Settled in the UK · Buying Your First Home
From offer accepted to keys in hand
Between offer and completion sit searches, surveys and contracts — nothing is binding in England until exchange, so either side can walk away.
Your offer has been accepted — congratulations. Now comes the crucial period between offer and keys: a maze of legal searches, surveys, contracts, and the critical moment of exchange. Understanding each stage will help you navigate what often feels like a slow journey to completion, and protect your interests every step of the way.
Instruct a conveyancing solicitor immediately
This is your first and most important action. Once your offer is accepted, you need to appoint a conveyancing solicitor (or licensed conveyancer) without delay. They will manage all the legal work, liaise with the seller's solicitor, order searches, review documents, and ultimately get you to completion. Time is critical because searches can take weeks, and delays here cascade through the entire process.
Conveyancing fees in the UK typically range from around £1,300 to £2,500 depending on property value, location, and complexity. Most solicitors charge fixed fees, so ask for a clear written quote that lists everything included — searches, Land Registry fees, and any disbursements. Some firms offer 'no completion, no fee' arrangements, which is reassuring if your purchase falls through. Shop around: buyers who compare quotes typically save around £490 on average.
Understand the search process
Your solicitor will order several searches on your behalf — investigations into the property, the land, and the local area. These are not optional: they protect you by revealing legal, environmental, and physical issues that could affect your purchase. Most transactions include a standard search pack covering local authority, drainage and water, and environmental searches.
How long searches take
Local Authority Searches typically take 1 to 4 weeks, though this varies widely because each of the 340-plus local councils across the UK processes searches differently — some are efficient, others have backlogs. Environmental searches usually complete within a few days to a week. Drainage and Water searches typically take 1 to 2 weeks. Overall, the conveyancing process from offer to completion averages 12 to 16 weeks, though this varies considerably depending on property chains, survey issues, and how quickly all parties respond.
What searches reveal
Local Authority Searches uncover information about planning permissions, building regulations approval, and nearby developments. Environmental searches check for flood risks, contaminated land, and other hazards. Drainage and Water searches confirm which water company serves the property and reveal public/private drainage arrangements. Your solicitor may also recommend additional searches for properties in former mining areas, listed buildings, or those near flood plains.
Order your survey early
In parallel with searches, arrange a survey with a qualified surveyor regulated by the Royal Institution of Chartered Surveyors (RICS). Do this as soon as possible — surveyor availability can delay the process. Your mortgage lender will require at least a valuation (a basic assessment for their protection), but you should commission your own independent survey to protect yourself.
The three survey levels
A mortgage valuation is a quick, superficial check — sometimes even a 'desktop' assessment using databases and algorithms — primarily for your lender's benefit, not yours. Do not rely on it as your sole survey. RICS offers three standardised levels of professional survey:
- Level 1 (Condition Report): A basic visual inspection, cheapest option, limited in scope. Rarely recommended for homes being financed by mortgage.
- Level 2 (HomeBuyer Report): Mid-range survey, most popular choice (commissioned by roughly 60% of surveyed buyers). Covers visible structure, insulation, damp, subsidence, and rot. Non-intrusive, so no floorboards lifted or walls opened. Includes a traffic-light rating system (red for urgent, amber for significant issues) and a valuation. Suitable for modern or reasonably maintained properties.
- Level 3 (Building Survey): Most comprehensive. Surveyor spends 3 to 5 hours on site, checks behind walls, into the loft, under floors, and inspects roof structure. Essential for older properties (pre-1900), listed buildings, or those with obvious defects. Detailed technical report with extensive recommendations. More expensive but reveals issues a HomeBuyer report might miss.
A HomeBuyer report typically takes 2 to 4 hours on site and is delivered within 5 to 7 working days. You can often request a renegotiation of price if the survey reveals significant defects — homeowners who do this average savings of £5,000 to £15,000.
Exchange of contracts: the point of no return
Before exchange, nothing is legally binding. You can pull out without penalty (though you lose money spent on surveys, searches, and legal fees). The seller can also withdraw. This is why gazumping (the seller withdrawing for a better offer) and gazundering (the buyer pulling out or reducing their offer) are legal in England and Wales.
Exchange of contracts changes everything. It is the moment your purchase becomes legally binding. Both solicitors confirm to each other, usually by telephone following a structured script, that contracts are ready. The buyer pays a deposit (typically 10% of the purchase price) to the seller's solicitor, and a completion date is fixed — usually 1 to 2 weeks later, though it can be same-day in urgent cases.
What happens at and after exchange
- The contract becomes binding. Either party can be sued for specific performance (forced completion) or damages if they withdraw.
- Your deposit is at risk. If you pull out, you lose it. If the seller pulls out, you can claim damages (though seller defaults are rare).
- Risk passes to you. You become responsible if the property is damaged — your buildings insurance must be in place from exchange, not from completion.
- Completion date is fixed. The gap between exchange and completion is typically 2 to 4 weeks.
- The seller remains in occupation but must maintain the property in the same condition as at exchange. You are entitled to a pre-completion inspection ('final walkthrough') 24 to 48 hours before completion to check nothing has changed.
Completion day and keys in hand
Completion is when money finally moves. Your solicitor will transfer the remaining purchase funds (usually 90% of the price minus your deposit) to the seller's solicitor first thing in the morning. The chain of transactions ripples through — the seller uses funds to complete their own purchase, and so on. Keys cannot be released until all funds have cleared through the banking system, which typically happens by 2pm. Your estate agent will call or text to confirm keys are ready. From that moment, the property is legally yours.
Registration at HM Land Registry
After completion, your solicitor will apply to register you as the owner with HM Land Registry (the government department that holds the official record of land and property ownership in England and Wales). This is a legal requirement and the ultimate protection of your rights as owner.
Your solicitor must submit the application within 30 days of completion. However, HM Land Registry processing is slow: roughly half of all first-time registration applications are completed within 8 months, and almost all within 12 months. Some can take longer depending on the application's complexity. The good news is that your legal interests are protected from the moment the Registry receives your application, regardless of how long processing takes. If delays threaten your transaction, you can request a free expedite, and most expedited applications are processed within 10 working days.
Once registration is complete, you will receive your official Land Registry title documents confirming your legal ownership and including a title plan showing your property's boundaries.
Key dates and documents to track
Keep detailed records throughout the process. Your solicitor should provide you with:
- Mortgage offer (from your lender, typically issued about one month after you apply)
- Survey report(s) and valuation
- Search results and your solicitor's report on title (their written advice about the property's legal status)
- Draft contract and any enquiries raised by your solicitor
- Confirmation of exchange and completion dates
- Proof of buildings insurance from exchange date
- Completion statement showing all financial transactions
- Land Registry application receipt and eventual registration documents
If anything is unclear, ask your solicitor. They are there to explain every step and protect your interests. A good conveyancer communicates regularly, provides checklists, and warns you well in advance if deadlines or issues arise.
Keep reading — Buying Your First Home
Getting a mortgage as a visa holder or settled residentYou don't need ILR to buy — but visa holders face fewer lenders, bigger deposit asks and minimum-time-remaining rules that vanish once you're settled.
Building a house deposit the tax-smart wayA Lifetime ISA adds a 25% government bonus to up to £4,000 a year — but the £450,000 property cap and withdrawal penalty have sharp edges.
Leasehold vs freehold: what you actually ownMost flats are leasehold — you own the right to live there for the lease term, not the building — and short leases and service charges can sink a purchase.Always verify with official sources before acting on the information above.