Selling your home should feel exciting, not confusing. Yet once an offer is accepted, the legal steps can seem opaque: acronyms like TA6 and TR1, talk of “exchange” versus “completion”, worries about chains, leasehold packs and mortgage redemptions. With money and moving dates on the line, uncertainty around who does what and when, can be stressful and costly.

Conveyancing Process For Sellers in the UK

Step-By-Step Timeline

The good news is that conveyancing becomes far simpler with a clear plan. By knowing the sequence of tasks, preparing key documents early, and understanding how your conveyancer and agent coordinate behind the scenes, you can shave weeks off a sale and avoid common pitfalls. This guide sets out a practical, plain‑English roadmap for sellers in England and Wales, with realistic timelines, checklists and tips drawn from everyday transactions.

Most sales in England and Wales take around 12–16 weeks from accepting an offer to completion.

Week 0: Offer accepted; agent issues memorandum of sale; instruct your conveyancer.
Weeks 1–2 (pre‑contract): ID/AML checks; complete TA6/TA10 (and TA7/TA9 if relevant); lawyer pulls title and prepares the draft contract.
Weeks 2–6: Buyer applies for mortgage; lender valuation and buyer’s survey booked.
Weeks 3–10: Buyer’s searches return; their solicitor raises enquiries; you respond with documents or indemnities where advised.
Weeks 6–12: Terms finalised; mortgage redemption figure obtained; sign contract and TR1; requisitions on title (TA13) answered.
Exchange: All parties agree a date; buyer pays deposit; contracts become legally binding.
Completion (typically 7–28 days after exchange): Funds transfer, mortgage redeemed and keys released via the agent.

Step 1. Choose and instruct your conveyancer (ideally before accepting an offer)

The smartest way to speed up the conveyancing process for sellers is to line up your legal help before your home goes under offer. Early instruction means your paperwork, title documents and draft contract can be prepared in parallel with marketing, shaving weeks off your timeline.

When comparing providers, focus on regulation, price transparency and responsiveness, not just headline fees. A licensed conveyancer (specialist in property law) or a solicitor can act; conveyancers are often cheaper, while solicitors can offer wider legal services if needed.

Regulated and reputable: Look for SRA‑regulated solicitors or CLC‑regulated conveyancers (Law Society/CQS accreditation is a plus).
Fixed, “no sale, no fee” pricing: Avoid hourly billing. Typical standard sale fees total about £600–£1,000.
Direct contact and capacity: Demand a named handler and prompt updates; avoid high‑volume “factories”.
Clear on referral fees: If an agent recommends a firm, ask about any referral arrangement.
Relevant experience: Especially for leasehold or more complex titles.

To formally instruct, you’ll receive a Letter of Engagement and terms of business. Sign and return these to open your file. Your conveyancer will then start ID checks, request title documents from HM Land Registry, send you the TA6/TA10 forms, and begin assembling the draft contract pack.

Step 2. Complete ID checks and initial paperwork (engagement letter and AML)

Once you instruct, the first milestone in the conveyancing process for sellers is compliance. Your conveyancer must open your file, issue the Letter of Engagement and complete Anti‑Money Laundering (AML) checks. No legal work or contract pack can be released until this is done, so responding quickly here saves days.

Sign and return: Letter of Engagement and terms of business.
Provide ID: Valid passport or photocard driving licence.
Proof of address: Recent utility bill, council tax or bank statement (typically dated within 3 months).
Mortgage details (if any): Lender and account number so your lawyer can request a redemption figure.
Title check: Confirm your full legal name(s) exactly as shown at HM Land Registry.

If there are joint owners, each seller must pass ID/AML. Many firms run electronic checks; they may still ask for certified copies. Agree a secure method for giving your own bank details for sale proceeds, and always verify your lawyer’s bank details by phone before sending any money.

