At Boydens, we understand that the journey from accepting an offer to moving day can feel like a whirlwind of paperwork, phone calls, and waiting. Whether you’re buying your first home or selling to make your next move, this step-by-step guide breaks it all down, simple, visual, and stress-free.

🧭 THE BUYER’S JOURNEY

✅ Step 1: Offer Accepted — What Now?

Great news, your offer’s been accepted! Now it’s time to get the legal and financial wheels in motion.

🖊️ Step 2: Instruct Your Solicitor

Choose a solicitor or conveyancer and get them started. You’ll need to:

• Provide photo ID
• Prove your funds (or deposit source)
• Fill out their instruction forms

💸 Step 3: Submit Your Mortgage Application

If you haven’t already, now’s the time to go all-in on your mortgage application. Your lender may also require:

• Payslips or proof of income
• Bank statements
• ID and address verification

🏡 Step 4: Book a Survey

Pick a survey type depending on the property:

• Valuation – basic check for mortgage purposes
• Homebuyer’s Report – more detailed, ideal for most homes
• Full Building Survey – for older or unusual properties

📄 Step 5: Draft Contract Arrives

The seller’s solicitor sends a draft contract pack to your solicitor. This includes:

• Property information forms
• Title documents
• Fixtures and fittings list

🔍 Step 6: Property Searches Begin

Your solicitor orders:

• Local authority search (can take 4+ weeks)
• Water and drainage
• Environmental checks

These uncover any red flags like planning issues, flood risks, or rights of way.

❓ Step 7: Ask Questions (Enquiries)

Your solicitor reviews everything and raises enquiries, think of these as follow-up questions:

• Is the boiler serviced?
• Are alterations approved?
• Who owns that boundary fence?

📬 Step 8: Mortgage Offer Lands

Your formal mortgage offer is issued. Check it carefully, and keep a copy for your records.

🔁 Step 9: Final Documents Sent

Once all enquiries are answered:

• You’ll receive the contract, TR1 transfer form, and final report
• Read, sign, and return the contract and TR1 to your solicitor

📅 Step 10: Completion Date Agreed

Once the chain is ready, a completion date is set and the deposit is requested (usually 10% of the purchase price).

🤝 Step 11: Exchange of Contracts

Contracts are legally exchanged, this is the point of no return. The exchange happens in sequence through the chain, from bottom to top.

📦 Step 12: Prepare for Completion

Book your removals. Get buildings insurance lined up from exchange day (not completion). Final funds are prepared.

🏠 THE SELLER’S JOURNEY

🖊️ Step 1: Instruct Your Solicitor

Choose your solicitor and return all instruction forms quickly, this gets the process moving.

📦 Step 2: Prep the Contract Pack

Your solicitor gathers:

• Title deeds
• EPC (Energy Performance Certificate)
• Fixtures and fittings form
• Property info form (TA6)

🏢 Step 3: Leasehold? Order the Management Pack

If the property is leasehold, pay for and request the leasehold management pack ASAP, it often takes time.

🔄 Step 4: Answer Enquiries

Work with your solicitor to respond to the buyer’s questions. If needed:

• Locate certificates
• Refer leasehold questions to the managing agent

✍️ Step 5: Review & Sign the Contract

Agree the completion date, sign the contract, and get ready for the next phase.

🤝 Step 6: Exchange of Contracts

Once everything is aligned, the buyer’s deposit is received and contracts are exchanged. The sale is now legally binding.

📦 Step 7: Prepare for Completion

Book removals, notify utility suppliers, and make sure any outstanding mortgage is ready to be paid off.

🗝️ COMPLETION DAY: The Big Moment

👩‍💼 Buyer:

• Your solicitor transfers the balance of funds to the seller’s solicitor
• Once confirmed, the keys are released
• Time to move in!

👨‍💼 Seller:

• Solicitor confirms funds are received
• Let the agent know to hand over keys
• Move out, clean up, and settle any mortgage balance
• Receive the sale proceeds (minus solicitor fees and costs)

📬 POST-COMPLETION WRAP-UP

🏡 Buyer:

• Solicitor pays Stamp Duty to HMRC
• Registers the property with the Land Registry
• You notify utility companies and update your address

🧾 Seller:

• Check all final bills are settled
• Redirect post and inform your bank, employer, and service providers

🕒 TIMELINE AT A GLANCE

🏁 Final Word from Boydens

The process might seem lengthy, but with a good solicitor, an organised buyer/seller, and a proactive estate agent (👋 that’s us), it can be smooth sailing.

At Boydens, we’re here to guide you every step of the way, chase where needed, and take the stress out of your move.

📞 Ready to take the next step?

Whether you’re buying or selling in Essex or Suffolk, contact your local Boydens branch today, and let’s make moving happen.