Skip to content

Clear Advice Feels Better

After Completion

Request a Callback Vincents Solicitors
DD slash MM slash YYYY

Please press submit to tell us that you’re happy for us to contact you. We will only use the information you give us to contact you.
Home > Conveyancing Advice > After Completion
Residential Conveyancing

After Completion Moving Checklist

After you have completed your house sale or purchase there are still a few things that you need to do, here is a little checklist to help you.

Take Meter Readings

You will need to take meter readings when you move out and notify various people and organisations of your move.

What do we do after completion?

Immediately after we have completed your purchase we will submit the completed SDLT Land Transaction Return to the Inland Revenue and pay any stamp duty payable.

We will apply to register you as new owner of the property at the Land Registry as soon as possible after completion. Unfortunately due to back logs at the Land Registry and depending on the type of transaction it can take up to two years for the Land Registry to deal with our registration and, as a result of their timescales, we might not get any requisitions from them for several months after completion. If we do get any queries we will do our best to contact them but may have to contact you if we are unable to deal with them ourselves.

Delays by the Land Registry in dealing with the registration may cause problems if you wish to sell or remortgage the property before it is registered in your name. If this happens, we may be able to expedite our application with the Land Registry but this will still take time and may cause delays in your sale or remortgage. This is beyond our control.

Should I Keep any documents?

Whilst dealing with your purchase we would have sent various documents to you during the course of the transaction. You should store all these documents in a safe place in case they are needed in the future when you come to sell the property. It is not always possible to obtain duplicates.

Delayed Completion

When we exchange contracts on your behalf, the contract document will say by what time on the day of completion, the seller has to have removed all their furniture and belongings from the property (ie give vacant possession). Also the buyer’s solicitor has to pay the purchase money to the seller’s solicitor by that time time. The standard time is 2pm but this is quite often varied.

What should happen on the day of completion is that the buyer’s solicitor sends the money over to the seller’s solicitor to complete the purchase. However, sometimes it is not possible for the seller to get all their belongings out of the property before the contract time or the buyer isn’t able to get the money over before the contract time, as the solicitor is waiting for money on a related sale, or there is a problem with the banking system.

Identifying who is at fault

In general, the contract conditions say that the party most at fault will have to pay the other party interest on the balance of the purchase money at the rate set out in the contract on a daily basis until completion actually takes place. For example if completion was due to take place on Friday but did not happen until Monday being the next working day, then interest would be payable for three days, plus possible the cost of hotel accommodation over the weekend, storage of goods etc.

Applying the contract conditions to each situation may not be straightforward as often the precise facts of each situation are different. Some sellers might demand interest or other losses paid to them on the date of the delayed completion before they will agree to complete. Others may be prepared to deal with this after completion. You may need to obtain independent legal advice on whether interest or other costs can be claimed if there is a delay. We may be able to advise you, but we may have to charge you additional fees for this advice, and for any additional work involved in dealing with the delayed completion. If the other party won’t pay your losses then you would have to sue them in court and may have to instruct a litigation solicitor to deal with this for you.

Notice to complete

If completion doesn’t happen on the agreed date for some reason, this does not bring the contract to an end, the contract could run on for days or months until the parties agree to complete the transaction.

If either party was not happy with this and wanted to force the other party to complete they would have to appoint a litigation solicitor to apply to the Courts for a court order forcing the other party to complete the transaction. However, this process could take several months.

As an alternative, where either party is not happy with the contract running on and wants to bring matters to a close, they could serve a notice to complete on the other party. This notice does not actually make the other party complete, it just makes time of the essence which means that if the other party doesn’t complete the matter by 10 working days after the service of the notice, then either party can then rescind the contract and claim damages from the other for breach of contract.

However, this action should not be taken lightly. For example if the seller serves notice to complete on a buyer but at the end of the notice period the seller can’t complete for some reason but the buyer can complete, then the buyer could rescind the contract and claim damages from the seller.

If the situation arises where a notice to complete is required either to be served by you or served on you, then additional fees may be charged.

What can be removed from the property?

There are sometimes disputes after completion about what was agreed to be included and what the seller could remove.

A TA10 or fixtures fittings and contents list normally sets out what is to be left and what is to be removed and you should check this carefully before you exchange contracts.