Step 3. Confirm the sale details with a memorandum of sale

Once you’ve accepted an offer, your estate agent issues a memorandum of sale (MOS). This short document records the deal and kick‑starts communication between both legal teams. It’s an administrative record only and, as The Advisory notes, it is not legally binding until contracts are exchanged.

What it should include: agreed sale price, the property address, full details for buyer and seller, and contact details for both conveyancers.
Any conditions agreed: for example, subject to survey or mortgage offer, plus any other specific terms noted at offer stage.

Why it matters: the MOS allows the buyer’s solicitor to request the contract pack and your solicitor to progress title papers and forms. Check it carefully and correct any errors immediately, wrong names, prices or lawyer details can cause avoidable delays in the conveyancing process for sellers.

Step 4. Complete the seller property forms (TA6, TA10 and TA7/TA9 if relevant)

These forms are the backbone of your contract pack and a key way to prevent delays. Completing them early and thoroughly helps your conveyancer draft the contract, reduces back‑and‑forth with the buyer’s solicitor and keeps the chain moving. In the conveyancing process for sellers, good paperwork is momentum: it answers most of the questions a buyer will otherwise raise later.

Accuracy matters. Answer truthfully and to the best of your knowledge; if you genuinely don’t know, say so rather than guessing. Misstatements can lead to claims for compensation or make a buyer nervous enough to pull out. Gather any documents referenced by your answers (we’ll list these in the next step). If there are joint owners, each must complete/sign where required.

TA6 Property Information Form: General details including boundaries, disputes/complaints, proposed nearby developments, building works and permissions, utilities, drainage/sewerage, council tax and any known issues (for example insurance or environmental). Full answers here cut “additional enquiries”.
TA10 Fixtures & Fittings Form: Sets out exactly what’s included in the sale price and what’s excluded or offered for a separate amount (e.g. appliances, curtains, garden items). Both sellers usually sign. Consistency here avoids move‑day disputes.
TA7/TA9 (if applicable): TA7 for leasehold and TA9 for commonhold. Covers the lease/commonhold details, ground rent, service charges, buildings insurance, management/freeholder contacts and planned works. This sits alongside the management pack you’ll order later.

Step 5. Gather supporting documents and certificates (planning, building regs, warranties)

Well‑organised documents make the conveyancing process for sellers faster and reduce follow‑up enquiries. As you complete the TA6/TA10, pull together evidence for any works, alterations or items you’re including. Send copies to your conveyancer (keep originals) so they can go out with the draft contract pack.

Planning permissions/consents: Decision notices, Lawful Development Certificates, listed building consent, and any planning conditions discharge.
Building regulations: Building Control approval/completion certificates and, where relevant, structural calculations.
Gas and electrics: Gas Safe boiler installation certificate/Benchmark log and recent service record; electrical installation certificates (EIC) or Part P compliance; any EICR you hold.
Windows/doors: FENSA or CERTASS certificates for replacements (post‑2002).
Warranties/guarantees: NHBC/new‑build warranty; damp‑proofing, timber treatment, cavity wall insulation, roofing, solar panels; manufacturer or installer guarantees and proof of payment.
Appliances and systems included in the sale: Manuals, receipts and service histories where available.
Other permissions/agreements: Party Wall awards, indemnities previously put in place, insurance claim details.

If paperwork is missing, tell your conveyancer early. In many cases a suitable indemnity insurance policy can be agreed to satisfy the buyer’s solicitor; avoid contacting the council about absent building regs before your lawyer advises, as that can invalidate indemnity options. For leasehold/managed homes you’ll also need a management pack.

Step 6. For leasehold or managed properties, order the management pack (LPE1/LPE2)

If your home is leasehold or on a managed estate (managed freehold), the single biggest bottleneck is often the management pack. Ask your conveyancer to request it immediately after instruction; many freeholders/agents take weeks to respond. The pack is usually supplied on the industry LPE1 form (with LPE2 used for follow‑up), and your agent or lawyer will need you to authorise the request and pay the fee up front.

