How to Speed Up Your House Purchase
Buying a home is exciting, but when you are working to a deadline, the conveyancing process can quickly feel stressful. Many buyers have a particular timescale in mind, whether they need to move by a certain date, complete before another life event, or simply get into their new property as soon as possible.
While no house purchase can be guaranteed to complete within a fixed timeframe, there are practical steps buyers can take to help the process move as smoothly as possible. Delays often happen because information is missing, third parties take time to respond, or unexpected legal, mortgage or property issues arise. Understanding the common causes of delay can help you prepare properly from the start.
Why House Purchases Can Be Delayed
The conveyancing process is more complicated than many people realise. Even in a straightforward freehold purchase, your conveyancer may need to check over 100 points. If the property is leasehold, there may be another 100 or so points to review. If you are buying with a mortgage, there may also be a further 100 or so points from the lender.
These checks are important because they are designed to identify legal and practical issues before you become responsible for the property. Your conveyancer may discover matters such as problems with planning permission for previous alterations, or even issues involving lost title deeds. Any of these can slow the process down while further information is obtained or clarified.
Choose the Right Conveyancer Early
One of the simplest ways to avoid unnecessary delay is to have your conveyancer in place before you make an offer. This means there is no hold-up once your offer is accepted and the legal work can begin quickly.
It is also worth making sure your solicitor has relevant qualifications, such as being signed up to the Conveyancing Quality Scheme certificate, which is accredited by the Law Society.
Not all conveyancers work in the same way. Some large-bulk conveyancers rely heavily on junior secretarial and support staff for much of the work and call-handling. Some firms may also take on more work than they can manage. If a conveyancer has an extremely high volume of work, they may struggle to give your purchase the priority it needs.
Once you have chosen your conveyancer, be open with them from the beginning. Tell them about any enquiries you already have about the property and explain your desired timeframe. You should also aim to sign and return legal documents as quickly as possible.
Be Aware of the Conveyancing Chain
A conveyancing chain is a sequence of linked property purchases, where each purchase depends on the one before or after it. Chains often move at the pace of the slowest person involved. If several people delay by a few days, the whole chain can be pushed back each time.
If one sale falls through, it can have a knock-on effect on everyone else in the chain. The chain may be delayed, or it may collapse altogether, leaving people needing to find new properties.
To reduce the risk of surprises:
- Ask whether there is a chain before making an offer.
- If you are selling, check whether your buyer is in a chain before accepting their offer.
- Remember that first-time buyers can still be affected if the seller needs to find somewhere to buy.
- Encourage your estate agent to find out the details of the chain so likely delays can be identified early.
Prepare Your Mortgage Information
Mortgage lenders can also cause delays. If a lender is offering a good deal, its administrative teams may be very busy. Your application will go through several stages and may be checked by different departments before a final offer is made. If the lender raises queries, the process can take longer.
A mortgage valuation can also cause delay if the lender is slow to arrange it.
You can help by telling your mortgage lender what timeframe you are working to and whether there are any specific deadlines. It is also sensible to have all financial information and required documentation ready. If you are in a position to make a cash purchase and avoid a mortgage altogether, this can also help speed up the process. If you can obtain a mortgage in principle early, this may make your offer appear less risky and more attractive to sellers.
Book Surveys Promptly
If you are buying a home, it is best practice to arrange a survey to check the state of the property. Your mortgage lender will also need to carry out a mortgage valuation to confirm the property is worth what they are lending.
Surveys take time to schedule, complete and write up. If the survey highlights problems, further steps may be needed, such as specialist reports or quotes for work.
To avoid losing time, research surveyors early. Once your offer is accepted, you will then be ready to schedule the survey as soon as possible.
Tell Your Solicitor About Gifted Deposits
If your deposit includes a cash gift from relatives, this is known as a gifted deposit. Your mortgage lender will usually need a letter from the person gifting the money confirming that it is a gift and that they have no legal rights to the property. Anti-money laundering checks will also be carried out. Some lenders are wary of gifted deposits, as it means you have not saved the full deposit yourself, and may spend more time reviewing your financial background to ensure you can cover repayments and any issues with the property.
These checks can delay the process, so tell your mortgage provider and solicitor about any gifted deposit from the start. The family member giving the money should also know that they may need to sign a letter and provide proof of identity.
Leasehold Properties Need Extra Information
A leasehold property means you lease the house or flat, and the land it sits on, from the freeholder for a specific period rather than owning it outright. These leases are long term, usually requiring a minimum of 80 years, ideally longer.
Leasehold purchases are usually more complicated because the freeholder, or landlord, may need to be involved. Your conveyancer may need information about the leaseholder, management company, ground rent and maintenance charges.
If you are buying a leasehold property, tell your solicitor or conveyancer as soon as possible.
Final Tips for a Smoother Purchase
Being organised is a major advantage when buying a house. Keep your paperwork in one accessible place and consider keeping a diary of who you spoke to and when. This helps you track who you are waiting on.
Good communication also matters. Stay in touch with the relevant parties, respond quickly to paperwork, and ask whether there is anything you can do to help move the process forward.
A house purchase involves many moving parts, but preparation can make a real difference. Choosing an experienced conveyancing solicitor, preparing your finances, arranging surveys promptly and communicating clearly can all help reduce avoidable delays.