ✓ | ✓ |
| Transfer funds on completion | ✓ | ✓ |
| Register new ownership at Land Registry | ✓ | — |
Conveyancing Costs
| Cost element | Typical range | Notes |
|---|---|---|
| Solicitor’s legal fee | £1,200–£2,000 | Fixed or hourly |
| Local authority search | £100–£300 | Varies by council |
| Water and drainage search | £40–£80 | — |
| Environmental search | £30–£60 | — |
| Land Registry fee | £20–£455 | Based on property value |
| Electronic transfer (CHAPS) | £20–£40 | For moving completion funds |
| Total (purchase) | £1,800–£3,500 | Excluding Stamp Duty |
| Total (sale) | £900–£2,000 | Fewer disbursements |
See: Conveyancing Guide UK and How Long Does Conveyancing Take?
Property Surveys: Which Level Do You Need?
A survey is your independent assessment of the property’s condition — separate from the lender’s valuation, which is done for the lender’s benefit, not yours.
Survey Types Compared
| Survey level | Cost | What it covers | Best for |
|---|---|---|---|
| Mortgage valuation | Free–£500 (lender arranges) | Confirms lender’s security — not for you | No one — not a substitute for a real survey |
| Level 2 — Homebuyer Report | £400–£800 | All accessible areas, visible defects, services, damp, drainage | Most standard properties built after 1930 |
| Level 3 — Full Structural Survey | £800–£1,500 | Full inspection including roof, structure, behind surfaces where accessible | Pre-1930 properties, listed buildings, any concerns |
The most common mistake buyers make is relying on the mortgage valuation and skipping an independent survey. The valuation confirms the property is worth what you are paying — it does not identify whether the roof needs replacing or whether there is rising damp.
A Level 2 survey on a £280,000 property costs around £550. If it identifies a damp issue requiring £4,000 of remediation work, you can renegotiate the price or ask the seller to fix it before completion. The survey pays for itself in a single negotiation.
See: Home Survey Guide UK
Property Chains: The Biggest Source of Delay
A property chain forms when multiple purchases are linked — your completion depends on your seller completing their onward purchase, which depends on their seller completing theirs. A chain of four properties has four buyers, four sellers, and eight solicitors, all of whom must be ready simultaneously.
Chain Length and Risk
| Chain length | Typical completion time | Collapse risk |
|---|---|---|
| Chain-free (seller in rented/new build) | 8–12 weeks | Very low |
| 2-property chain | 12–16 weeks | Low |
| 3–4 property chain | 16–24 weeks | Medium |
| 5+ property chain | 20+ weeks | High |
How to Reduce Chain Risk
- Buy chain-free where possible: Probate sales, properties with sellers already in rented accommodation, and new builds have no upward chain
- Be “proceedable” as a buyer: Have your mortgage in principle and solicitor instructed before making offers — sellers and agents prefer buyers who can move quickly
- Exchange as quickly as possible: The gap between offer and exchange is when either party can pull out without penalty; a shorter gap reduces exposure
- Use a buyer’s protection insurance — some policies cover legal costs if the deal falls through
See: Property Chains Explained UK and Gazumping and Gazundering Guide
Exchange and Completion: The Critical Milestones
Exchange of Contracts
Exchange is the point at which the transaction becomes legally binding. Up until exchange, either party can withdraw without legal penalty (though you may lose your survey and solicitor costs). After exchange:
- The buyer pays their deposit — typically 10% of the purchase price — to the seller’s solicitor
- Neither party can withdraw without paying damages to the other
- A completion date is agreed and set in the contract
Completion
Completion is the day the balance of the purchase price is transferred and ownership passes. Your solicitor transfers funds by CHAPS bank transfer in the morning. Once the seller’s solicitor confirms receipt, the estate agent releases the keys.
The gap between exchange and completion is usually 1–4 weeks. Same-day exchange and completion is possible but uncommon, as it leaves no buffer for transfer delays.
The Costs of Selling a Property
Sellers bear different costs to buyers — no Stamp Duty, but estate agent fees can be significant.
| Selling cost | Typical range | Notes |
|---|---|---|
| Estate agent fee | 0.9%–2.5% + VAT | On £300k sale: £3,240–£9,000 including VAT |
| Solicitor/conveyancing | £900–£1,800 | For the sale side only |
| EPC (if required) | £60–£120 | Required to market the property |
| Mortgage ERC | 1%–5% of balance | If breaking a fixed rate deal early |
| Removal costs | £500–£2,000 | Depends on volume and distance |
Capital Gains Tax: If you are selling a property that is not your only or main home — a buy-to-let, a second home, or an inherited property — CGT is payable on the gain. The rate is 18% (basic rate) or 24% (higher rate) for residential property in 2026/27. CGT must be reported and paid within 60 days of completion.
Worked Example: Selling a £350,000 Home
| Cost | Amount |
|---|---|
| Estate agent fee (1.5% + VAT) | £6,300 |
| Conveyancing | £1,400 |
| EPC | £80 |
| Mortgage ERC (if applicable) | £0–£7,500 |
| Total selling costs | £7,780+ (before any ERC) |
Buying at Auction
Buying at auction compresses the due diligence timeline significantly. The legal pack — including title documents, searches, and special conditions — is published before the auction, and your survey and legal review must be completed before you bid.
If your bid wins, the fall of the auctioneer’s hammer is legally binding. You pay a 10% deposit immediately and must complete within 20–28 days. This means your mortgage must be arranged and your finances ready before you bid — not after.
Auction properties are often priced at a discount for a reason: they may have structural issues, short leases, or complex title. Never bid on a property you have not surveyed and whose legal pack you have not reviewed.
See: Buying Property at Auction UK
Buying and Selling Guides in This Cluster
| Guide | What it covers |
|---|---|
| Conveyancing Guide UK | Full legal process from offer to completion |
| How Long Does Conveyancing Take? | Realistic timelines and delay causes |
| Home Survey Guide UK | Level 2 vs Level 3, what surveys cover |
| Property Chains Explained UK | Chain risk, collapse, and how to manage it |
| Gazumping and Gazundering Guide | Offer-stage risks and protections |
| Buying Property at Auction UK | Auction process, risks, and financing |
| Selling Your Home Guide UK | Estate agents, pricing, and the selling process |
| How to Sell Your House Fast UK | Speed vs price trade-offs |
| Buying a Flat vs a House UK | Leasehold, service charges, and resale risks |
| Buying a House With Your Partner UK | Joint tenants, tenants in common, legal protections |
For the broader mortgage and property picture, return to Mortgages & Property.
Additional Buying and Selling Guides
| Guide | What it covers |
|---|---|
| Cost of Buying a House UK | Complete breakdown of purchase costs beyond the deposit |
| Moving House Costs Guide | All costs involved in moving, from removals to solicitors |
| Moving House Checklist | Step-by-step checklist for the full moving process |
| Downsizing Your Home Guide | How to plan and execute a property downsize |
| Buying Property in Scotland | The Scottish conveyancing system and LBTT |
| Buying Property in Northern Ireland | Northern Ireland property purchase differences |
| Joint Tenants vs Tenants in Common | Ownership structures when buying with others |
| Deed of Trust for Property UK | Protecting unequal contributions when buying together |
| Buying a House With Bad Credit | Options and routes for buyers with poor credit history |
| Home Buying Costs Calculator | Interactive total-cost calculator |
| How to Increase Your Home’s Value | Improvements that add value before selling |
| Helping Your Child Buy a Home | Gifted deposits, guarantor mortgages, and joint ownership |