Overview: how long does moving home take?
The average time from offer acceptance to completion in England and Wales is 8–12 weeks for a straightforward transaction. Complex chains, leasehold properties, or issues uncovered during searches can push this to 16 weeks or more.
Week-by-week breakdown
Here’s a typical timeline for a moving home purchase, assuming a relatively straightforward chain.
- 01
Week 1–2: Offer accepted and mortgage application
Instruct your solicitor immediately. Submit your full mortgage application with all supporting documents. The lender begins processing and orders a valuation.
- 02
Week 2–3: Valuation and initial searches
The lender’s surveyor values the property. Your solicitor orders local authority searches, environmental searches, and water/drainage searches. Consider booking your own survey.
- 03
Week 3–4: Mortgage offer issued
If the valuation is satisfactory and your application is approved, the lender issues a formal mortgage offer. This is a key milestone — it confirms the lender is committed.
- 04
Week 4–6: Searches returned and enquiries raised
Search results come back (local authority searches can take 2–4 weeks). Your solicitor reviews them and raises any queries with the seller’s solicitor. This is often where delays happen.
- 05
Week 6–8: Contract pack finalised
All queries are resolved, the contract is agreed, and both sides prepare for exchange. Your solicitor sends you the contract to sign and requests your deposit funds.
- 06
Week 8–10: Exchange of contracts
Both sides sign and exchange contracts. This is the point of no return — the sale is now legally binding. A completion date is set (usually 1–2 weeks after exchange).
- 07
Week 10–12: Completion and move in
On completion day, the mortgage funds are transferred, the seller’s mortgage is repaid, and you receive the keys. Arrange your removal company for this date.
What causes delays?
Understanding common hold-ups helps you prepare and potentially avoid them.
Slow local authority searches
- Some councils take 4–6 weeks to return search results
- Your solicitor can request expedited searches (at extra cost)
- Personal searches from private companies are faster but not accepted by all lenders
Mortgage underwriting delays
- Complex income (self-employed, contractor) takes longer to verify
- Missing documents can stall the process for weeks
- Having all paperwork ready upfront is the single biggest time-saver
Survey or valuation issues
- A down-valuation means the lender offers less than expected
- Structural issues flagged by a survey may require specialist reports
- Renegotiation of the purchase price can delay the process
Chain problems
- Anyone in the chain can cause a delay or collapse
- A buyer’s mortgage falling through affects everyone above them
- The longer the chain, the higher the risk of complications
How to speed up the process
While some delays are out of your control, there’s a lot you can do to keep your side moving quickly.
Before making an offer
- Have your mortgage DIP in place
- Choose a solicitor and have them ready to instruct immediately
- Gather all mortgage documentation in advance
During the process
- Respond to solicitor and lender requests within 24 hours
- Chase your solicitor weekly for updates
- Ask your broker to follow up with the lender on your behalf
- Sign and return documents the day you receive them
If buying leasehold
- Request the leasehold management pack from the freeholder early
- This can take 2–4 weeks and is a common bottleneck
- Your solicitor can start other work while waiting
What costs arise at each stage?
Costs are spread across the process rather than hitting all at once.
When costs typically fall due
Exchange vs completion explained
These are two distinct legal milestones that often confuse first-time movers.
Exchange of contracts is when you and the seller are legally committed. Before exchange, either party can pull out without penalty (though you may lose survey and legal costs). After exchange, pulling out means forfeiting your deposit and potentially being sued for breach of contract.
Completion is when the money changes hands and you get the keys. It’s usually set for one to two weeks after exchange, though simultaneous exchange and completion is possible in some circumstances.
What to do if your chain breaks
Chains break for many reasons: a buyer’s mortgage is declined, a survey reveals a serious problem, or someone simply changes their mind before exchange.
If it happens, don’t panic. Your property is still on the market and your mortgage DIP is still valid. Your solicitor’s work can largely be reused for a new buyer or a different property. The main costs at risk are your survey fee and any search fees that may need refreshing.
A good broker will keep your mortgage application warm and help you pivot quickly when a new buyer or property comes along.
Consider home buyer’s protection insurance, which covers your legal and survey costs if the purchase falls through. It’s typically £30–£70 and can save you hundreds if the worst happens.
Keep your move on track with Clearview
At Clearview Mortgage Solutions, we don’t just find you a mortgage — we manage the process from application to completion. We chase the lender, liaise with your solicitor, and keep you updated at every stage so nothing falls through the cracks.
Contact us for a free, no-obligation chat about your move.