Typical contents include:

Copy of the lease/commonhold info: Core terms and any restrictions.
Service charge accounts: Often the last three years, plus any arrears.
Planned expenditure/major works: What’s scheduled and when.
Ground rent and service charge details: Current rates and review mechanisms.
Buildings insurance: Schedule and policy details.
Contacts and procedures: Managing agent/freeholder details and assignment/notice requirements.

Costs are commonly a few hundred pounds and, while they must be “reasonable”, delays are common, so act early. The buyer’s solicitor cannot fully report to their client or lender without this pack, which is why leasehold sales typically take longer. If you know about arrears, disputes or upcoming works, tell your conveyancer now, clear, upfront disclosure reduces additional enquiries and keeps the conveyancing process for sellers moving.

Step 7. Your conveyancer prepares and sends the draft contract pack

With your forms and documents in hand, your conveyancer now builds the draft contract pack and checks your legal title. They’ll pull official copies from HM Land Registry, confirm names and boundaries, note any covenants/easements or charges, and make sure your answers and evidence align. A clean, complete pack keeps the conveyancing process for sellers moving and reduces later enquiries.

What the contract pack typically includes:

Draft contract: Parties, price, deposit provisions, tenure, inclusions/exclusions and any special conditions, with a provisional completion date if agreed.
Title documents: Official copies of the Title Register and Title Plan, plus any filed deeds, restrictions or notices.
Seller forms: TA6 Property Information, TA10 Fixtures & Fittings, and TA7/TA9 where applicable.
Supporting evidence: Planning permissions, building control sign‑offs, FENSA/CERTASS, Gas Safe/Electrical certificates, warranties and guarantees referenced in your TA6.
Leasehold/managed homes: Copy lease, LPE1/LPE2 management pack, recent service charge accounts, buildings insurance and ground rent details.

Your conveyancer then sends the pack to the buyer’s solicitor. If you instructed early, best‑case they can issue it within about a week of offer; if not, assembling title papers and leasehold information can push this stage to several weeks. The more complete the pack, the faster the buyer’s lawyer can review and report to their client and lender.

Step 8. The buyer’s solicitor reviews the pack and raises pre-contract enquiries

With your draft contract issued, the buyer’s solicitor checks title, your TA forms and supporting documents, then waits on their searches and mortgage offer. Expect a round of pre‑contract enquiries: this is normal, protects the buyer and their lender, and, per typical timelines, can take around 2–10 weeks depending on how quickly information flows.

Typical enquiries include:

Title and boundaries: rights of way, easements, restrictive covenants, Land Registry name/plan anomalies.
Alterations and installations: planning permission, building control sign‑off, FENSA/CERTASS, Gas Safe/Electrical certificates.
Guarantees/warranties: damp‑proofing, roofing, windows, appliances or new‑build cover.
Disputes/notifications: neighbour issues, insurance claims, proposed developments referenced in your TA6.
Fixtures and fittings: clarity where TA10 is ambiguous.
Search points: drainage, highways, environmental or flood flags.
Leasehold/managed homes: service charge accounts, ground rent, arrears, planned works, buildings insurance, consents (e.g., Licence to Assign), notices and Deed of Covenant requirements.

Keep momentum by replying through your conveyancer quickly and with documents rather than narrative where possible. If paperwork is missing, tell them early and discuss a suitable indemnity policy, don’t contact the council about absent building regs without legal advice, as this can invalidate indemnity options. For leasehold, pre‑warn your lawyer if there are arrears or disputes and help chase the managing agent for any stragglers. The buyer’s solicitor will only recommend exchange once searches are acceptable, enquiries are satisfied and a mortgage offer (if any) is in place, so your responsiveness here directly speeds up the conveyancing process for sellers.

