What happens in the first two weeks of conveyancing?

Your solicitor opens the file, verifies your identity, requests searches, and waits for the draft contract from the seller's solicitor. You will be asked to return ID documents and complete a property information questionnaire. Your mortgage application should already be submitted by this point.

How long does conveyancing take from offer to completion?

Most freehold transactions complete in 10–14 weeks; leasehold transactions typically take 12–18 weeks. New builds can run longer. The main factors within your control are responding promptly to your solicitor's queries and having your mortgage documents ready early.

What causes conveyancing delays?

Common delays include slow search results, mortgage offer conditions, complex leasehold enquiries, chain coordination, title defects, and missing planning permissions. Your solicitor can advise on which issues are material and which can be resolved with insurance or negotiation.

When does exchange of contracts happen?

Exchange happens once both solicitors confirm all searches are back, the mortgage offer is received, all enquiries are resolved, and both parties agree a completion date. Exchange is legally binding — after this point either side faces financial penalties for withdrawal.

Published 2026-05-12 · KentLoop Property Guides

Conveyancing Timeline: Stages and Typical Timeframes Explained

One of the most common questions from homebuyers is: "How long will conveyancing take?" The honest answer is that it depends — on the complexity of the transaction, the efficiency of the professionals involved, and how many links are in your chain.

The average conveyancing timeline in England and Wales runs from 8 to 16 weeks between offer acceptance and completion. Some transactions complete in 6 weeks; others drag on for 6 months. Understanding the stages helps you set realistic expectations and spot when things are running behind.

Week 1–2: Instructing and Opening Files

What happens:

You instruct your solicitor and complete their ID and anti-money laundering checks
You provide proof of deposit and source of funds
The seller's solicitor sends the draft contract pack (title deeds, property information forms, fittings list)
Your solicitor acknowledges receipt and begins reviewing documentation
Your solicitor orders property searches

What can cause delays here:

Slow ID document submission from buyer
Leasehold management packs — these are requested from the freeholder or managing agent and can take 2–6 weeks to arrive
Seller's solicitor slow to send the initial contract pack

Your action: Submit ID documents, source of funds evidence, and any requested information to your solicitor the same day they ask. Fast responses at this stage set the tone for the whole transaction.

Week 2–6: Searches, Enquiries, and Mortgage Offer

What happens:

Property searches are processed (local authority, drainage, environmental, and any specialist searches)
Your solicitor reviews the title and raises legal enquiries with the seller's solicitor
Your mortgage lender processes your application and instructs their valuation surveyor
You receive and review your formal mortgage offer

What can cause delays here:

Local authority searches in some Kent councils can take 3–8 weeks during busy periods
Complex title issues (missing building regulations, absent landlord, unclear boundaries) require extended enquiries
Mortgage lender delays, particularly with specialist or non-standard applications
Slow responses to enquiries from the seller's side

Your action: Chase your broker for mortgage offer progress. Have your RICS survey booked and completed in this window — survey results sometimes add new enquiries.

Week 4–8: Enquiries Resolved and Report on Title

What happens:

Seller's solicitor provides replies to enquiries
Your solicitor reviews replies and any outstanding documentation
Your solicitor prepares their Report on Title for you — a summary of their findings on the property and what you're buying
You review, ask any questions, and sign the contract

What can cause delays here:

Unresolved enquiries (e.g. seller unable to produce planning permission or building regs certificates for works)
Complex leasehold issues (short lease, onerous covenants, managing agent disputes)
Differences in chain readiness — your seller may be waiting on their purchase before they can confirm a completion date

Your action: Review the Report on Title carefully and promptly. Ask your solicitor to explain anything you don't understand. A week's delay at this stage often cascades.

Week 6–12: Chain Management

For properties in a chain, this is where timeline uncertainty concentrates. Everyone in the chain must be ready to exchange simultaneously.

What happens:

Your solicitor liaises with other solicitors in the chain to establish readiness
Solicitors confirm completion dates that work for all parties
Mortgage offers are checked for validity (most are valid for 3–6 months)
Outstanding issues are resolved across the chain

What can cause delays here:

A party in the chain is not ready (often a buyer at the top or a seller at the bottom)
Unexpected issue uncovered in a survey (renegotiation takes time)
Lender requests additional information
A party in the chain withdraws — worst case, this can collapse the entire chain

Your action: Keep in weekly contact with your solicitor to understand chain readiness. If you are chain-free (first-time buyer with no property to sell), make sure your solicitor communicates your readiness to the seller's side clearly — it can accelerate things.

Exchange of Contracts

What happens:

Solicitors confirm all parties are ready
Contracts are signed by both parties
Deposit (typically 10%) is transferred from buyer's solicitor to seller's solicitor
Completion date is legally agreed

Typical gap between exchange and completion: 1–4 weeks (sometimes same-day exchange and completion for simple transactions; longer where removals and chains need coordination).

After exchange, backing out of the transaction carries serious financial penalties — the buyer loses their deposit, the seller can be sued for the difference between the agreed price and any lower resale price.

Completion

What happens:

Buyer's solicitor sends remaining purchase funds to seller's solicitor
Seller's solicitor confirms receipt
Keys are released (typically via the estate agent)
Your solicitor submits Stamp Duty Land Tax return (due within 14 days of completion)
Your solicitor registers your ownership at Land Registry (can take several weeks post-completion)

Factors That Speed Things Up

Being chain-free (no property to sell)
Using an efficient, well-resourced solicitor
Responding to every request same-day
Having mortgage and survey in place quickly
Choosing a freehold property rather than leasehold
Seller having good documentation ready (planning permissions, guarantees, certificates)

Factors That Slow Things Down

Long chains (every link adds risk and complexity)
Leasehold properties (management packs, lease issues, freeholder involvement)
Complex titles or missing documentation
Slow or overwhelmed local authority search offices
Mortgage lender complications
Survey-triggered renegotiations
Any party in the chain being in financial difficulty

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Disclaimer: This guide is provided for general information purposes only and does not constitute legal advice. Conveyancing timelines vary significantly between transactions. Always instruct a qualified, regulated solicitor or licensed conveyancer to manage your property purchase. KentLoop is a directory service and does not provide legal advice.

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