The New Build Conveyancing Timeline
Here is the full process mapped out. The total duration depends on whether you are buying a completed property (8–12 weeks) or an off-plan property (12 weeks for legal work plus the build period of 6–24 months).
| Stage | What Happens | Typical Duration | Who Drives It |
|---|---|---|---|
| 1. Choose and instruct a solicitor | Select a conveyancer experienced with new builds; provide ID and funds | 1–3 days | You |
| 2. Pay reservation fee | Reserve your plot; developer takes property off the market | Same day as reservation | You + developer |
| 3. Memorandum of sale issued | Developer's solicitor sends the contract pack to your solicitor | 1–2 weeks after reservation | Developer's solicitor |
| 4. Your solicitor reviews the contract pack | Review of contract, title, management pack, planning, building regs, warranties | 2–4 weeks | Your solicitor |
| 5. Solicitor raises enquiries | Questions sent to developer's solicitor on issues found in the pack | 1–2 weeks to send; 1–4 weeks for replies | Both solicitors |
| 6. Searches ordered and returned | Local authority, environmental, water, drainage, chancel repair searches | 2–6 weeks (varies by council) | Your solicitor |
| 7. Mortgage offer received | Your lender issues the formal mortgage offer after valuation | 2–4 weeks from application | Your mortgage broker/lender |
| 8. Report on title | Your solicitor reports their findings to you and explains what you are buying | 1–2 days after all information received | Your solicitor |
| 9. Sign contract and transfer deed | You sign the documents; your solicitor holds them ready for exchange | 1–3 days | You |
| 10. Exchange of contracts | Contracts become legally binding; you pay the exchange deposit (usually 10%) | Target: 28 days from reservation (developer expectation) | Both solicitors |
| 11. Build period (off-plan only) | Construction continues; you wait for notice of completion | 1–24 months depending on build stage | Developer |
| 12. Notice of completion | Developer gives 10–14 days' notice that the property will be ready | 10–14 days before completion | Developer |
| 13. Pre-completion checks | Final searches, mortgage conditions, funds transfer | 5–10 days | Your solicitor |
| 14. Completion | Money transfers; keys handed over; you own the property | 1 day | Both solicitors + lender |
| 15. Post-completion | Stamp duty paid; title registered at Land Registry; documents filed | 1–6 months | Your solicitor |
Stage 1: Choosing the Right Solicitor
Your choice of solicitor is one of the most important decisions in the buying process. New build conveyancing requires specific expertise that not every high-street solicitor possesses.
What to Look For
| Criteria | Why It Matters | How to Check |
|---|---|---|
| New build experience | New build contracts are fundamentally different from resale contracts; an inexperienced solicitor may miss critical issues | Ask how many new build completions they have handled in the last 12 months |
| On the developer's approved panel | Many developers require your solicitor to be on their approved panel. If they are not, the developer may refuse to deal with them — or you may need a separate panel solicitor | Ask the developer for their panel list before choosing |
| On your lender's panel | Your mortgage lender requires a solicitor on their panel to act on their behalf. Most solicitors are on major lender panels, but check | Ask the solicitor whether they are on your lender's panel |
| Fixed fee or capped costs | Conveyancing fees should be agreed upfront to avoid surprises | Get a full quote including all disbursements before instructing |
| Responsiveness | Developers impose tight exchange deadlines (often 28 days). A slow solicitor can cause you to lose your reservation | Test response times during initial enquiries; check online reviews for speed complaints |
| CQS accreditation | The Law Society's Conveyancing Quality Scheme ensures minimum standards. Most lenders require CQS accreditation | Check the Law Society's CQS directory |
Developer's Solicitor vs. Your Solicitor
Some developers offer to let their solicitor act for you as well, or recommend a specific firm (sometimes with a discount). Be cautious:
- The developer's solicitor drafted the contract to protect the developer. Having them also act for you creates a conflict of interest
- A recommended solicitor may prioritise the developer relationship over your interests
- You are entitled to choose your own solicitor — and it is almost always better to do so
- The exception is if you need a "panel solicitor" for the developer's lender requirements — in which case, choose one who is on both the developer's and your lender's panels
Stage 2: The Reservation
Once you choose your plot and pay the reservation fee, the clock starts. Most developers expect exchange within 28 days — a tight timeline that requires your solicitor to work efficiently. For a detailed guide to reservation fees, see our Reservation Fees and Agreements guide.