In general terms the seller has to give the buyer everything that was attached to the property at the time of exchange of contracts. This would include plants and fences in the garden, and anything in the property that is regarded in law as a fixture. This usually means things physically attached to the wall, floor or structure of the property or its grounds that cannot be removed without causing damage.

Freestanding cookers, fridges and furniture are chattels in law and are not automatically included in the sale to the buyer as part of the property. You must tell y our solicitor if you have agreed to buy anything fixtures from the seller so that a clause can be added to the contract.

Our fees for dealing with the conveyancing of your property does not cover dealing with any disputes over fixtures and fittings after completion, and you would either have to resolve such issues directly with the seller or instruct a litigation solicitor, or make a claim against the seller through the course.

What if my home is a Leasehold Property?

If your property is leasehold we will give formal notice of change of ownership to the Landlord and the Management Company (if any) for which it is usual to pay a registration fee.

You may also be required to become a member/director of the management company, but you would have been advised of this in your title report.

If your property is leasehold or is a freehold property with service charges, it is very important that you make a note to pay the annual rent/service charges when they are due each year. We will have told you when it is due but will not remind you to pay it.

You also cannot rely on your landlord reminding you to pay either. They will send out an invoice but not reminders. If you do not pay you could be charged interest for late payments, and there is a chance the Landlord could try to forfeit your lease, and if this happened you could lose your property. You would need to instruct a litigation solicitor to deal with this should it happen, so it is better to make sure all charges are paid on time.

Meet our team of experts

Residential Conveyancing

June Caunce

Call today 01772 34 88 96 Email junecaunce@vslaw.co.uk

June Caunce is Head of Residential Conveyancing and is part of the Senior Management team at Vincents. She also runs Vincents Chorley office.

Read June’s full biography here.

Residential Conveyancing

Jemma Lloyd

Call today 01772 348 981 Email jemmalloyd@vslaw.co.uk

Jemma is Head of Vincents Solicitors Penwortham branch and has been handling residential conveyancing transactions for 20 years. She qualified as a Chartered Legal Executive Fellow in 2009.

Read Jemma’s full bio here.

Residential Property

Luke Robinson

Call today 01772 34 89 45 Email lukerobinson@vslaw.co.uk

Luke Robinson heads up a team of residential conveyancing experts in Lytham. Luke strives to provide his local expertise to residential clients and to complement the services already being offered by the Commercial team.

Read Luke’s full bio here.

Residential Property

Nicole Chrisham

Call today 01772 34 89 15 Email nicolechrisham@vslaw.co.uk

Nicole is a Conveyancing Solicitor at Vincents in Lytham.

Read Nicole’s full bio here

Residential Property

Gail Whitehead

Call today 01772 34 88 95 Email gailwhitehead@vslaw.co.uk

Gail Whitehead is a Chartered Legal Executive at Vincents Solicitors Chorley office.

Read Gail’s full Bio here

Residential Property

Tom Kelsall

Call today 01772 26 99 33 Email tomkelsall@vslaw.co.uk

Tom Kelsall is a Conveyancing Executive working at Vincents Solicitors in Chorley. Tom has been working in Conveyancing for approximately 20 years.

Read Tom’s full bio here.

Residential Property

Amanda Littler

Call today 01772 34 89 01 Email amandalittler@vslaw.co.uk

Amanda Littler is a Licensed Conveyancer at Vincents Solicitors Chorley office.  Working within a large residential property team, Amanda strives to provide excellent service for each of her clients.

Read Amanda’s full bio here.

Residential Property

Kerry Rankine

Call today 01772 348897 Email kerryrankine@vslaw.co.uk

Kerry is a Conveyancing Assistant in Vincents Solicitors Chorley team. Kerry deals with large volumes of Conveyancing transactions whist maintaining excellent levels of client service.

Read Kerry’s full bio here.

Residential Property

Jack Andreae

Call today 01772 34 89 38 Email jackandeae@vslaw.co.uk

Jack is a Conveyancing Executive at Vincents Penwortham office.  Jack has built a reputation for providing excellent client service.