Step 9. Arrange access for valuation and surveys, and handle any renegotiations

After the contract pack goes out, the buyer will book a valuer for their lender and may instruct a surveyor. Fast access keeps momentum, so line up keys with your agent, provide any maintenance records and warranties, and be ready to answer practical questions. You don’t need to attend, but prompt cooperation here can save a week or more in the conveyancing process for sellers. Lenay Krowitz can refer a surveyor to you and will meet them at the property to allow access.

If the survey highlights issues or the buyer flags concerns, be pragmatic. Renegotiations typically revolve around price, doing works before completion, or agreeing a contribution. Ask for the relevant extract of the report and independent quotes, then decide whether to reduce the price, complete specified repairs, or offer a sensible split of costs. Keep every discussion through your conveyancer/agent and ensure any change is written into the contract and, if applicable, the buyer’s mortgage offer is updated.

Request evidence: Summary of the survey finding and two quotes to support any claim.
Choose the remedy: Price adjustment, agreed works with proof on completion, or a contribution.
Use indemnity where appropriate: For missing consents/certificates if your lawyer advises it.
Document it properly: No side deals; ensure amended price/conditions are in the contract.

Remember: until exchange, either party can walk away without penalty. A fair, evidence‑based response usually keeps the chain intact and the sale moving.

Step 10. Agree fixtures, fittings and inclusions; finalise the contract terms

This is where you lock down exactly what stays, what goes and the fine print of the deal. Make sure your TA10 matches any verbal promises so there are no moving‑day arguments. Your conveyancer will update the draft contract to reflect everything agreed through enquiries and any survey renegotiation.

Fixtures & fittings (TA10): Confirm all inclusions/exclusions and any items sold separately with prices. Both sellers usually sign. Provide manuals/keys for items you’re leaving.
Price and adjustments: Build in any post‑survey price change or agreed works/contributions so the contract and (if applicable) the buyer’s mortgage offer align.
Deposit on exchange: Agree the amount and timing, this is usually 10% of the price.
Completion date: Fix a realistic date; sellers commonly complete 7–28 days after exchange.
Vacant possession and special conditions: Confirm you’ll give vacant possession and record any indemnity policies or consents required.
Apportionments (leasehold/managed): Agree how ground rent, service charges and estate fees will be apportioned to completion, plus any notice/Deed of Covenant fees.
Restrictions/covenants: Note any title covenants so the buyer accepts them in the contract.

Once these points are settled, your lawyer will issue the final contract for signature and line up the transfer deed (TR1) ahead of exchange.

Step 11. Obtain your mortgage redemption figure and discuss porting or early repayment charges

Before you can exchange, your conveyancer must know exactly what it will cost to clear your mortgage on completion. They’ll ask your lender for a formal redemption statement so there are no surprises that could derail dates or leave a shortfall.

Authorise the request: Give lender details and sign authority so your conveyancer can obtain the redemption figure. This will show the outstanding balance, daily interest to the proposed completion date, any early repayment charge (ERC) and admin fees.
Check ERCs: Fixed and discount periods often carry ERCs. If you’re in a tie‑in, discuss whether it’s worth adjusting dates or costs to reduce the charge.
Consider porting: Many lenders allow you to “port” a rate to a new home, subject to full application, affordability and valuation. If porting isn’t approved in time, you’ll redeem and any ERC will apply.
Flag any shortfall early: If the sale price won’t cover the mortgage and costs, you’ll need your lender’s consent and a plan to fund the difference. Your lawyer cannot exchange without confirmed funds.
Mind the timing: Ask for a statement before exchange and an updated one just before completion—interest accrues daily and a changed date needs a fresh figure.

On completion, your conveyancer redeems the mortgage from the sale proceeds, settles agreed fees, and only then releases the balance to you.

Step 12. Set the completion date; sign the contract and TR1; respond to TA13 requisitions

With terms agreed, pin down a realistic completion date that works for the whole chain. In most sales, completion happens 7–28 days after exchange. Confirm how keys will be released (typically via your estate agent) and the time you’ll vacate on the day, many chains work to around 1pm.

