Moving before Christmas? How to avoid common property delays

According to property experts, beginning the conveyancing process early is crucial to avoiding common setbacks and ensuring a smooth move before the festive season.

The warning comes as government figures show the average home purchase takes around 120 days to complete, with approximately one in three sales falling through.

These failed transactions are estimated to cost sellers around £400 million each year.

Laura Catania, partner and head of conveyancing at Attwells Solicitors in London, said: "Buyers hoping to be settled in their new home before Christmas should ideally instruct a conveyancer by mid-September.

"Starting the process early gives you the best chance of completing before the festive period and provides some flexibility if unexpected delays arise."

The conveyancing process involves several key stages, beginning with instructing a conveyancer as soon as possible after an offer is accepted. This allows the legal process to begin without delay, which is especially important for those aiming for a Christmas move.

Next, buyers need to arrange their mortgage.

Lenders will assess the application and issue a formal mortgage offer, and buyers are also advised to arrange buildings insurance ahead of completion.

Conveyancers will then review search results, raise enquiries, and address any issues that arise. This stage is often where delays occur, especially if there are problems with the survey, search results, or unresolved enquiries.

Once all parties are satisfied, contracts are exchanged, making the transaction legally binding and setting a formal completion date.

Completion is when the property officially changes hands.

The buyer’s solicitor transfers funds to the seller’s solicitor, and once payment is confirmed, the keys are released.

Any stamp duty or land transaction tax due is paid to HMRC, and the application to change ownership is sent to HM Land Registry.

Several factors can delay the process, including issues uncovered during the survey, delays with local authority searches, outstanding enquiries, title problems, mortgage delays, missing paperwork, and delays elsewhere in the property chain.

Ms Catania said: "While some delays are outside your control, buyers and sellers can help keep transactions moving by having all relevant property documents ready before a transaction starts (including warranties and guarantees), responding promptly to requests, whether from their solicitors, estate agents or financial advisors and returning paperwork quickly."

She offered four practical tips to help buyers and sellers avoid delays and keep the process on track:

• Instruct a conveyancer early to start the legal process as soon as an offer is accepted.
• Organise finances in advance, ensuring funds are available for the deposit and other costs, and consider securing a mortgage agreement in principle before making an offer.
• Return all paperwork promptly to avoid administrative hold-ups.
• Arrange the property survey early in the process so that any issues can be addressed without causing further delays.

Ms Catania said: "For anyone hoping to wake up in their new home on Christmas morning, the worst thing you can do is leave the process until the last minute.

"While some aspects of conveyancing are outside a buyer or seller’s control, starting early and being proactive throughout the process can help minimise delays and increase the chances of completing before Christmas."

With Christmas just months away, buyers and sellers are being advised to act now to avoid disappointment and ensure a stress-free move before the holiday season.

Early action and a proactive approach can make all the difference in achieving a timely completion and enjoying the festive period in a new home.