Whether you're buying your first home or moving up the ladder, completion day marks the end of weeks or months of conveyancing work. It's when all the legal checks, searches and paperwork culminate in you becoming the legal owner. For first-time buyers especially, knowing what to expect helps reduce anxiety on what can be a stressful day.
What is completion day?
Completion is when ownership of a property formally transfers from seller to buyer. This differs from exchange of contracts, which is the earlier milestone where both parties become legally bound to the transaction.
When contracts are exchanged, both parties are legally obliged to continue with penalties applied if either drops out. Completion is the formal acknowledgement that all contractual agreements have been met and all money has been transferred.
The completion date is agreed as part of the contract exchange and is the last step of the conveyancing process. Exchange and completion can happen on the same day but this is risky and stressful, particularly in a chain. Most people leave a gap between the two to allow proper preparation.
What happens before completion day?
Your conveyancer makes final checks in the days leading up to completion to ensure everything is ready.
They will:
- Communicate with all other conveyancers in the chain
- Verify mortgage lender conditions are met if you're buying with a mortgage
- Confirm buildings insurance is in place
- Arrange a redemption statement showing the outstanding mortgage amount if you're selling
- Prepare completion statements showing all payments to be made and received
- Finalise invoices for payment once the transaction completes
If you're in a chain, your conveyancer coordinates with solicitors earlier and later in the sequence to ensure funds flow smoothly from one transaction to the next.
Completion day timeline: what happens and when
Most completions aim for midday to early afternoon, though the exact time depends on your position in the chain and how quickly funds move through.
Morning: Final checks (9am-11am)
Your conveyancing solicitor makes last-minute verifications that everything is in place. If you're buying with a mortgage, they coordinate with your lender to confirm the loan is ready to transfer.
Midday: Money transfers (11am-2pm)
If you're buying: Your solicitor transfers the purchase money to the seller's solicitor. This includes your deposit, mortgage funds and any additional money needed to complete.
If you're selling: Your solicitor receives funds from the buyer's solicitor. If you have an outstanding mortgage, they transfer the redemption amount to your lender from the money received.
Transfers happen electronically but take time to clear, particularly if you're in a chain where multiple transactions must complete in sequence.
Afternoon: Confirmation and keys (2pm-5pm)
Once all transfers are confirmed, your solicitor notifies you that completion is successful.
If you're buying: Your solicitor confirms the seller's solicitor has released the keys. You can collect them from the estate agent or agreed location and move in.
If you're selling: Your solicitor advises the estate agent to release the keys to the buyer. Any remaining funds after paying off your mortgage and solicitor fees are transferred to your bank account.
What happens on completion day: for buyers
1. Final checks
Your solicitor verifies all conditions are met and coordinates with your mortgage lender.
2. Funds transfer
Your solicitor sends the purchase money to the seller's solicitor. This includes your mortgage funds and any deposit or additional money you're contributing.
3. Confirmation received
Once the seller's solicitor confirms receipt, your solicitor notifies you that completion is successful.
4. Collect the keys
You can collect the keys from the estate agent or wherever they've been held. The property is now legally yours.
5. Move in
You can now move your belongings into the property. If you're a first-time buyer, check our first-time buyer checklist for completion day essentials.
6. Registration
Your solicitor updates HM Land Registry with your ownership details within two weeks of completion. This is a legal requirement.
What happens on completion day: for sellers
1. Final preparation
Make sure the property is empty, clean and all keys (including spares) are ready to hand over.
2. Funds received
Your solicitor receives the purchase money from the buyer's solicitor.
3. Mortgage settlement
If you have an outstanding mortgage, your solicitor transfers the redemption amount to your lender.
4. Keys released
Your solicitor authorises the estate agent to release the keys to the buyer.
5. Final payment
After paying off the mortgage and solicitor fees, any remaining money is transferred to your bank account. This usually arrives within a few days.
How long does completion take?
Completion typically happens between 11am and 3pm, though this varies based on several factors:
Your position in the chain: If you're towards the end of a long chain, completion takes longer as funds must pass through multiple transactions before reaching you. Each link needs confirmation before the next can proceed.
