The Conveyancing Process

A simple step-by-step guide to moving home with Hetts Solicitors.

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Understanding the Timeline

Buying or selling a property is rarely an overnight process. While every transaction is unique, most follow a standard legal path. Understanding these stages can help reduce stress and ensure you are prepared for the next step.

On average, a standard transaction takes between 8 to 12 weeks, though leasehold properties and complex chains can take longer.

The Legal Timeline

Select your transaction type below to see the specific legal stages involved.

1
Weeks 1-2

Instruction & Finance

Once your offer is accepted, you formally instruct Hetts. We send you our "Client Care" pack and perform legally required ID and Anti-Money Laundering checks.

Your Task: Apply for your mortgage (if required) and arrange for a surveyor to inspect the physical condition of the property.

[Image of mortgage application paperwork and pen]
2
Weeks 2-4

Contract Review

We receive the draft contract pack from the seller's solicitor. This includes the title deeds and property forms (TA6 and TA10). We review the tenure (Freehold vs Leasehold) to ensure there are no restrictive covenants that would affect your use of the home.

3
Weeks 3-6

Property Searches

We submit searches to various authorities to uncover risks not visible during a viewing. These typically include:

  • Local Authority: Planning permissions, building regs, and road schemes.
  • Environmental: Flood risk, contaminated land, and radon gas.
  • Water & Drainage: Connection to mains supply and public sewers.
4
Weeks 6-10

Raising Enquiries

Based on the contract, survey, and search results, we raise "enquiries" with the seller's solicitor to clarify any issues. Once satisfied, we send you a comprehensive Report on Title explaining everything you need to know about the property before you commit.

5
Week 10-11

Signing & Deposit

You sign the Contract, Transfer Deed, and Mortgage Deed. You will transfer your deposit (usually 10% of the purchase price) to our secure client account. We also verify that your mortgage offer is valid and ready to be drawn down.

6
Week 12

Exchange of Contracts

We formally exchange contracts with the seller's solicitor. The transaction is now legally binding. A fixed Completion Date is set. You must have Buildings Insurance in place from this moment.

7
Completion Day

Completion & Keys

We transfer the balance of purchase funds to the seller. Once received, they authorise the estate agent to release the keys to you. You can now move in!

8
Post-Move

Registration

We pay any Stamp Duty Land Tax (SDLT) due to HMRC and submit an application to HM Land Registry to transfer the title deeds into your name. This can take several months to finalize.

1
Weeks 1-2

Instruction

Once you accept an offer, you instruct Hetts to act for you. We confirm our terms and carry out ID checks. We recommend instructing us as soon as you list the property to speed up the process later.

2
Weeks 2-3

Property Questionnaires

You must complete several detailed forms. Answering these truthfully is vital to avoid future legal claims.

  • TA6 (Property Information): Boundaries, disputes, planning, and utilities.
  • TA10 (Fittings & Contents): Exactly what items (curtains, white goods, light fittings) are included in the sale price.
  • TA7 (Leasehold Only): Lease details and management info.
3
Weeks 3-5

Drafting the Contract

We obtain your Title Deeds from the Land Registry (and your Management Pack if Leasehold). We compile these with your completed protocol forms to create the "Contract Pack" and send this to the buyer's solicitor.

4
Weeks 5-10

Enquiries & Mortgage Redemption

The buyer's solicitor will raise questions based on the contract pack and their search results. We will answer legal queries and may need your input for practical questions. At this stage, we also request a redemption statement from your current mortgage lender to see exactly how much is owed.

5
Week 11-12

Exchange of Contracts

Once the buyer is satisfied and dates are agreed, we exchange contracts. The buyer pays a deposit (usually 10%). You are now legally committed to sell. You should organize your removals now if you haven't already.

6
Completion Day

Completion & Move Out

We receive the purchase monies from the buyer's solicitor. We pay off your existing mortgage, pay the estate agent fees, and deduct our legal fees. The remaining balance is transferred to you. You must vacate the property (usually by 1pm) and hand over keys to the estate agent.

Common Questions

Clarifying the complexities of property law.

For a standard freehold transaction without complications, the average timeline is 12 to 16 weeks. However, if there is a long chain of buyers/sellers, or if the property is Leasehold (which requires management packs), it can take longer. We will always keep you updated on progress.

Exchange of Contracts is the moment the deal becomes legally binding. You cannot pull out without financial penalties (losing your deposit), and the completion date is fixed. Completion is the moving day where the money is transferred, and keys are handed over.

No. You are free to choose any solicitor you wish. While agents often recommend firms, they may receive a referral fee for doing so. It is often better to choose an independent, local firm like Hetts where you can speak to someone directly, rather than a large remote call-centre operation.

Technically yes, but it is highly risky and often impossible if a mortgage is involved. Lenders require a solicitor to protect their interest. Furthermore, without proper legal checks, you risk future liability. We can handle "Transfer of Equity" or private sales at competitive rates to ensure it is done correctly.

You transfer your exchange deposit (usually 10% of the purchase price) to our client account just before we Exchange Contracts. The remainder of the money (from your mortgage or savings) is transferred the day before Completion.

If your surveyor flags serious issues (e.g., damp or structural movement), you have options. You can ask the seller to fix the issues before exchange, ask for a reduction in the purchase price to cover the repair costs, or withdraw your offer entirely. We can help you formalise these negotiations legally.

If you are buying with a mortgage, searches are mandatory. If you are a cash buyer, they are optional but strongly recommended. A property might look perfect, but searches can reveal hidden risks like contaminated land, flood history, or upcoming local planning developments (like a motorway in your back garden) that would severely affect the value.

You do not need to do this yourself. We will request a "Redemption Statement" from your lender. On completion day, we use the money received from your buyer to pay off your mortgage directly. We then send you the remaining balance.

There are two main forms:
  • TA6 (Property Information Form): Covers boundaries, disputes, planning permissions, and guarantees.
  • TA10 (Fittings and Contents Form): Specifies exactly what items (curtains, carpets, white goods) are included in the sale price.
You must answer these truthfully to avoid legal claims for misrepresentation later.

You usually need to vacate the property by 1:00 PM on the day of completion. You should drop the keys off at the Estate Agents once you have left. We will call you to confirm when the money has landed so you can release the keys.

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