Are you getting ready to buy a property? As a first-time buyer, the process can feel complicated and overwhelming. There are so many steps to navig
Are you getting ready to buy a property?
As a first-time buyer, the process can feel complicated and overwhelming. There are so many steps to navigate and obstacles to overcome, and most transactions come with unavoidable delays too.
But the final, and arguably most significant, moment is Completion Day, when your mortgage lender’s funds reach the seller’s solicitor and you get the keys into your hand. This legally makes you the buyer, the seller’s mortgage (if any) is redeemed, and the keys are released (usually via the estate agent). Funds typically move by CHAPS, a same-day bank payment system.
Completion Day process: basic steps and timeline
Completion Day is the most anticipated part of the purchase process.
Solicitors and conveyancers on both sides do the heavy lifting to make sure everything runs smoothly. As the date approaches, it typically works like this:
- Each party instructs their own solicitor/conveyancer. Legal teams agree final figures, check documents (including the signed transfer), and prepare for funds to move.
- The buyer’s solicitor lines up the money. They request the mortgage advance in good time and collect your balance so the full amount can be sent to the seller’s solicitor by same-day CHAPS.
- Funds arrive; completion is confirmed. When the seller’s solicitor receives cleared funds, they confirm completion, redeem the seller’s mortgage and authorise the agent to release the keys to you.
Same-day flow (typical)
- 08:30–10:00 — Your conveyancing solicitor confirms receipt of the lender’s funds (usually requested the working day before) and any balance from you.
- Late morning → early afternoon — Your solicitor sends the purchase money by CHAPS. Same-day clearance depends on bank cut-offs and where you sit in any chain.
- On receipt of cleared funds — The seller’s solicitor confirms completion to all parties, redeems any existing charge and releases keys via the agent.
- After completion (same day) — You collect keys and move in. Your solicitor prepares the SDLT return (14-day deadline) and the Land Registry application.
Chain note: in a chain, completions happen in sequence from the bottom up. Any delay at one link can push back key release for everyone.
When does completion take place?
Completion usually happens on a weekday. It’s worth taking time to check the date with your conveyancing solicitor beforehand (especially if you’re booking removals).
The specific time varies, but it’s usually mid-morning to late afternoon. If the property is part of a chain (where multiple transactions are linked), your timing may be dictated by earlier completions. Plan to be available all day and have your side ready early.
What can delay completion?
- Bank cut-offs / payment congestion. CHAPS is same-day, but it relies on operating windows and bank cut-off times (afternoon bottlenecks are common in big chains).
- Mortgage funds not released in time. Lenders generally need the request the working day before completion.
- Last-minute issues. Missing signatures, redemption figures, ID checks or the seller not vacating on time.
- Chains. One late payment can cascade along the chain.
Your conveyancer plans around these, but flexibility on the day really helps.
SDLT: what changed in 2025 and why it mattered (England & NI)
The temporary SDLT threshold uplift ended on 31 March 2025. From 1 April 2025 the standard bands reverted, and First-Time Buyers’ Relief now applies 0% up to £300,000 and 5% on £300,001–£500,000 (no relief if the purchase price exceeds £500,000). Many chains aimed to complete before 31 March 2025 to benefit from the higher temporary thresholds. See current bands on GOV.UK.
After completion: what your conveyancer still does
- Files the SDLT return and pays any SDLT due (within 14 days).
- Submits your HM Land Registry application (registration times vary; routine updates can take weeks to months).
- Provides copies of the registered title once complete, along with your final completion statement and key documents for your records.
First-time buyer checklist (save this)
☐ Send your balance and signed documents before completion day
☐ Lender asked to release funds in time
☐ Phone on, available for quick authorisations
☐ Removals/parking booked; meter readings ready
☐ Buildings insurance in place (usually from exchange)
☐ Know where to collect keys (agent or seller)
☐ After moving in: council tax, utilities, broadband, Royal Mail redirection
FAQs
What time will I get the keys?
Any time from late morning to late afternoon, after the seller’s solicitor receives funds and authorises release. Chains and bank cut-offs affect timing.
How soon must SDLT be filed and paid?
Within 14 days of completion (your conveyancing solicitor normally files this on your behalf).
How long does registration take?
It varies by application type; some Land Registry updates take several months. Your conveyancer will update you when the title is registered.
