Home / Process
Buying or selling, the order of work is the same every time. Here is each stage, how long it usually takes, and what we need from you. Scroll and the red line follows your file.
Day 0 to 2
You send us the estate agent's sales memorandum and your ID. We run electronic ID checks, open your file and send our client care letter with your fixed fee in writing.
Your named conveyancer or Marcus on client care.
Photo ID, proof of address, and where your deposit is coming from.
Week 1 to 3
The seller's solicitor sends the draft contract and title documents. We read the title, compare the red-edged plan to what you saw on the viewing, and flag anything odd in plain English.
Your conveyancer, checked by a partner.
Tell us if the garden, drive or shared access looks different from the plan.
Week 1 to 4
We order the local authority, water and drainage, and environmental searches, plus a coal mining search where the area needs one. Councils set their own turnaround, so this is often the slowest part.
Your conveyancer. The search company does the digging.
Nothing, unless your lender asks for a specific extra search.
Week 3 to 8
We raise questions on the contract pack: planning permission, building regulations, boundaries, guarantees, service charges. We chase every answer and tell you which ones matter.
Your conveyancer, and Aisha on chains.
Answer our questions about how you will use the property, and read our summary.
Week 6 to 10
When the searches and enquiries are in, and your lender's offer has arrived, we send you our report on title. We explain it by phone, then you sign the contract and transfer deed.
A partner signs off every report.
Sign the contract, send the deposit and confirm your buildings insurance.
Week 8 to 14
The contracts become legally binding. The deposit moves, a completion date is fixed, and buildings insurance must be live from this moment. After exchange, neither side can walk away without paying.
Your conveyancer, by phone, with you listening in if you wish.
Be reachable on the day. We never exchange without your say-so.
Week 9 to 16
On the completion date we send the money, the seller's solicitor confirms receipt, and the agent releases your keys. We then file your Stamp Duty return within 14 days and register you as owner at HM Land Registry.
Marcus handles the money, returns and registration.
Collect keys from the agent, then enjoy your first night.
Day 0 to 2
You tell us the agent, the buyer's details if you have them, and send ID. We open your file, send the client care letter, and get your title from HM Land Registry.
Your named conveyancer or Marcus on client care.
Photo ID, proof of address, and your mortgage lender if you have one.
Week 1 to 2
We prepare the draft contract with your title documents, then send it to the buyer's solicitor. You complete the Property Information Form (TA6) and Fittings and Contents Form (TA10), and we check them before they go out.
Your conveyancer.
Fill in the two forms honestly. We help with every question.
Week 2 to 8
The buyer's solicitor raises questions. We answer what the papers can answer and ask you the rest, and we keep a running list so nothing gets lost.
Your conveyancer, and Aisha on chains.
Reply within a couple of days. Most delays on a sale are a missing answer.
Week 4 to 10
If you have a mortgage we request the redemption figure from your lender. We also keep track of the chain above and below you, so you always know who is holding things up.
Marcus, for redemption figures and funds.
Tell us if your own onward purchase changes in any way.
Week 8 to 12
You sign the contract. We confirm the buyer's searches, mortgage offer and deposit are in place, and we agree a completion date that works for your move and your removal firm.
A partner checks the contract before you sign.
Sign the contract and book your removals once the date is firm.
Week 8 to 14
Contracts are swapped by phone. The sale is now binding and the buyer's deposit moves. You can book removals with confidence.
Your conveyancer.
Be reachable on the day, and leave the keys with us or the agent as agreed.
Week 9 to 16
The buyer's money arrives, we repay your mortgage, pay the agent's fee, and send you what is left the same day. The agent then releases the keys.
Marcus handles the money; we call you the minute it lands.
Leave the property clean and empty, with gas and electricity readings noted.
Why it can take longer
We cannot make a council or a chain move faster. We can see the delay coming, tell you early and keep pushing.
Every link must be ready on the same day. One slow mortgage offer, three links down, holds everyone. Aisha keeps a chain list and rings each solicitor weekly.
Local authorities set their own turnaround, from a few days to several weeks. We order the same day you instruct and tell you the council's current wait.
The landlord or managing agent has to supply the management pack, and some take a month. Callum chases from day one and warns you about any unusual lease terms.
A lender's valuer can ask for more work, or lower the value. If that happens we help you decide between renegotiating and asking the lender to think again.
Completion day
On completion day the money moves in a set order. Your buyer's or lender's money arrives in our account, we confirm to the other side, and only then do the keys move. We ring you at each step, so you are never standing in an empty hallway wondering what is happening.
Within 14 days we file your Stamp Duty return with HMRC. Then we register you as the owner at HM Land Registry, and send you the finished title.
