How long after searches to exchange?
We can reduce the time by 119 days
- Speed up your sale by 2.5 months
- We will cover legal & ALL selling fees
- Sit back and relax
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We are members of both The Property Ombudsman and the National Association of Property Buyers - membership bodies which ensure you are treated fairly & honestly:
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Moving house can feel like a lengthy and stressful process, especially when waiting for each stage to be completed. One of the most common questions is: how long does it take from searches to completion?
The timeline from searches to completion usually takes around 8 to 18 weeks. This includes 3 to 6 weeks for searches to be completed and reviewed, followed by another 4 to 6 weeks between exchange and completion. However, delays can happen depending on how complex the transaction is or how quickly everyone involved – buyers, sellers, solicitors and mortgage lenders – handles their part of the process.
But, there is a faster, hassle free alternative – selling to a cash buyer like The Property buying company. Instead of waiting around for months, we can cut your 185 day selling timeline down to just 7 days. Even the usual 126 days it takes from searches to exchange can be reduced to less than 7 days too. It’s quick, simple and hassle-free!
Why does it take so long?
To get a better understanding of why the conveyancing process can drag on, we spoke with Kirsty Rowett, our In-House Solicitor at The Property Buying Company. With over 13 years of legal experience—10 of those in residential property law—she knows exactly where the hold-ups happen.
Kirsty explained:
"Property searches are a key part of the process, but they can take time, especially when councils have backlogs or if legal issues arise. Local authority searches, for example, can take anywhere from a few days to several weeks, and while the government aims for a 10-day turnaround, this isn’t always achieved. Other searches, such as drainage and environmental checks, are usually quicker, but if anything complex comes up, they can also cause delays."
"Even once the searches are completed, there is typically another 3 to 6-week wait while solicitors review the results, resolve any issues, and prepare for the exchange of contracts. The biggest delays often stem from mortgage approvals, slow communication between solicitors, and the complexities of property chains. It may feel frustrating, but these checks are essential in protecting buyers from unexpected problems down the line."
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From our experience in the industry, we’ve noticed that the conveyancing process has been slowing down across the board. At present, it takes…
Property searches (3-8 weeks)
Searches are carried out by the buyer’s solicitor to check for risks or issues with the property, the main 3 are:
Local authority searches:
Searches can take between 3 days and 30 working days, depending on the property’s location and complexity. In some areas, local authority searches alone can take months due to backlogs. For instance, Chelmsford City Council has a turnaround time of 3 working days, while Central Bedfordshire Council reports a 35 working day turnaround.
The government is aiming for local searches to be completed within a maximum of 10 working days in order to speed up this process – but this has yet to be met on a national level.
The local authority searches check for planning permissions, building control issues, road schemes and nearby developments.
Drainage and water searches:
Drainage searches can take between 1 to 10 days. They confirm if the property is connected to public water and drainage systems and identifies any related risks. Most water companies provide results within a week.
Environmental searches:
Environmental searches can also take between 1 to 10 days. They identify risks like contaminated land, ground stability, flooding and pollution. This search is often automated, so results can come back quickly, but complicated properties will take longer.
Some other notable searches include:
Flood risk search
Flood risk searches can take between 1 to 5 days and determine whether the property is at risk of flooding from rivers, seas or surface water. Often automated, this search can be returned in as little as 24 hours.
Land registry search
Can be returned on the same day as requested and confirms the ownership of the property as well as checking for restrictions on the title.
Coal and general mining search
The usual time frame is 3 to 7 days and highlights risks from past mining activity, such as subsidence. This applies primarily to properties in former mining areas.
Chancel repair search
Can take between 1 to 2 days and checks if the property is liable for repairs to a nearby church.
High speed rail search
The high speed rail search can take between 1 to 10 days and can identify the proximity to current or proposed high speed rail developments, like the infamous HS2 (will we get it, won't we get it, who knows!) Results are automated.
After the searches have been done, there will be a delay of 3 to 6 weeks between the conveyancer getting the results back and being able to make a report, which will allow the sale to progress towards exchange. This means you may have to wait several weeks (or longer) until you hear back about the results of the searches.
Exchange of contracts (4-6 weeks)
Once the searches are done, the solicitor reviews the results, resolves any issues, and prepares the paperwork. Delays at this stage are often caused by:
Problems found in the searches, like missing planning permissions or restrictive covenants.
Slow communication between solicitors, buyers and sellers.
Mortgage approvals, which add extra layers of checks and paperwork.
At exchange, the sale becomes legally binding, and a completion date is set.
Completion (same day to 4 weeks)
Completion is when the property officially changes hands. On this day:
The buyer transfers the funds to the seller.
Keys are handed over.
The buyer’s solicitor registers the property with the Land Registry.
While completion can happen on the same day as the exchange, most transactions involve a delay of a few days to four weeks to allow for final preparations like removals, mortgage arrangements or coordinating with a property chain.
The challenges of selling on Rightmove & Zoopla
Selling on the open market often means dealing with:
Extended selling times
The current time to sell a property on the open market sits at 185 days, from when it’s first marketed to completion. Chains collapse, or searches and mortgage approvals can further drag the process on.
Complex paperwork:
Sorting out legal documents, like fixing title issues or dealing with unclear boundaries, can take time. Back and forth communication between solicitors and all parties can add a week or more to the process, depending on how complicated things are.
If your buyer needs a mortgage, then the approval process isn’t any quicker either. Lenders usually need to do valuation checks, verify your income, and work through piles of paperwork. If anything goes wrong – like needing more documentation or waiting for a survey – it can easily add a few extra weeks.
Unpredictability:
Issues like disputes over boundaries or restrictive covenants can arise at any stage, throwing the timeline off track.
These delays can pile up, adding anywhere from 4 to 15 weeks to the process. The good news? You can speed things up by staying on top of communications, hiring a proactive solicitor, and if possible, skipping the mortgage process entirely & speeding up conveyancing by using The Property Buying Company…
How selling to The Property Buying Company can help
If you’re looking to skip the delays and get things moving faster, selling to The Property Buying Company could be the perfect solution:
The Property Buying Company is proud to have been featured on leading publications like the BBC, NASDAQ, The Telegraph and MSN:
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How much faster are we?
Our speed sets us apart from most estate agents, thanks to our team’s dedication and persistence in meeting tight deadlines. By acting swiftly, we make sure a smooth and efficient process, pushing transactions through without unnecessary delays.
| Stage | Open market | The Property Buying Company |
|---|---|---|
| Searches | 3 to 6 weeks | 1 to 2 weeks (if required) |
| Exchange to completion | 4 to 6 weeks | 1 - 2 weeks |
| Total time | 8 to 12 weeks (or longer) | As little as 7 days |
With us, you could have cash in your bank in as little as 7 days, giving you the flexibility and certainty you simply won’t find on the open market. Especially, with the average UK selling time currently sitting at 185 days – and our average being 114 days.
Take control of your move
Selling on the open market can feel like an endless waiting game, full of delays and uncertainty. But, it doesn’t have to be that way. With The Property Buying Company, you can skip the stress, cut down the timeline, and get on with your life.
Ready to sell your house the easy way? Fill out our online form or give us a call for a free, no-obligation cash offer today. You could have the money in your account by this time next week – no hassle, no delays, just a simple, straightforward sale.
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