What happens on completion day?
On completion day the buyer's conveyancer sends the remaining purchase money to the seller's conveyancer. Once those funds arrive, ownership transfers and the estate agent releases the keys. Afterwards the buyer's conveyancer deals with stamp duty and registers the new ownership with HM Land Registry. Keys are often available around lunchtime, but there is no fixed hour.
Completion day is short on drama and long on waiting for a bank transfer. The order of events is fixed, and knowing it helps you plan the removal van rather than sitting in a car park wondering what is happening.
What is the running order?
Money moves down the chain from the bottom, so if you are in the middle you are waiting for someone below you before your own sale can complete.
What time do you get the keys?
Keys are released once the seller's conveyancer confirms receipt of the funds. Early afternoon is common, but there is no guaranteed time and longer chains complete later in the day.
Contracts often specify a completion deadline, frequently between 1pm and 2pm; missing it can push completion to the next working day.
What happens after you have the keys?
Take meter readings and photographs of them, check the property is as expected and that anything included in the fittings list is present, and report any problem to your conveyancer promptly.
In the background your conveyancer submits the stamp duty return and applies to register you as owner at HM Land Registry.
- Take and photograph gas, electricity and water meter readings.
- Check that agreed fixtures and fittings have been left.
- Notify utilities, the council and your insurer that you have moved in.
- Keep the completion statement with your records.
Step by step
- 1
Funds requested
Your conveyancer draws down the mortgage advance and your balance.
- 2
Money transferred
The purchase money is sent to the seller's conveyancer.
- 3
Completion confirmed
The seller's conveyancer confirms receipt and authorises key release.
- 4
Keys collected
The estate agent releases keys, usually from their office.
- 5
Stamp duty submitted
Your conveyancer files the return and pays any tax due from your funds.
- 6
Registration
Ownership is registered with HM Land Registry, which can take some time.
Key takeaway
Completion follows the money. Plan for keys in the afternoon rather than the morning, and take meter readings the moment you get in.
Frequently asked questions
What time does completion usually happen?
Most completions are confirmed between late morning and mid-afternoon, once bank transfers clear along the chain. Contracts often set a cut-off time, and your conveyancer will tell you what applies to your sale.
What happens if completion is delayed?
Short delays within the day are common and usually resolve themselves. If completion cannot happen at all that day, contractual penalties may apply, so contact your conveyancer immediately rather than the other party.
When do I pay stamp duty?
Stamp duty land tax is payable after completion, within the deadline set by HMRC, and your conveyancer normally handles the return and payment from funds you provide. Stamp duty applies in England; Wales and Scotland have different taxes.
Moving day checklist
MyMoveMate gives you a completion-day checklist covering meter readings, key collection, utility notifications and the small jobs that are easy to forget.
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