Key actions at this stage:
- Instruct your solicitor immediately — ideally before or on the same day as reservation
- Submit your mortgage application if you have not already
- Provide ID documents and source-of-funds evidence to your solicitor promptly
- Read and understand the reservation agreement before signing it
Stages 3–5: The Contract Pack and Enquiries
The developer's solicitor sends a contract pack to your solicitor. This is a substantial bundle of documents that your solicitor must review in detail. For a deep-dive into every clause, see our New Build Contracts Decoded guide.
What the Contract Pack Contains
| Document | What It Is | What Your Solicitor Checks |
|---|---|---|
| Draft contract | The legal agreement you will sign at exchange | Completion date mechanism, longstop date, deposit terms, developer obligations, buyer obligations, penalties |
| Title documents | Proof the developer owns the land and can sell it | Clean title, no undisclosed charges or restrictions, rights of way, easements |
| Transfer deed (TR1) | The document that transfers ownership to you | Restrictive covenants, management company obligations, estate charges |
| Management pack | Details of the management company, service charges, and communal arrangements | Service charge structure, sinking fund, who controls the management company, adoption plans |
| Planning permissions | Evidence the development has full planning permission | Whether the build matches approved plans; any conditions that affect your property |
| Building regulations approval | Confirmation the property meets building standards | Completion certificate (or expected date), compliance with Part L (energy), Part M (access) |
| NHBC / warranty details | The structural warranty provider and coverage terms | Duration (typically 10 years), what is covered, defects period, claims process |
| Lease (flats only) | The lease that defines your rights as a leaseholder | Term (should be 990+ years for new builds), ground rent (peppercorn from June 2022), service charge provisions, alterations rights, sub-letting rights |
| Specification / plans | What you are buying — layout, finishes, fixtures | Whether the specification matches what was shown in the show home or sales brochure |
| CML/UK Finance certificate of title | A certificate your solicitor completes for your mortgage lender | Confirms the property is acceptable security for the mortgage |
Common Enquiries Raised
Your solicitor will almost always raise enquiries (questions) with the developer's solicitor. Common areas include:
- Longstop date: What is the latest date by which the property must be completed? What happens if the developer misses it? Can you rescind the contract and get your deposit back?
- Specification changes: Can the developer change the specification without your consent? What are your remedies if they do?
- Adoption of roads/drainage: Will the estate roads and drainage be adopted by the council/water company? If so, when?
- Restrictive covenants: What restrictions are placed on the property? Can you extend, build a conservatory, or run a business?
- Service charge estimates: What is the estimated first-year service charge, and what does it include?
- NHBC cover note: Has the NHBC (or equivalent) issued a cover note for the property?
- Contaminated land: Has the developer carried out contamination assessments? Were any issues found and remediated?
Stage 6: Searches
Your solicitor orders several searches to check for issues that could affect the property or your ability to use it. These are not optional — your mortgage lender will require them.
| Search | What It Reveals | Cost | Turnaround |
|---|---|---|---|
| Local authority search | Planning applications, building control records, road schemes, conservation areas, tree preservation orders, smoke control zones | £100–£300 | 1–6 weeks (varies hugely by council) |
| Environmental search | Flood risk, contaminated land, landfill sites, radon, subsidence risk | £40–£80 | 1–3 days |
| Water and drainage search | Whether the property is connected to mains water and sewerage; location of public sewers; water pressure | £40–£70 | 1–5 days |
| Chancel repair search | Whether the property is liable for contributions to local church repairs (a historical liability that still applies in some areas) | £15–£30 | Instant |
| Mining search (if applicable) | Whether the property is in an area affected by coal mining, tin mining, or other extraction | £30–£60 | 1–5 days |
| HS2 / Crossrail search (if applicable) | Whether the property is affected by major infrastructure projects | £20–£40 | 1–3 days |
New build search note: For brand-new developments, the local authority search may show the planning permission and building regulations applications for the development itself. Your solicitor checks that the permission covers your specific plot and that no conditions remain unfulfilled that could affect your purchase.
