Completion Day – What Really Happens Behind the Scenes?

Moving day has arrived, but instead of unpacking boxes, you’re waiting outside the estate agent’s office. Your conveyancer has confirmed your sale completed, but your purchase is stuck in limbo. Why is this always the case? Here’s a clear, step‑by‑step explanation of what happens on completion day when there is no chain involved and tips to help avoid delays.

1. Conveyancer Arrival & Funds Check

• Conveyancer arrives at their office in the morning.
• They verify the arrival of mortgage funds (requested ahead of time when the completion date had been agreed) and your deposit (typically 10%).

Tip: Request mortgage release the day before—banks can take time to process funds.

2. Client Readiness Confirmation

• Conveyancer contacts you to confirm you’re still proceeding with the purchase.

Tip: Email your conveyancer first thing on completion day confirming your continued instruction.

3. Final Searches

• Priority search (OS1) is ordered from the Land Registry. This checks that no amendments to the title of the property have been completed (or are currently applied for at HM Land Registry) from the point that the sale was agreed. An example of why this search must be performed would be that if it was not, the seller could enter into a mortgage using the property as security on the day of completion.
• Bankruptcy search is performed as required by your lender.

Tip: Ask your conveyancer if they can do the Final Searches the day before completion.

4. Sending Funds to the Seller

• After reviewing the ‘Replies to Requisitions on Title’ (especially regarding seller mortgage obligations, i.e removing their legal charge from the property and client account bank details), your conveyancer initiates payment. This payment usually goes through an internal approval process.

5. Exchange of Contracts (if not done already)

• Contracts may be exchanged on the day of completion:
• The conveyancers call each other, read and compare contracts to ensure that they are identical, and agree on a specific time that contracts were exchanged.
• Once signed and exchanged, both buyer and seller are legally bound to complete on the agreed completion date.
• It is important to note that exchange of contracts can take place anytime (provided that your conveyancer is satisfied with their title investigation) and not just on the completion day.

Tip: Ask your conveyancer to exchange contracts before the day of completion.

6. Completion & Key Release

• Once the seller’s conveyancer confirms receipt of funds, they:
  Inform their client (the seller) to vacate.
  Notify the estate agent to release keys.
  Confirm with your conveyancer that completion is finalized.

7. What Happens Next

• Moving in: You collect your keys and complete the move.
• Land Registry: Ownership is formally registered. An official copy entry of the register will be issued to show you as the new proprietor. The Land Registry are delayed in a lot of their transactions (at the time of writing) and so unless there is a reason you require the property to be registered (if you want to sell or re-mortgage are two that spring to mind) there is little point in chasing them or your conveyancer for a few months, longer if your purchase is only part of a title.
• Utilities: Take meter readings.

Tip: Ensure meter readings are taken the day of completion so there can be no overcharge from the utility provider.

Tips to Avoid Delays

Ensure all funds (mortgage balance + deposit) reach your conveyancer early.

Confirm all signed documents are completed and available.

Stay reachable—both conveyancer and estate agent may need to contact you.

Final Thoughts

Completion day moves quickly once funds are released. The most common delays stem from banking cut‑offs and intricate chains. Staying prepared and responsive ensures a smoother transition—and ultimately, a happier moving day.

(This article is not intended to be comprehensive or to provide specific legal advice. It should not be relied upon in the absence of specific advice given in relation to particular circumstances.)

For further information, please contact: James Dodsworth