 

Read Jack’s full bio here

Residential Conveyancing

Callum Dudley

Call today 01772 280323 Email callumdudley@vslaw.co.uk

Callum Dudley is a specialist Residential Conveyancer based at our Mary E Lowe at Vincents office in Lytham. Callum has 15 years of experience.

Read Callum’s full biography here.

Residential Property

Sarah Green

Call today 01772 280323 Email sarahgreen@vslaw.co.uk

Sarah works in the Residential Conveyancing team as a Conveyancing Assistant at our Park Street, Lytham office.

Sarah has almost 10 years of experience working in conveyancing.

Read Sarah’s full bio here.

Residential Conveyancing

Samantha Keeley

Call today 01772 280332 Email samanthakeeley@vslaw.co.uk

Samantha Keeley is a Residential Conveyancing Solicitor based at Vincents Solicitors in Poulton.  Samantha Specialises in residential property sales and purchases.

Read Samantha’s full bio here.

Residential Conveyancing

Kieran McGahey

Call today 01772 269930 Email kieranmcgahey@vslaw.co.uk

Kieran McGahey is a Trainee Solicitor.  Kieran joined Vincents in July 2022 as a Conveyancing Assistant.

Read Kieran’s full bio here.

Residential Conveyancing

Elliot Turner

Call today 01772 26 99 39 Email elliotturner@vslaw.co.uk

Elliot Turner is a Conveyancing Assistant at Vincents office in Lytham. He has almost 10 years of experience working in Residential Conveyancing with Luke Robinson.

Read Elliot’s full biography here.

Conveyancing Department

Jennifer Jenkins

Call today 01772 555 176 Email jenniferjenkins@vslaw.co.uk

Jennifer Jenkins is a Junior Conveyancer based at Vincents Penwortham office.

Jennifer has spent many years in the Property industry, dealing with sale and purchase transactions.

Read More

June Caunce, Vincents Solicitors
Residential Conveyancing June Caunce
Jemma Lloyd, Vincents Solicitors
Residential Conveyancing Jemma Lloyd
Luke Robinson, Vincents Solicitors
Residential Property Luke Robinson
Nicole Chrisham, Vincents Solicitors
Residential Property Nicole Chrisham
Gail Whitehead, Vincents Solicitors
Residential Property Gail Whitehead
Tom Kelsall, Vincents Solicitors
Residential Property Tom Kelsall
Amanda Littler, Vincents Solicitors
Residential Property Amanda Littler
Kerry Rankine, Vincents Solicitors
Residential Property Kerry Rankine
Jack Andreae, Vincents Solicitors
Residential Property Jack Andreae
Callum Dudley, Vincents Solicitors
Residential Conveyancing Callum Dudley
Sarah Green, Vincents Solicitors
Residential Property Sarah Green
Samantha Keeley, Vincents Solicitors
Residential Conveyancing Samantha Keeley
Residential Conveyancing Kieran McGahey
Elliot Turner, Vincents Solicitors
Residential Conveyancing Elliot Turner
Jennifer Jenkins, Vincents Solicitors
Conveyancing Department Jennifer Jenkins
Clear Advice Feels Better