Stage 7: Mortgage Offer
Your mortgage lender arranges a valuation of the property and, if satisfied, issues a formal mortgage offer. New build-specific points:
- Valuation timing: For completed properties, the valuer visits and inspects. For off-plan, the valuation may be a "desktop" assessment based on plans and comparables — with a physical inspection closer to completion
- Down-valuation risk: If the valuer values the property below the purchase price, your lender will only lend based on the lower value. You will need to find additional cash or renegotiate the price with the developer
- Mortgage offer expiry: Offers typically last 3–6 months. For off-plan purchases with long build times, you may need to re-apply for a mortgage closer to completion — rates may have changed
- New build lending criteria: Some lenders have specific criteria for new builds (higher deposit for flats, restrictions on off-plan, developer incentive caps). See our Deposit Guide for details
Stage 8–9: Report on Title and Signing
Once your solicitor has all the information — search results, enquiry replies, mortgage offer, and reviewed documents — they compile a "report on title" for you. This is a summary of everything they have found, including:
- Any issues or risks they have identified
- Restrictions on the property (covenants, easements)
- Management company arrangements and service charge obligations
- Ground rent terms (for leasehold)
- Any conditions you should be aware of before committing
- A recommendation on whether to proceed
Read this report carefully. It is the last point at which you can raise concerns before committing. Once you sign the contract and exchange, you are legally bound to complete — and losing your deposit if you pull out.
You then sign the contract, the transfer deed, the mortgage deed, and any other required documents. Your solicitor holds these ready for exchange.
Stage 10: Exchange of Contracts
Exchange is the moment the purchase becomes legally binding. Here is what happens:
- Your solicitor and the developer's solicitor exchange signed contracts (usually by phone, confirmed in writing)
- Your exchange deposit (typically 10%) is transferred to the developer's solicitor
- A completion date is agreed (for completed properties, usually 2–4 weeks after exchange; for off-plan, on a date to be confirmed when construction is finished)
- From this point, you cannot pull out without losing your deposit and potentially being sued for breach of contract
The 28-Day Exchange Deadline
Most developers expect exchange within 28 days of reservation. This is tight. If your solicitor or mortgage lender is slow, you risk:
- The developer re-releasing your plot to another buyer
- Losing your reservation fee
- Having to start the process again (potentially at a higher price)
To meet the deadline: instruct your solicitor immediately, submit your mortgage application promptly, respond to requests for information the same day, and chase progress proactively.
Stages 12–14: Completion
When the property is ready, the developer serves a "notice to complete" — typically giving you 10–14 days to complete the purchase. Your solicitor then:
- Requests the mortgage funds from your lender (this takes 3–5 working days)
- Conducts final "completion day" searches (a priority search at the Land Registry to protect your purchase)
- Prepares a completion statement showing exactly how much money is needed from you
- Transfers the total funds to the developer's solicitor on completion day
Completion Day: What Happens
| Time | What Happens | Who Does It |
|---|---|---|
| Morning | Your solicitor transfers the completion funds to the developer's solicitor | Your solicitor |
| Late morning / early afternoon | Developer's solicitor confirms receipt of funds | Developer's solicitor |
| Afternoon | Keys are released — you can collect them from the developer's sales office | Developer |
| Same day | Your solicitor notifies the Land Registry of the purchase | Your solicitor |
Practical tip: Do not book your removal van for 8am on completion day. Funds transfer takes time, and delays are common. Keys are rarely available before lunchtime, and sometimes not until late afternoon. Have a contingency plan in case completion is delayed by a day.