Next, sign your paperwork in readiness. Your conveyancer will send the final contract and the transfer deed (TR1). Check names match the Land Registry title exactly, sign where indicated, and have the TR1 witnessed by an independent adult. Return originals promptly so your lawyer can hold them on file, ready for exchange and completion.

The buyer’s solicitor will also issue standard TA13 (Requisitions on Title). Your conveyancer drafts the replies and needs your quick input to keep momentum. TA13 covers, for example:

Mortgage discharge: Your conveyancer’s undertaking to redeem the mortgage using the confirmed redemption figure.
Completion mechanics: Where funds are sent, timing, and how completion will be confirmed.
Vacant possession and keys: Practical arrangements for key release via the agent.
Documents to hand over: Signed TR1 and any title papers.
Leasehold/managed items (if applicable): Apportionments, required notices, Deed of Covenant or Licence to Assign, and any managing agent fees.

Answer any follow‑ups immediately, swift, complete TA13 replies are a proven way to accelerate the conveyancing process for sellers.

Step 13. Exchange contracts and receive the buyer’s deposit

This is the commitment point. Once searches, enquiries and the mortgage offer (if any) are in place, your conveyancer will exchange contracts with the buyer’s conveyancer, usually via a recorded telephone call—confirming identical signed contracts and locking in the agreed completion date. From this moment, both sides are legally bound to complete.

Buyer’s deposit received: Your conveyancer should receive the buyer’s deposit, usually 10% of the purchase price, immediately after exchange.
Legally binding: You cannot accept other offers, and if the buyer fails to complete you’ll generally keep the deposit and may sue; if you pull out, the buyer can sue.
Chain coordination: If there’s a chain, all exchanges happen near‑simultaneously so everyone is committed on the same terms and date.
Keys plan confirmed: Your estate agent will release keys on completion when your conveyancer confirms funds have arrived.

After exchange, ask your conveyancer to confirm deposit receipt and the completion date in writing. Avoid scheduling removals for completion day until exchange has actually happened. Your lawyer will now prepare for completion, final checks, mortgage redemption and (where possible) requesting that incoming funds are sent in good time to avoid day‑of delays.

Step 14. Between exchange and completion: organise removals, insurance and utilities

You’re now legally committed and have a fixed completion date. This short window is about practical prep so completion day is calm, not chaotic. Although you’ll typically have 7–28 days, start immediately: the more you sort now, the smoother the conveyancing process for sellers will be.

Book removals early: Compare quotes, confirm access, parking and (for flats) lift slots. Pack non‑essentials now.
Insurance check: Risk usually passes to the buyer at exchange, but confirm with your conveyancer/insurer before cancelling any buildings cover; coordinate the exact cancellation date with completion.
Utilities and services: Line up final meter readings for completion day, notify gas/electric/water/broadband, and set a mail redirection. Transfer or cancel subscriptions.
Keys and manuals: Gather all sets of keys, fobs and codes; label them. Leave appliance manuals/warranties for items included in TA10.
Fixtures/fittings sweep: Walk through with your TA10 to ensure everything staying is present and anything you’re taking is clearly removed.
Change of address prep: Draft your notification list (banks, insurer, DVLA, employer, GP, schools); many can be sent the evening before.
Special arrangements: If chain timing is tight, line up temporary accommodation and pet/childcare for moving day.

Aim to be mostly packed a day or two before completion so you can hand over on time and without last‑minute stress.

Step 15. Completion day: funds received, mortgage redeemed and keys released via the agent

Completion is the handover. The buyer’s solicitor sends the purchase money to your solicitor; once received, your solicitor confirms “completion”, redeems your mortgage, settles agreed fees, and authorises your estate agent to release the keys. You should have vacated by the agreed time (often around early afternoon), with everything left or removed exactly as set out in your TA10.

