The short answer: typically 12–24 weeks from offer accepted to completion. The long answer is that this varies enormously depending on chain complexity, survey results, mortgage timescales, and solicitor speed. This guide walks through each stage, gives realistic timeframes, and explains what causes the delays that push the process toward the longer end.
Contents
Overview: typical timeline
For a straightforward purchase — no chain, no complex survey issues, a straightforward mortgage application — twelve weeks from offer to completion is achievable. For a typical purchase with a short chain, 16–20 weeks is more realistic. Complex chains, survey issues, or mortgage complications can push to 24 weeks or beyond.
| Stage | Typical duration |
|---|---|
| Offer accepted to mortgage offer | 2–8 weeks |
| Survey instructed and completed | 1–3 weeks |
| Conveyancing (searches, enquiries, contracts) | 8–16 weeks |
| Exchange of contracts to completion | 1–4 weeks |
| Total: offer to completion | 12–24 weeks (3–6 months) |
Offer to mortgage offer: 2–8 weeks
Once your offer is accepted, your first priority is securing your mortgage. If you already have a Decision in Principle (also called an Agreement in Principle), you convert this into a full application. The lender will instruct a valuation of the property (sometimes free, sometimes charged), assess your income and outgoings, and issue a formal mortgage offer.
In straightforward cases — employed applicants, clean credit history, standard property — lenders can issue a mortgage offer in 2–4 weeks. More complex cases take longer. Self-employed applicants, those with unusual income, or applications that require more detailed underwriting can take 6–8 weeks or more.
Having the following ready before you apply speeds this stage significantly: three months' payslips, three months' bank statements, your most recent P60, ID and proof of address, and proof of your deposit source.
Survey: 1–3 weeks
You should instruct a survey as soon as your offer is accepted — ideally in parallel with the mortgage application, not after. The lender's valuation checks the property is worth what you are paying. A survey (HomeBuyer Report or Building Survey) checks the condition of the property. These are different things and the lender's valuation does not protect you.
Survey bookings typically take 1–2 weeks from instruction, with results back within days. The survey can then inform whether you renegotiate, ask for remedial work, or proceed as planned. Allowing survey results to stall the process adds 1–3 weeks — if there is an issue, address it quickly.
Before you can legally sell or market a property, the EPC must also be in order. If you are a buyer checking whether the property's paperwork is complete, the EPC is a quick check — and if it has expired, a new one is needed before the sale can proceed.
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Conveyancing: 8–16 weeks
Conveyancing is the legal process of transferring property ownership and is typically the longest stage. Your solicitor will:
- Apply for and review property searches (local authority, drainage, environmental, chancel) — typically 2–6 weeks depending on the local authority
- Raise enquiries with the seller's solicitor on the title, the property's boundaries, planning history, and any issues raised by searches
- Review the title deeds and draft the contract
- Obtain your mortgage offer and ensure the lender's conditions are satisfied
- Report to you and coordinate exchange and completion
The conveyancing stage is where most delays occur. Slow solicitors, slow local authority searches, chains where one link stalls the rest, and complicated enquiries all extend this phase. In 2026, local authority search times vary from 1 week (some councils with digital systems) to 8 weeks (some busy councils). Your solicitor will order searches early to minimise this.
Choosing a solicitor based purely on price is often a false economy. A responsive, experienced conveyancer who communicates clearly is worth the marginal extra cost — delays caused by a slow solicitor are costly in stress and sometimes in money (if your mortgage offer expires and needs renewing, for example).
Exchange to completion: 1–4 weeks
Exchange of contracts is the point at which the transaction becomes legally binding. Both parties sign identical contracts and the buyer pays the deposit (typically 10% of the purchase price, though this varies). Neither party can pull out after exchange without facing significant financial penalties.
The completion date is agreed at exchange. For most purchases, this is 1–4 weeks after exchange, giving both parties time to arrange removal, give notice to a landlord, or make other arrangements. In straightforward cases, same-day exchange and completion is sometimes agreed, though this is less common.
Between exchange and completion, you should arrange buildings insurance to start from completion day (your mortgage lender will require this), confirm your removal date, and make final checks on the property.
What causes delays
- Chain complications. If you are buying from someone who is also buying, and they are buying from someone who is also buying, the chain must all proceed in step. One stalled link delays everyone. The longer the chain, the higher the risk of delay or collapse.
- Slow local authority searches. Councils vary enormously in turnaround time for searches. Your solicitor will know which are slow and may advise on personal search alternatives.
- Mortgage complications. Unusual income, a non-standard property, or a change in your financial circumstances during the process can trigger additional underwriting that extends the mortgage offer timeline.
- Survey issues. A survey flagging significant problems can lead to renegotiation, further specialist reports, or in the worst case, withdrawal. Budget time for this possibility.
- Enquiries that go back and forth. If the seller's solicitor is slow to respond to enquiries, or the responses raise further questions, this phase can extend by weeks.
- Seller not yet found a property. Sometimes a seller accepts your offer but is still searching for their next home. The sale is agreed but cannot progress to exchange until they are ready to move.
How to speed things up
- Instruct your solicitor before you have an offer accepted so they are ready to move immediately.
- Have all mortgage documents ready to submit the moment your offer is accepted.
- Respond to your solicitor's requests within 24–48 hours — slow responses from buyers are a common source of delay.
- Keep in regular contact with your solicitor and estate agent, and ask for weekly updates.
- If searches are slow, ask your solicitor whether personal searches (faster but not all lenders accept them) are an option.
- Agree a realistic target completion date early so everyone in the chain is aligned.
If the sale falls through
Until exchange, either party can pull out with no legal obligation — though you will lose the money spent on surveys, solicitor fees, and searches. This is why mortgage decisions in principle, surveys, and legal work all happen before exchange rather than after: the risk of falling through before exchange is real, and costs are sunk if it does.
The fall-through rate for property transactions in the UK is around 30–35% — meaning roughly one in three agreed sales does not proceed to completion. The most common reasons are survey results, mortgage issues, gazumping, and chain collapses. This is not a reason to be deterred, but it is a reason to keep your options open until exchange.
Last reviewed: July 2026 · Next review due: October 2026