From offer to completion – What contributes to the timeline?

Residential conveyancing in the UK currently takes an average of 120 days (about 17 weeks) from instruction to completion, according to 2024 data. While this is slightly down from the 123-day average in 2023, it’s still a significant stretch, especially for first-time buyers or those caught in long chains.

Several factors contribute to this timeline:

1. Local Authority & additional searches

Searches are a key part of due diligence. Standard local authority searches usually take around 10 working days, but in busier areas, it can be 3–5 weeks.

Most transactions include a standard search pack covering local authority, drainage and water, and environmental risks. Depending on location and property type, your solicitor may also recommend additional searches such as:

Planning or development risk searches to identify nearby building projects.
Flood risk reports – particularly for properties near rivers or coastlines.
Mining or ground stability searches which are common in former mining areas.

These extra checks may slightly extend the timeline, but they’re essential for avoiding surprises later on.

2. Mortgage Offer Delays

Mortgage-related delays are increasingly common:

Offer processing times: Lenders often take 2-4 weeks to issue a formal mortgage offer. Delays can arise if financial documents are missing, unclear, or submitted late.
Offer expiry: Mortgage offers are usually valid for 3-6 months. If your transaction isn’t completed in time, due to chain issues or search delays, you may need to reapply. That means fresh affordability checks, a new valuation, and more admin, which can add 2-4 weeks or more.
Changing rates: As interest rates fluctuate, buyers sometimes withdraw their offers to apply for a better deal. This restarts the process and can result in further delays. Some lenders allow a rate switch, but not all do, so it’s worth asking.

3. Enquiries Before Exchange

After searches come back, your solicitor will raise enquiries. These are questions about anything unclear or concerning in the title or paperwork.

This stage can take 4-8 weeks, particularly when:

The seller is slow to respond,
Specialist reports are needed,
Or key forms (e.g. TA6 and TA10) are incomplete.

4. Chain Complications

If your purchase is part of a chain, delays in other parts of the chain can ripple through to your transaction.

Just one slow buyer, mortgage delay, or failed survey further up the chain can pause everything. This makes chains one of the most unpredictable aspects of the conveyancing process.

Typical timeline for a residential purchase

Stage	Estimated Timeframe
Pre-contract work, ID checks, searches	2–4 weeks
Mortgage offer (if required)	3–6 weeks
Enquiries and legal checks	4–8 weeks
Exchange to completion	1–4 weeks
Total Average Timeline	16–18 weeks

Can it be faster? What makes the difference

In straightforward cases, transactions can complete in as little as 8–12 weeks. Several factors can help speed things up.

The biggest time-saver is choosing a reputable conveyancer with a clear process and excellent communication. Someone who:

Gets your file open and searches started promptly,
Provides a checklist of exactly what they need from you,
And gives regular updates so you’re not tempted to keep chasing up

Legal tech tools such as digital onboarding, document upload portals, and e-signatures can certainly help, particularly in getting you up and running quickly. But technology alone won’t overcome issues such as slow sellers, complex chains, or title issues.

That’s why the best results often come from firms that blend local knowledge, personal service, and efficient systems.

However, even the best-organised transaction may face delays that can’t be avoided:

A seller might be waiting on a probate grant.
Local authority search delays are beyond your control.
Mortgage offers may expire or be delayed due to financial changes.
Chains can collapse or pause unexpectedly.

What you can control is your own readiness. So, to give your transaction the best chance of moving swiftly:

Instruct your solicitor early: even before your offer is accepted.
Respond quickly to requests for ID, funds, and documents.
Keep your finances stable and avoid job changes or big purchases mid-process.

Get in touch

To discuss your house purchase or sale, get in touch with our Residential Property team today.