The conveyancing process for sellers: a step by step guide

Step 1: instructing your solicitor (as early as possible)

Once you accept an offer, the estate agent sends a memorandum of sale to all parties. This is the moment to instruct your conveyancing solicitor if you have not already done so. At Best Value Conveyancing, we confirm your fees and terms by client care letter. Your solicitor will need the following from you to get started:

• Proof of identity (passport or driving licence and a utility bill)
• Your mortgage account details so a redemption figure can be requested
• Details of any existing charges or restrictions on the property
• Relevant documents such as planning permissions, building regulations certificates and any warranties

The sooner you provide these, the sooner the process can move forward. Tip: If your property is leasehold, start gathering your leasehold documents early. Management packs can take several weeks to obtain from freeholders and this is one of the most common causes of delay for sellers.

Step 2: preparing the contract documentation (weeks 1 to 2)

Your solicitor obtains official title deed copies from HM Land Registry and prepares the draft contract pack to send to the buyer’s solicitor. This pack includes:

• The draft contract
• Official copies of the title register
• The TA6 property information form, covering boundaries, disputes, planning permissions, services and other details about the property
• The TA10 fixtures and fittings form, confirming what you are leaving behind and what you are taking with you
• Any relevant planning permissions, building regulations certificates, guarantees or warranties
• If leasehold, the management pack and any relevant lease documents

The TA6 and TA10 forms are your responsibility to complete. Take time with these. Inaccurate or incomplete answers are one of the most common causes of buyer enquiries and delays. How long this takes: Your solicitor can prepare the draft contract quickly once they have the title documents. The main variable is how quickly you complete and return the TA6 and TA10 forms.

Step 3: buyer’s searches and enquiries (weeks 2 to 6)

Once the buyer’s solicitor receives the contract pack, they order property searches and review everything carefully. They will raise formal enquiries on anything that is unclear or requires further information. Your solicitor will forward these enquiries to you. Some can be answered quickly, others may require additional documents or certificates. Responding promptly at this stage keeps the process moving. Common enquiry topics include:

• Boundaries and any disputes with neighbours
• Planning permissions for any extensions or alterations
• Building regulations sign-off for any works carried out
• Details of any guarantees such as NHBC or damp and timber treatments
• Rights of way or shared access arrangements

How long this takes: This stage depends heavily on how quickly the buyer’s solicitor raises enquiries and how quickly you and your solicitor can respond. This is often the longest part of the process.

Step 4: mortgage redemption (weeks 3 to 6)

If you have a mortgage on the property, your solicitor requests a redemption figure from your lender. This confirms the exact amount required to pay off your mortgage on completion day. Redemption figures are usually valid for around 30 days and may need to be updated if completion is delayed. Your solicitor handles this as a standard part of the process.

Step 5: signing the contract documents (weeks 6 to 10)

Once the buyer has their mortgage offer, searches are back and all enquiries are resolved, both parties move towards exchange. Your solicitor will ask you to sign:

• The contract for sale
• The transfer document (TR1) which formally transfers ownership to the buyer

You do not need to visit an office. Documents are sent electronically with clear instructions for signing. At this stage your solicitor will also prepare a completion statement showing the financial breakdown of the sale, including the sale price, mortgage redemption amount, solicitor’s fees and any other deductions.

Step 6: exchange of contracts (weeks 8 to 12)

Exchange is the point at which the sale becomes legally binding for both parties. Once contracts are exchanged, neither side can pull out without financial penalty. A completion date is agreed by all parties in the chain simultaneously. From exchange to completion is typically one to four weeks, though some buyers and sellers agree a longer gap. Until exchange, either party can withdraw without penalty. This is why exchange is such a significant milestone. It is the moment the sale is confirmed. What happens on exchange: Your solicitor and the buyer’s solicitor exchange signed contracts by telephone, confirmed in writing. The buyer pays their deposit (typically 10% of the purchase price) to their solicitor, who holds it until completion.

Step 7: pre-completion (days before completion)

In the days before completion your solicitor:

• Confirms the final mortgage redemption figure with your lender
• Coordinates with other solicitors in the chain to confirm everything is in order
• Prepares the final completion statement
• Confirms estate agent fees to be deducted from the sale proceeds

You should use this time to arrange address changes, utilities transfers, removal logistics and anything else needed for moving day.

Step 8: completion day

Completion is the day you hand over the keys. The buyer’s solicitor transfers the full purchase price to your solicitor. Once funds are received, ownership transfers to the buyer. Take your keys to the estate agent unless you have made other arrangements with the buyer directly. You must vacate the property by the agreed time, usually 1pm, though this varies. Your solicitor then:

• Redeems your mortgage and confirms the balance with your lender
• Pays any estate agent fees from the proceeds
• Transfers the net sale proceeds to your bank account
• Sends the title documents to the buyer’s solicitor

Money transfers can take anywhere from 20 minutes to 4 hours. Completion typically happens between 12pm and 2pm but can run later in longer chains.