Stage One: Preparing for Completion Day

The legal completion date will be agreed at a late stage of the home buying process, but there will usually be plenty of time beforehand for you to make the key arrangements that are needed. Make sure to respond quickly to any final queries or documents sent by your solicitor, as you may receive a completion day timeline and completion statement to review.

Steps you should consider taking include:

⬜Arrange a removals team

Book a removal company well in advance, but after the completion day has been confirmed. Time this for the afternoon of the completion day, as this will usually be when the keys are released to you, at which point you can access the property.

If the purchase is part of a chain, be prepared for timings to shift, and speak to the removal company you have chosen about any contingencies they can offer. You may need to arrange childcare or pet care, as moving day is often lengthy and unpredictable. An informal option (such as a friend or family member) may be best because of the risk of timings changing.

⬜ Check the financial details

Make sure your mortgage offer is final and any conditions (for example, providing proof of insurance) are satisfied.

Confirm with your solicitor and lender when the mortgage funds will be released, since lenders usually require several working days’ notice. Banks often have limits on daily transfers, so you may need to arrange the transfer in advance. Your solicitor will give you instructions on the balance of funds you need to transfer, including the property's purchase price, any Stamp Duty Land Tax (SDLT), and solicitor’s fees, and when to do so.

⬜ Arrange home insurance

You should ideally put buildings insurance in place from the date of exchange, not completion, as risk usually passes to the buyer after the exchange. Contents insurance can begin on completion day, when you move belongings into the property. However, if you purchase buildings and contents insurance together, it is best to have your policy begin from the earlier date.

⬜ Inform utility providers

Contact utility providers to give notice of your move-in date, and notify your broadband and TV licence provider so services can be transferred or set up quickly. Take meter readings for gas, electricity and water,

⬜ Get paperwork together

You will need to update official bodies and services with your new address. Most applications can be done online, but it may be worth checking and seeking the relevant forms for any changes that need to be made on paper. You may need to inform the DVLA, HMRC, your bank, any insurance providers, and some subscription providers. For local services (such as your GP surgery), you can take this opportunity to investigate the best location to transfer to, to make sure you are ready to go on the completion date.

⬜ Make sure everything is packed

Preparations like packing should ideally be done at least a week in advance, with only the basic things you need for day-to-day life to be packed the night before. If you have hired a removal team, check whether their service includes packing on the day - most services do not, and it is best to pack well in advance in case issues arise.

Stage Two: The Morning of Completion Day

Most of the administrative tasks will take place in the morning of completion day, to prepare for the keys to be handed over and for you to begin the process of moving in. The exact timing depends on lots of factors, from the buyer's solicitor to the banking system being used, but the necessary steps to make the sale legally binding will usually unfold as follows:

⬜ Solicitor transfers purchase funds

You should already have transferred the necessary funds to your conveyancing solicitor, who will arrange for the full purchase money to be transferred to the seller’s solicitor using the CHAPS same-day bank system. This money usually comes from a combination of your deposit, any mortgage advance released by your lender, and your own funds.

We will confirm with the lender that conditions for the mortgage drawdown are met, and check that cleared funds are available. This allows us to reconcile accounts and ensure completion cannot be challenged on financial grounds. We approach this aspect carefully to avoid errors and make sure the financial documentation is legally binding.

⬜ Collect keys

Once the seller’s solicitor receives cleared funds, they notify the estate agent to release the keys. Your solicitor will keep you updated on progress, since timing can vary depending on how quickly money moves through the banking system. The estate agent will usually provide the keys to your solicitor, meaning that you will need to collect them.

If there is a chain of multiple transactions, we will liaise with other solicitors to keep completions in sequence and ensure that all completions happen at the right time.

⬜ Solicitor checks vacancy

Your solicitor will make sure that the seller has complied with the contract by vacating the property and leaving any agreed fixtures and fittings. If the property has not been cleared properly or if other problems arise, JMW will advise you on your rights and potential remedies under the contract. Once your solicitor lets you know that the property is vacant, this step will be complete and you will be ready to move in.

Stage Three: Moving Into Your New Home

Moving day does not have to be stressful if you are fully prepared. You cannot guarantee that things will run smoothly, but working with a professional solicitor and an experienced removal company can make things much easier.

⬜ Double-check that you are fully prepared

Verify that everything has been packed and that furniture has been disassembled in the morning of the completion day. Coordinate with your removal company, as it may be possible to have your belongings loaded into the van ahead of time. That means that once you pick up your new keys, you will be ready to go. Take another look at this completion day checklist from the beginning to be certain that the important steps have been followed.

⬜ Take possession and move in

Transfer your possessions into your new home and make sure everything you need for the first few days is accessible and ready to go. You shouldn't feel that you need to unpack everything straight away, but using the momentum of moving to motivate you can help you to get more done and make things easier in the long run. Carefully and correctly labelling the boxes you have packed your things into will also help at this stage.

⬜ Inform your local council

Let your local council know that you have moved, as this will have implications for council tax. If you have not updated your address with the DVLA and any other government agencies, utility providers or services you use, take this opportunity to do so. While this does not have to happen on completion day itself, it is important to make these changes as early as possible to avoid missing any key information or needing to have your post redirected.

⬜ Receive a completion statement

Your solicitor will provide you with the official completion statement, showing every financial movement, for your records.

Stage Four: After Completion

For most buyers, the final step is complete once you have moved into the property. However, the buyer's solicitor will still have a number of key duties to complete, which we have summarised below.

• Stamp Duty Land Tax: JMW calculates the SDLT payable and submits the return to HMRC within 14 days of completion. They then transfer the stamp duty payment on your behalf, using the funds you have already provided.
• Registration with HM Land Registry: Your solicitor applies to HM Land Registry to register you as the new legal owner of the property, and the Land Registry issues an updated title to your solicitor to forward on. If you have a mortgage, the lender’s charge is registered against the property at the same time.
• Lender’s requirements: We will confirm to your mortgage lender that any conditions have been satisfied, and send the registered title and other relevant documents to the lender for safekeeping.

Throughout completion day, your solicitor has a key role in transferring funds, overseeing the legal transfer of the property and verifying the seller's compliance with the contract. They act as the link between you, the seller, the lender, the estate agent, and the Land Registry. As such, it is vital to choose an experienced solicitor to protect you from legal and financial risks.

Download the PDF version of the checklist here.