Stage 15: Post-Completion
After completion, your solicitor handles several important tasks:
- Stamp duty payment: SDLT must be filed and paid within 14 days of completion. Your solicitor handles this and files the return with HMRC
- Land Registry registration: Your solicitor registers your ownership at the Land Registry. This can take 1–6 months depending on the Registry's backlog. You own the property from completion day — registration is a formality, not a condition of ownership
- Title deeds: Your solicitor sends you (or your lender) the registered title once complete
- Management company registration: For leasehold flats, your solicitor notifies the management company of the change of ownership
Conveyancing Costs: What You Will Pay
| Item | Typical Cost | Notes |
|---|---|---|
| Solicitor's legal fee | £800–£1,800 | Higher for leasehold; varies by firm and location |
| Local authority search | £100–£300 | Varies significantly by council area |
| Environmental search | £40–£80 | |
| Water and drainage search | £40–£70 | |
| Chancel repair search | £15–£30 | |
| Mining search (if applicable) | £30–£60 | Not needed in all areas |
| Land Registry fee | £95–£540 | Based on purchase price; higher for more expensive properties |
| Bank transfer fees | £30–£60 | Per transfer (typically 2–3 transfers needed) |
| ID verification | £5–£20 | Anti-money laundering checks |
| Leasehold supplement (flats) | £150–£400 | Additional work reviewing the lease and management pack |
| New build supplement | £0–£200 | Some solicitors charge extra for new build-specific work |
| Total (freehold house) | £1,150–£2,500 | |
| Total (leasehold flat) | £1,500–£3,200 |
Always get a full, itemised quote before instructing your solicitor. "No completion, no fee" arrangements are common — meaning you do not pay the legal fee if the purchase falls through before exchange. However, you will usually still pay for searches and disbursements already incurred.
Common Problems and How to Avoid Them
| Problem | What Goes Wrong | How to Avoid |
|---|---|---|
| Missing the 28-day exchange deadline | Developer releases your plot; you lose reservation fee | Instruct solicitor before reservation; have mortgage AIP ready; respond to requests instantly |
| Slow local authority search | Delays exchange by weeks | Ask your solicitor to order searches immediately on instruction; some offer "search insurance" as a faster alternative |
| Down-valuation | Lender values property below purchase price; you need more cash or renegotiate | Have contingency funds; ask developer to reduce price rather than offer incentives |
| Unfavourable contract terms not spotted | Locked into penalties, specification changes, or unreasonable obligations | Use a solicitor experienced with new builds who will flag and negotiate issues |
| Developer delays completion | Property not ready when promised; mortgage offer may expire | Ensure contract has a longstop date with rescission rights; keep mortgage broker informed of delays |
| Post-exchange changes | Developer changes specification, layout, or finishes after exchange | Ensure contract limits developer's right to make changes; photograph show home for reference |
Conveyancing Checklist
| ✓ | Action | When |
|---|---|---|
| ☐ | Research and shortlist solicitors with new build experience | Before visiting show homes |
| ☐ | Check solicitor is on the developer's panel and your lender's panel | Before instructing |
| ☐ | Get a full fee quote including all disbursements | Before instructing |
| ☐ | Instruct solicitor and provide ID documents | Same day as reservation |
| ☐ | Submit mortgage application (if not done) | Same week as reservation |
| ☐ | Read the reservation agreement before signing | Before paying reservation fee |
| ☐ | Chase solicitor for search progress and enquiry responses | Weekly after week 1 |
| ☐ | Read the report on title thoroughly | When received |
| ☐ | Ensure deposit funds are accessible for exchange | Before exchange date |
| ☐ | Confirm buildings insurance is in place before completion | Before completion |
| ☐ | Take meter readings and photograph the property on completion day | Completion day |
| ☐ | Confirm stamp duty is filed within 14 days | After completion |