Home for the Holidays: Why You Need to Start Now

10th September 2025

All I Want for Christmas… Is the Keys

Want to Be in Your New Home by Christmas? Start Now.

It might feel too early to mention Christmas, but if you’re planning to move before the festive season, the clock is already ticking.

The average conveyancing process in the UK now takes around 16 weeks, roughly four months, from offer accepted to completion. Add in the time it takes to secure a mortgage, arrange surveys, and line up removals, and you can see why September is the cut-off point if you want to be settled by December.

Why the process takes so long

• Mortgage approvals are taking longer as lenders tighten checks.

• Searches and surveys often uncover issues that need to be resolved.

• Chains can stall progress if one link runs into delays.

• Legal work itself involves a lot of back-and-forth between solicitors.

What you should do now

If you’re serious about a pre-Christmas move, the key is to get proactive early; while these steps seem pretty obvious, use this as a checklist or to benchmark progress and keep on track:

Tips for Buyers

1. Get your finances in order early
   Have your mortgage agreement in principle ready, proof of funds for deposits, and ID checks completed before making or accepting an offer.

2. Choose your conveyancer quickly
   Instruct a solicitor or licensed conveyancer as soon as your offer is accepted. Delays in getting them started can stall the whole chain.

3. Be responsive with paperwork
   Complete forms, provide ID, and return signed documents quickly. Every day you delay can hold up the chain.

4. Organise your survey and searches promptly
   Surveys, local authority searches, and other checks can take time. The sooner they’re ordered, the less risk of last-minute delays.

5. Stay in regular contact
   Check in with your solicitor and estate agent weekly. Don’t assume things are moving, sometimes a gentle push speeds everyone up.

6. Plan for completion funds
   Make sure your deposit and mortgage monies will be available and transferred in time for exchange and completion.

Tips for Sellers

1. Instruct a solicitor as soon as you list
   Don’t wait until you find a buyer, having paperwork and title documents ready saves weeks later.

2. Complete property forms early
   The TA6 (Property Information Form) and TA10 (Fittings & Contents Form) are essential. Filling them out right away avoids bottlenecks.

3. Locate key documents
   Warranties, planning consents, building regulations certificates, guarantees (e.g., damp proofing, double glazing), and boiler service records will likely be requested.

4. Be upfront about issues
   If there are restrictions, boundary disputes, or alterations without approval, disclose them early to prevent nasty surprises later.

5. Keep communication open
   Answer your solicitor’s queries quickly and stay in touch with the estate agent to monitor the chain’s progress.

6. Be flexible with dates
   Chains often require compromise on exchange and completion dates, the more flexible you are, the faster things can move.

The bottom line

Christmas moves aren’t impossible but they require planning. Waiting until October or November to get the legal side moving will almost certainly push you into the new year. Acting now gives you the best chance of unwrapping presents under your own tree this December.

Whether you’re buying, selling, or both, don’t underestimate the timelines. Four months can disappear fast. If you want to call your new house home before Christmas, the best time to act is today.

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