What your conveyancer does:
- Confirms receipt of the buyer’s funds and formally completes.
- Redeems your mortgage using the lender’s redemption figure.
- Pays the estate agent and any agreed legal/leasehold notices or fees.
- Releases the signed TR1 and title documents to the buyer’s solicitor.
- Confirms to the agent that keys can be handed over.
What you do on the day:
- Vacate by the agreed time; leave all sets of keys/fobs with the agent.
- Take final meter readings (photos are helpful) and secure the property.
- Leave manuals/warranties for items included; remove all rubbish and possessions not included.
- Double‑check the home against your TA10 to avoid disputes.

In a chain, key release depends on funds arriving up the line, so timings can drift into the afternoon. Stay reachable, have your removers ready, and keep essentials with you until your solicitor confirms completion.

Step 16. After completion: settle fees, receive the balance and notify organisations

Once completion is confirmed, your conveyancer redeems your mortgage, pays the estate agent and deducts their fees, then transfers the remaining sale proceeds to you, usually by same‑day bank transfer on completion. You’ll receive a completion statement and receipted invoice; keep these, along with copies of the signed TR1 and your TA forms, as your permanent record.

Confirm funds and paperwork: Check you’ve received the balance and the final completion statement. Query any anomalies immediately.
Insurance and utilities: Cancel or transfer buildings/contents cover from completion; submit final meter readings and close utility/broadband accounts.
Redirect and notify: Set up Royal Mail redirection and update your address with your bank, insurer, DVLA, employer, council tax, HMRC, GP/dentist and key subscriptions.
Leasehold/managed homes: Your conveyancer will settle agreed notice/Deed of Covenant fees and handle apportionments; keep proof of any service‑charge balance/refund.
File everything: Store statements, guarantees and correspondence in one place for any post‑sale queries.

If you believe you’ve been overcharged, raise it with your conveyancer in writing and follow their complaints procedure. If unresolved, you can escalate to the Legal Ombudsman.

Step 17. How long it takes: typical 12–16 week timeline and key milestones

Most sales in England and Wales take around 12–16 weeks from accepting an offer to completion. The exact pace depends on the chain, lender and leasehold paperwork. Chain‑free cash purchases can complete faster (sometimes under four weeks), while leasehold or complex titles can stretch the timeline.

Week 0: Offer accepted; agent issues memorandum of sale; instruct your conveyancer.
Weeks 1–2 (pre‑contract): ID/AML checks; complete TA6/TA10 (and TA7/TA9 if relevant); lawyer pulls title and prepares the draft contract.
Weeks 2–6: Buyer applies for mortgage; lender valuation and buyer’s survey booked.
Weeks 3–10: Buyer’s searches return; their solicitor raises enquiries; you respond with documents or indemnities where advised.
Weeks 6–12: Terms finalised; mortgage redemption figure obtained; sign contract and TR1; requisitions on title (TA13) answered.
Exchange: All parties agree a date; buyer pays deposit; contracts become legally binding.
Completion (typically 7–28 days after exchange): Funds transfer, mortgage redeemed and keys released via the agent.

To keep the conveyancing process for sellers on the front foot, instruct early, return forms quickly, provide evidence for any works, and, if leasehold, order the management pack at once, as this is a frequent source of delay.

Step 18. Extra steps for leasehold, shared ownership and Help to Buy redemptions

Some sales need extra moving parts alongside the core conveyancing process for sellers. Flag these to your conveyancer at instruction and start the additional paperwork early, doing so can prevent weeks of delay and last‑minute surprises.

Leasehold or managed estates

Leasehold sales typically take longer because a third party (freeholder/managing agent) must supply information and sometimes give consents.

Management pack: Ensure the LPE1/LPE2 pack, copy lease, insurance and service‑charge accounts are requested immediately and paid for.
Consents and notices: Your conveyancer will check what the lease requires (for example, notices to the landlord/agent, or consents). Fees are usually payable.
Service charges/ground rent: Expect apportionments on completion and be ready to settle any arrears.
Planned works: Disclose known or proposed major works; buyers’ solicitors will ask.

