Buying a Property

The average time for a conveyancing transaction is approximately 17 weeks nationally and, in the East, this can be as high as 20 weeks (Source: Today’s Conveyancer, December 2025). Our dedicated team pride themselves on routinely making that timescale much shorter, and we will be working hard to do the same for you. Chain length, speed of obtaining contract pack, mortgage processing speed, and search results all affect completion time. Cash purchases without chains can often complete more quickly than mortgaged transactions. First-time buyers without properties to sell often complete faster if not caught in a chain than those in chains. We work efficiently to progress your purchase but cannot control delays from other parties or organisations processing searches.

Property searches reveal legal, environmental, and regulatory information not apparent from viewing. Standard searches include local authority searches showing planning and building control history, environmental searches revealing flood risks and contamination, and water searches confirming mains connections. These searches protect you from hidden problems like illegal extensions, flooding history, or planned developments affecting value. Mortgage lenders require clear searches before releasing funds.

Legal fees depend on property value and complexity. Additional costs include search fees, Land Registry fees, and other disbursements (third-party costs we pay on your behalf, like search fees). We’ll provide a full breakdown when we quote for your purchase. First-time buyers pay no Stamp Duty on properties up to £300,000. We provide detailed quotes showing all costs before instruction, with fixed fees so you know exactly what you’ll pay.

Exchange makes your purchase legally binding. Before exchange, all searches must be satisfactory, mortgage offers issued, contracts agreed, and deposit available. On exchange day, solicitors formally exchange by phone, you pay the deposit (typically 10%), and the completion date is fixed. Once exchanged, you cannot withdraw without losing your deposit and facing legal action. The seller cannot accept other offers. Exchange and completion can occur on the same day, though there is often a short gap between the two.

Stamp duty is a government tax on property purchases with rates varying by price and buyer status. First-time buyers pay no Stamp Duty on properties up to £300,000. Standard buyers pay nothing on the first £125,000, then graduated rates above that. We calculate your exact liability and pay HMRC on your behalf within 14 days of completion.

Survey defects give you several options. You can proceed if the issues are minor or acceptable. You can negotiate a price reduction reflecting repair costs. You can ask the seller to carry out repairs before completion. Or you can withdraw before exchange if the issues are serious. Your surveyor estimates repair costs to help you negotiate. Mortgage lenders may refuse to lend on properties with serious structural issues until they’re repaired. Most issues resolve through price renegotiation rather than withdrawal.

Yes, even cash purchases require conveyancing. Solicitors conduct essential searches, review title documents and contracts, identify restrictions and obligations, ensure you receive good legal title, and register ownership with Land Registry. Buying without a solicitor risks missing serious issues like illegal extensions, boundary disputes, or defective title. Cash purchases complete faster but legal work remains essential.

Time must be given for the solicitors to transfer monies. Completion is hoped to be achieved by midday, but this is dependent on the length of the chain involved and the speed of which the bank transfers funds. Monies must be received by the seller’s solicitors before keys are released. If you are selling and purchasing a property simultaneously your sale will normally complete at least an hour before your purchase.