Pre-Exchange Checklist

Tip: Searches can take 2–8 weeks depending on the local authority. Chase your solicitor regularly for updates.

• —Local authority search — planning history, road schemes, conservation areas
• —Environmental search — contamination, flood risk, ground stability
• —Water and drainage search — public sewer locations, water supply
• —Chancel repair liability search

Tip: Check for restrictive covenants, rights of way, or easements that could affect how you use the property.

• —Disputes with neighbours
• —Boundary disagreements
• —Insurance claims history
• —Alterations and whether building regulations were obtained
• —Guarantees and warranties (damp-proofing, roofing, windows, etc.)

Tip: This lists what the seller is including, removing, or offering for sale. Check it matches what you expect from the viewing.

Tip: Doubling ground rent clauses can make a property unmortgageable. Ensure your solicitor flags any problematic terms.

• —Remaining lease length (below 80 years is a concern)
• —Ground rent amount and escalation clauses
• —Service charges — current and projected
• —Management company details and any known issues
• —Permission requirements for alterations or subletting

Tip: Now is the time to ask every question. Once contracts are exchanged, you are legally committed.

Tip: Ask your solicitor to explain anything unclear — especially completion dates, penalties for late completion, and any special conditions.

Tip: A Viven Buyer Report includes nearby planning applications. A large development next door could affect your property's value and your enjoyment of it.

Tip: Most mortgage offers are valid for 3–6 months. If yours is close to expiring, contact your lender or broker immediately.

• —Interest rate and type (fixed, variable, tracker)
• —Monthly payment amount
• —Mortgage term length
• —Early repayment charges
• —Any special conditions that must be met before drawdown

Tip: Your solicitor will need the deposit in their account before exchange. Allow time for bank transfers — same-day (CHAPS) transfers may incur a fee.

Tip: Email interception fraud is common in property transactions. NEVER rely solely on emailed bank details. Call your solicitor on a known number to confirm.

Tip: First-time buyers pay 0% on the first £300,000 (on properties up to £500,000). Use HMRC's Stamp Duty calculator for an exact figure.

• —Your solicitor will handle the Stamp Duty return
• —Payment is due within 14 days of completion
• —Check if any reliefs or exemptions apply to you

Tip: You become legally responsible for the property from exchange, not completion. Most mortgage lenders require buildings insurance as a condition of the loan.

• —Removals or van hire
• —Lock changes
• —Any immediate repairs or decorating
• —New furniture or appliances
• —Connection fees (broadband, etc.)

Tip: Check the property is still in the condition you agreed to buy it in. Report any issues to your solicitor before exchanging.

• —All agreed fixtures and fittings are still present
• —No new damage or deterioration
• —Any agreed repairs have been completed
• —The property has not been altered since your last visit

Tip: Fridays are the most popular but riskiest day — if something goes wrong there is no next working day to fix it. Mid-week completions are safer.

Tip: Your solicitor should confirm that all parties in the chain are ready. One delay can hold everyone up.

Tip: End-of-month dates and Fridays are busiest. Booking 4–6 weeks ahead gives you the best choice of companies and prices.

Tip: Most assured shorthold tenancies require one month's written notice. Check your tenancy agreement for the exact terms.

Tip: Royal Mail redirection can be arranged in advance to start on your moving date.

• —Important documents (ID, mortgage paperwork, insurance)
• —Keys from the estate agent
• —Cleaning supplies for the new property
• —Basic toolkit for reassembling furniture