Ask anyone who's sold a house in England what they remember most and the answer is almost always the same: the waiting. The English conveyancing system is, by international standards, slow — and while some delay is unavoidable, a surprisingly large chunk comes down to the seller not being ready when the process starts. Here's how to get ahead of the delays and keep your transaction moving.
Get Your Solicitor Instructed Early
Many sellers wait until they have an offer before instructing a solicitor. This adds weeks. Your solicitor needs time to obtain your title deeds from the Land Registry, carry out identity checks, and prepare the contract pack — none of which can start until you've instructed them. The moment you decide to sell — ideally before the property goes on the market — instruct a conveyancing solicitor and let them start preparing. It won't cost more, and it could save several weeks once an offer comes in.
Complete the Protocol Forms Carefully
The TA6 (Property Information Form) and TA10 (Fittings and Contents Form) are standard Law Society forms you must complete and return. The TA6 asks about boundaries and disputes, planning permissions and building regulations approvals, guarantees and warranties, insurance claims, environmental matters (flooding, Japanese knotweed), and rights of way. The TA10 records what stays and what comes with you.
Incomplete or inaccurate TA6s are one of the biggest sources of buyer enquiries — every enquiry adds time. Tips:
- Gather planning permissions, building regulations completion certificates, FENSA certificates and guarantees before you start
- If you're unsure about a boundary, say so rather than guessing
- Don't leave sections blank — if something doesn't apply, say so explicitly
- Disclose any disputes with neighbours, even minor resolved ones; the form asks about past disputes, not just ongoing ones
Sort Out the Title Early
Title issues are a common cause of delay, and many could be resolved earlier if the seller's solicitor reviewed the title before the contract pack went out. Common problems include missing planning permission or building regulations consent for past works; restrictive covenants; flying freeholds (common in terraces); and, for leasehold, an absent or untraceable landlord. Given time, your solicitor can identify these early, arrange indemnity insurance where appropriate, and have solutions ready — rather than scrambling once the buyer's solicitor has flagged them.
Leasehold? Request the Management Pack Early
If you're selling leasehold, your solicitor needs a management information pack from your freeholder or managing agent — service charge accounts, buildings insurance details, planned major works, and management information. These packs can take four to eight weeks to arrive and cost £200–£400 or more. Request it as soon as you decide to sell, not once you have an offer, so it's ready by the time a buyer's solicitor asks.
Make Sure You Have a Valid EPC
You need a valid Energy Performance Certificate before marketing. EPCs last ten years; if yours is still valid, great — if not, commission a new one from a qualified domestic energy assessor (usually arranged within a few days).
Managing the Chain
Most transactions involve a chain — linked sales and purchases that must complete on the same day. To help things along: stay in regular contact with your estate agent (often the best source of intelligence on the chain); respond to your solicitor's requests quickly; be honest about any fixed deadlines; and make sure your own onward purchase is genuinely ready, with your mortgage offer in place, before pushing for exchange. Chains collapse most often because one party in the middle hits a problem — having your own paperwork in order means you won't be the bottleneck.
Vacant Possession: Leave It in the Right Condition
On completion you must leave the property in the state described in the TA10 — fixtures and fittings the buyer agreed to purchase must be there, and items you agreed to remove must be gone. If circumstances change, discuss it with both solicitors before completion, not on the day.
How Bonsai Law Can Help
Our residential team works with sellers from the moment they decide to put their property on the market. We can review your title in advance, help you complete the protocol forms thoroughly, chase the management pack for leasehold sales, and flag anything that needs sorting before it becomes a problem. Getting ahead of the paperwork really does make a difference.
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