Frequently asked questions

A right to buy purchase is when you are exercising the right to buy your existing rented property from the Housing Association or local authority you are renting from.
When a property is purchased in more than one name there are two ways to hold the property in trust: Beneficial joint tenants which means the property is jointly owned and on the death of one the property is automatically owned by the survivor Tenants in common which means the property is owned by the parties in whatever shares they decided ie 50-50, 60-40 but when one party dies their share of the property must be dealt with in accordance with their will or the laws of intestacy, there is no automatic ownership by the remaining parties. Sometimes the division of ownership for tenants in common is more complex than merely a percentage split for instance if one person puts a larger deposit into the property than the other. In such a case we would recommend a Declaration of Trust be entered into between the parties. This document can be as simple or complex as necessary to reflect the wishes of the parties buying the property. There are additional fees for the preparation of a Declaration of Trust.
A remortgage is the transferring of your mortgage from one lender to another usually to get a better rate of interest. Once your new mortgage offer has been issued, we would obtain copies of your title, and a repayment figure from your current lender. Provided there are no unusual requirements in your new mortgage offer we would then apply for that mortgage advance, repay the current mortgage and pay any balance to you if appropriate.
Sometimes it is possible to buy a property which is shared ownership which means you buy a percentage share in the property and rent the remaining share from a Housing Association who own the remaining share. The percentage purchased can start at as little as 25% and you have the ability in the purchase to buy additional shares (called staircasing up) in the future should your finances allow. What percentage you could initial purchase would be dependant on the requirements of the seller. If you are buying an existing property which is shared ownership and advertised with an Estate Agent you would need to approach the Housing Association who own the remaining share to get their approval of you as a buyer. What this would entail would depend upon the terms of the initial shared ownership scheme. Some shared ownership houses are built as such because the property is in an area where it is difficult for first time buyers to get on the property ladder and in these cases it is likely that you must have some connection to the area.
When someone dies their property will either need to be sold or transferred. If the property has been left to a named person in a will then a form of Assent is prepared which is a document the Executors of the deceased estate sign to put the property into the name of the beneficiaries.. If the property is to be sold then the sale will be by the Executors who take out the grant of probate of the deceased person. Whilst the property can be advertised and a sale agreed it is important to note that the sale cannot complete until the Grant of Probate has been issued. We work alongside our own Private Client team as well as other firms of solicitors in these matters.
Taking the right advice and doing as much preparation in advance of the auction date is always advised. When you buy or sell a property at auction, unlike in a normal situation, there is no opportunity to ask questions of the sellers as once your bid is accepted and the hammer falls then the agreement to buy and sell is binding and a completion date is set. If you pull out of the purchase at this stage you will forfeit your deposit and be open to further action from the other party for compensation. Ideally you should ask us to check over the auction pack before the auction takes place so that it can be checked whether there are any title problems or other things that need to be drawn to your attention before you make a successful bid. If you require Vincents to check the auction pack and provide a report to you on the legal title then we would ask for a payment of 50% of our normal fee plus vat.  Should your bid be successful then upon completion the other 50% of the fee would be payable.
A transfer of equity is when a property is transferred from one name to another/one name to two/ two names to one. It is a simple process of putting an additional name on the title or removing a name. However if the property has a mortgage on it and this mortgage is not being repaid then you would need first to approach your lender to obtain their approval to the transaction. Once the lender agrees and the matter completes the person being removed from the title would also be released from the obligations under the mortgage.
Once you have instructed us, we will open a new file and issue our client care documentation for you to sign. Your client care pack details many important points relating to your matter, which include the scope of our instructions and estimated legal costs, our service and terms of business, data protection form and anti-money laundering forms. You will also be requested to provide ID and source of funds documentation, if applicable.
You need to speak to a firm who has experts in dealing with whatever particular problem that you have whether that be Divorce, Writing your will, Conveyancing or something more specialist like Medical Negligence Misdiagnosis Claims or Trade Marks and Patents. At Vincents we have specialists across 7 locations who are approachable, knowledgeable and speak in plain english. Try and call us today and find out if we are the right fit for you.

Conveyancing Reviews

Clear Advice Feels Better

Conveyancing Testimonial

Clear Advice Feels Better

Good morning,

I just wanted to send an appreciation email! People are often quick to complain but not as quick to give appraisal.

This is the second time that I have used Vincent’s solicitors and I have yet again been very happy with the service received. Any queries I had were always answered efficiently & I never felt that I asked too many questions (or that they were silly to ask!). Nothing was too much trouble. Joe, also a great point of contact with again great communication and always very helpful.

Thank you so much for making this a stress free process, and I will continue to recommend Vincent’s Solicitors & the team there.

Happy Monday & have a great week!

Kind regards,
Jessica

J Leech, Lytham Lytham Residential Conveyancing Test
Conveyancing Testimonial

Clear Advice Feels Better

Nicole, Sarah, Daisy

A belated thank you from me for all your support , patience and hard work on getting the purchase over the line.

As ever, a first rate service from you all – you are by far the best conveyancing team I have ever experienced and as this was property transaction no 18 for me that gives you some context !

Kind regards

Alison

A Wood, Lytham Lytham Residential Conveyancing
Residential Conveyancing

Clear Advice Feels Better

Following completion on my property sale I just wanted to show my appreciation for Vincents conveyancing services and in particular the support provided by Kerry Rankine.