Shared ownership

Where a housing association is involved, there are extra approvals and timeframes.

Early contact: Tell your conveyancer and the housing association as soon as you list.
Nomination/pre‑emption: Many leases give the landlord a period to approve the buyer or nominate one.
Rent and charges: Provide up‑to‑date statements; agree apportionments and settle arrears.
Landlord requirements: Be ready for additional forms, references and notice/administration fees.

Government equity loans (e.g., Help to Buy)

If you have an equity loan, it must be dealt with at completion.

Tell your lawyer early: They’ll liaise with the scheme administrator to obtain a redemption figure.
Allow time: Administrators work to set timescales; build this into your exchange/completion plan.
On completion: Your conveyancer will redeem the loan from sale proceeds alongside your mortgage.

Getting these strands underway at the start keeps the whole chain on track and avoids avoidable delays.

Step 19. Common delays and how to avoid them (documents, enquiries, searches, chain)

Even the best‑run sales hit bottlenecks. In the conveyancing process for sellers the usual culprits are incomplete paperwork, slow third parties, mortgage and survey timing, and chain coordination. Anticipate these and you’ll protect your timeline and stress levels.

Where delays happen

Missing/late documents: Absent planning/building control evidence, FENSA/CERTASS, Gas Safe/Electrical certs or warranties trigger extra enquiries.
Leasehold packs: LPE1/LPE2 and copy lease from the freeholder/agent can take weeks; without them, buyers’ solicitors won’t report to clients/lenders.
Enquiries ping‑pong: Vague TA6/TA10 answers invite follow‑ups; search results often generate more questions.
Search backlogs: Local authority searches can be slow; sellers can’t speed them up, but they stall exchange.
Mortgage offer timing: Buyers can’t exchange until an offer is issued (or re‑issued if terms change).
Survey issues: Defects prompt renegotiation, quotes and approvals.
Slow conveyancers/chain links: One inactive firm or a long chain holds everyone up.
Funds on the day: Late banking means keys release drifts into the afternoon.

How to avoid or reduce delays

Front‑load everything: Instruct early; complete TA6/TA10 (and TA7/TA9) fully; send supporting evidence with your forms.
Order leasehold info immediately: Pay for the LPE1/LPE2 and copy lease on instruction and help your lawyer chase.
Use indemnity wisely: If historic consents are missing, discuss a suitable policy; don’t contact the council about absent building regs without legal advice.
Answer enquiries fast (with documents): Provide clear, documentary replies to stop back‑and‑forth.
Pro‑active chain management: Ask your agent for weekly chain updates covering mortgage, surveys and searches; escalate slow links.
Plan for surveys: Request the report excerpt and two quotes before agreeing any price change or works.
Be available: Avoid holidays; nominate a backup signer if needed; get direct contact details for your handler.
De‑risk completion: Your lawyer should request buyer funds to arrive early (ideally the day before); verify bank details by phone for any transfers.

Tackle these hotspots early and you’ll keep enquiries short, searches in context, and the whole chain moving towards exchange.

Step 20. What it costs to sell a property

legal fees, management packs, agent commission and bank transfer

Most sale costs are predictable if you map them early. Build a simple budget so nothing derails exchange: your legal fee and small disbursements, any leasehold/managed‑estate charges, your agent’s commission, and the banking/admin needed to move funds and redeem your mortgage.