Time of week: Most completions happen on Fridays so buyers can move over the weekend. However, Friday completions carry higher risk of Friday afternoon fraud and any problems won't be resolved until Monday.
Bank transfer times: Electronic transfers are quick but require verification at each stage. Multiple transactions in sequence take time to clear.
Your conveyancing solicitor should give you an expected completion window so you know when to anticipate confirmation. Stay in close contact throughout the day so they can update you on progress or any issues.
Learn more about conveyancing timings.
What if completion doesn't happen on schedule?
Despite everyone's efforts, completion sometimes moves beyond the planned day. This is more common with long chains where delays early in the sequence affect everyone else.
If completion doesn't happen on the scheduled day, the process continues the next working day from where it stopped.
Financial penalties may apply if the delay is caused by a specific party's failure to complete. These cover inconvenience and extra costs like hotel accommodation, temporary storage, additional travel and pet boarding.
If you caused the delay, you're liable for these penalties across all affected transactions in the chain.
Breaking the chain
If you're worried about completion timing, consider breaking the chain by scheduling your sale and purchase on different days. This removes dependency on other transactions but requires temporary accommodation and storage for your belongings.
Preparing for completion day
Planning ahead reduces stress and ensures nothing is forgotten on the day.
Communication plan
Agree with your solicitor how you'll communicate and when to expect updates. Your landline and broadband may be disconnected during the move, so use a fully charged mobile phone. Keep the sound on and respond quickly to any calls or messages.
Confirm funds and paperwork
Check all your paperwork is complete and with the right people. If you're buying with a mortgage, confirm with your lender that funds are ready to transfer.
Utilities
Contact gas, electricity, water and broadband providers to notify them of your move date. Take final meter readings and keep them safe for billing purposes.
Mail forwarding
Set up a Royal Mail redirection service so any mail sent to your old address reaches you at the new one. There's a small charge but it ensures nothing important gets missed.
Pack an essentials box
Pack tea, coffee, milk, biscuits, cups and spoons in an accessible box for when you arrive at the new property. More importantly, keep all important documents, identity items, wallets, cards and phones with you throughout the day.
New build completion
New build completion works differently because you're not moving into an existing property. Instead of setting a completion date, your solicitor agrees a 'long-stop date' with the builder - the point when the property should be ready.
If the builder hasn't finished by the long-stop date, you can cancel the contract without penalty. This protects you if construction delays occur and gives the builder incentive to complete on time.
Getting help with completion
Completion day can be stressful but your conveyancing solicitor manages the legal and financial aspects to make the process as smooth as possible.
If you're considering buying or selling property, our conveyancing team can guide you through every stage from initial offer to completion. Call us on or get a quick conveyancing quote online.
Frequently asked questions about completion day
What time do you get the keys on completion day?
There's no fixed time, but most buyers receive their keys between 1pm and 3pm. Everything depends on funds moving through the chain in sequence, so delays earlier in the chain push everything back. Plan your removal lorry for the afternoon rather than the morning to avoid waiting around.
Do I need to be present on completion day?
No. Your solicitor handles everything on your behalf. You do need to be reachable by phone throughout the day in case they need to confirm anything quickly, so keep your phone charged and the sound on. Once completion is confirmed, you collect the keys from the estate agent.
Who do I collect the keys from on completion day?
In most cases, the estate agent. The seller leaves the keys with them before vacating, and the agent releases them once your solicitor confirms funds have been received. Confirm the collection arrangements with your solicitor and estate agent a day or two beforehand so there are no surprises.
What if the seller hasn't moved out by completion?
The seller is legally required to vacate by the completion time in the contract, typically midday or 1pm. If they haven't left, you may be entitled to compensation for any costs incurred. In practice this is rare, but if you have concerns beforehand raise them with your solicitor so expectations can be set formally.
Can the completion date be changed at the last minute?
Only if both parties agree. Once contracts are exchanged the date is legally binding, so any change requires a formal amendment and the cooperation of everyone in the chain. Last-minute changes can also trigger financial penalties. If you need to move your date, raise it with your solicitor as early as possible.