Kerry was efficient, responsive and proactive throughout the transaction, her efforts made what could have been a stressful process straightforward and stress free, please pass on my personal thanks.

Now that this property has been sold we need to sort out our Wills & LPAs and I would appreciate an introduction to a suitable contact within Vincents, our preference would be to visit the Garstang office.

Regards
Adrian

Adrian P, Chorley Chorley Residential Conveyancing
Conveyancing Review

Highly Recommended

I highly recommend Vincent’s solicitors for their exceptional conveyancing services. June and her team were not only friendly but also displayed extensive knowledge, delivering an excellent service for the selling and purchase of my new property.

C Mould, Chorley Chorley Residential Conveyancing
Conveyancing review

Efficient and Reliable

We have used Vincents now on two occasions and cannot fault them. They are efficient, reliable as always.  And as for solicitors, I will not use anybody else going forward. Amazing service and would recommend them to anybody!

H Green, Chorley Chorley Residential Conveyancing
Conveyancing Testimonial

Extremely Responsive

My wife and I have used Vincent solicitors for conveyancing since 2005 and for every property I’ve bought they have provided a consistently great service.  They are always extremely responsive which helps enormously to speed the transactions along and they have always shown a high level of expertise.  That expertise was especially useful in our most recent house purchase, which saw us move from a city centre property in the South East, to rural Cumbria.  For this purchase June Caunce was our conveyancer and she helped guide us through the intricacies of easements, septic tanks, boundary issues and more!  These are all elements we had not encountered before and so having a local and knowledgeable firm helping us was vital in covering off those elements, ensuring the purchase went smoothly.

A Owens, Chorley Chorley Residential Conveyancing
Conveyancing Testimonial

Dedication and Willingness to help

When a family member passed away, we needed to sell their property. I could not have chosen a better conveyancing solicitor than Vincents Solicitors for this process. It can be a stressful journey, but luckily, I had a cash buyer with no chain, which made it slightly less complicated. However, there were still many intricacies to work through, such as collaborating with my fellow executor in Australia, which Vincents handled with ease. Their team’s dedication and willingness to help with every hurdle made the process as smooth as possible.  Also, them being local to my home in Euxton made meetings and signing documents highly accessible, and I loved supporting a business in my area.  Vincents’ no-nonsense approach and friendly service gave me peace of mind throughout the entire process, and I would wholeheartedly recommend their services to anyone needing conveyancing support.

 

A Brown, Bolton Chorley Residential Conveyancing
Conveyancing Review

5 Star first class service

My partner and I recently used Vincent’s for the selling and purchasing of our new home.

The service from all departments and staff was first class and nothing was too much trouble.

Very knowledgeable and always responded with questions promptly when asked.

We have used Vincent’s many times in the past and we have recommended them to family and friends who have also used them previously with some family members using them at present.

Highly recommended and I would not hesitate to use them again.

Save your time browsing through others and make the call to Vincent’s.

5 star from us.

W Marsden, Sale and Purchase Chorley Residential Conveyancing
Conveyancing Client Review

Great Conveyancing Service

Great Service. Nice Personal touch when speaking to Jemma and Jade, especially when Jemma was asking about our holiday.

Mr R, Penwortham Residential Conveyancing

Stay in the loop

Latest Industry news and insights

Company and Commercial Employment Law Insights Preston
New rules on redundancy and pregnancy
Chorley News Penwortham Poulton Preston residential conveyancing
Immediate Stamp Duty Increase on Second Property Purchases
Family Law High Net Worth Divorce Insights Preston
Mark Mosely, Director, Vincents Solicitors
Family Law High Net Worth Divorce Insights News
Company and Commercial Insights News
Big Mac vs Supermacs
Company and Commercial News Preston
Lidl versus Tesco Trademark Row
Garstang Insights News Private Client
Abigail Cuffe and Oliver Banks, Vincents Solicitors
Insights Lytham Private Client
Patricia Prescott, Vincents Solicitors
Chorley Garstang Insights Lytham Penwortham Poulton Private Client
Lisa Lodge, Director, Private Client Services
Garstang Insights Lytham Private Client
Patricia Prescott, Vincents Solicitors
Commercial Property Company and Commercial Lytham News Preston
Ormskirk Hotel, Vincents Solcitors