Legal fees (fixed, “no sale, no fee”): For a standard freehold sale, expect roughly £600–£1,000 for your conveyancer/solicitor. You’ll also see modest disbursements (official Land Registry copies, ID/AML checks) and a bank transfer fee. If an indemnity policy is needed (e.g., for missing consents), the premium is linked to property value and is typically a few hundred pounds.
Leasehold/managed homes: Budget for the LPE1/LPE2 management pack (commonly a few hundred pounds) plus any freeholder/agent charges for Notices of Transfer/Mortgage, Deed of Covenant and Certificates of Compliance. These fees must be “reasonable” but can add up, so order and price them early.
Estate agent commission: Payable on completion from the sale proceeds at the agreed percentage, plus VAT. Check your agency agreement for sole/multi‑agency rates, tie‑in period, and any withdrawal/dual‑fee risks.
Mortgage redemption: Your redemption figure will include the outstanding balance, daily interest to completion, any early repayment charge and a lender admin fee.
Bank transfers: Your solicitor will charge per outgoing telegraphic transfer (for redeeming the mortgage, paying the agent and sending your net proceeds). Always verify bank details by phone before sending or receiving funds.

Step 21. Your team’s role: how your agent and conveyancer support you from offer to keys

A smooth sale is a team game. Your personal agent keeps people aligned, emotions calm and the chain moving; your conveyancer handles the legal fine print and the money. When both are proactive and you respond quickly, the conveyancing process for sellers stays on track from offer to keys.

Your agent:
- Qualifies the buyer (chain position, proof of funds, mortgage in principle, solicitor details).
- Issues the memorandum of sale and shares contacts so legals start fast.
- Coordinates access for valuation and surveys; relays practical queries.
- Manages any post‑survey renegotiation, keeping it evidence‑based and documented.
- Chases the chain weekly for progress on searches, enquiries and mortgage offers.
- Agrees target dates and key‑release arrangements; solves day‑of logistics.
Your conveyancer:
- Completes ID/AML, checks title, and assembles the draft contract pack (TA6/TA10 and evidence).
- Requests leasehold information (LPE1/LPE2) and deals with consents/notices where needed.
- Answers and negotiates pre‑contract enquiries; advises on indemnity insurance if documents are missing.
- Obtains your mortgage redemption figure; prepares the financial completion statement.
- Exchanges contracts (receiving the deposit), then on completion receives funds, redeems your mortgage, pays the agent, releases keys and transfers your net proceeds.

Tip: agree weekly updates, reply same‑day to requests, and verify bank details by phone before any transfer.

Step 22. Seller checklists: documents to find and moving-day essentials

A little preparation goes a long way. These quick checklists help you front‑load the conveyancing process for sellers and keep completion day calm. Gather documents early so your draft contract pack is complete, then line up a simple moving kit so you can hand over on time with no last‑minute scrambles.

Documents to find (send copies to your conveyancer)

ID and address proof: Passport/driving licence; recent bill/bank statement.
Title and mortgage: HM Land Registry details; lender and account number.
Planning/building regs: Permissions, completion certificates, structural calcs.
Gas/electrics: Gas Safe boiler certificate/service; Electrical certificates/Part P.
Windows/doors: FENSA/CERTASS certificates.
Warranties/guarantees: NHBC/new‑build, damp/roof/timber, solar, appliances.
Leasehold/managed: Copy lease, LPE1/LPE2 pack, service‑charge accounts, insurance, ground rent info.
Other: Party Wall awards, indemnity policies, insurance claim details, manuals/receipts for included items.

Conclusion

Selling well is about timing, clarity and momentum. Now you know the conveyancing process for sellers step by step, from instruction and forms, through enquiries and surveys, to exchange, completion and beyond, you can front‑load documents, respond fast and keep your chain moving. Most sales complete in roughly 12–16 weeks; the way you prepare (and the team you choose) is what shortens the journey and reduces stress.

If you’d like a calm, personal guide from valuation to keys, someone to coordinate solicitors, manage the chain and keep you a step ahead, let’s talk. I combine clear communication with hands‑on support across Chepstow, Caldicot, Newport, Cwmbran and nearby. Start with a friendly chat or a free valuation and I’ll tailor a plan to your timelines and circumstances. Visit Lenay Krowitz and let’s make your move simple, certain and successful.