You’re preparing to sell a property, so of course you’ve read the estate agents’ blogs and I’m sure you’ve re-painted the front door and bought new pots to increase curb appeal, decluttered your home, shampooed your carpets and switched up your ‘cushion scaping’.

This is not one of those blogs…

This is a blog to challenge you to ask yourself, as potential sellers of a property: what have you done to prepare for the sale that makes a real impact – not on a buyer, but on the sale?

The process to sell a property isn’t what it used to be

Things have changed in the ‘property transaction’ business. It wasn’t long ago that we could expect to sell a property with a 28 day exchange of contracts as a matter of course, but in recent years things have changed. According to Rightmove, the average time between a sale being agreed and the transaction completing in England reached 21 weeks (150 days) in 2022 due to an industry backlog, and that seems to never have fully resolved since.

February 2025 data from TwentyEA suggests that the average transaction time currently stands at 116 days. An improvement on 2022, yes; but nevertheless that is still around 4 months!

It is something that has people baffled, even in the industry including experts within the legal industry.

But realistically, so much of the transaction process is slowed down simply by missing information and paperwork delays. Many of these hold-ups could be mitigated with a little preparation before listing your property.

The better prepared a property seller is at the point of the sale being agreed, the faster their buyer’s mortgage application and solicitor’s checks can be completed. This really helps to avoid frustrating delays that can lead to sales falling through.

As mortgage advisors, we see transactions stall all too often due to missing or overlooked information.

Here’s what you can do to help your buyer’s mortgage process

Which in turn, helps you achieve the quick and hassle-free sale you want…

1. Gather your property documents early

Before you even receive an offer, make sure you have the necessary documents ready to hand over to your solicitor. The sooner your solicitor has them, the fewer delays will occur later. Key documents include:

• Title deeds (usually held digitally by your solicitor or mortgage lender, if applicable – but take steps to identify where they can be found)
• Energy Performance Certificate (EPC) – almost 100% of the time this is a legal requirement for marketing, let alone sale
• Building regulations certificates (for any extensions, loft conversions, or structural alterations)
• FENSA certificates (for replacement windows or doors)
• Gas and electrical safety certificates – not a legal requirement for a sale, but so often requested, does it not make sense to just get them done?
• Planning permissions and warranties for any works done on the property, including solar panels
• Boiler service history – again, not a legal requirement but some purchases collapse without them; why not get one done?
• Any guarantees (e.g., damp proofing, roofing work)

If you can’t find a document, act before a buyer is in place to source replacements. Contact your local council, original contractors, or relevant authorities as needed.

Missing documents can cause delays to the mortgage process and even impact approval for your buyers. If you know something is missing, you can address this with your solicitor in advance. If they feel an indemnity policy is likely to be requested, it might be worth just biting the bullet and getting one in place in advance.

2. Leasehold properties: Get your information in order

If you’re selling a leasehold property, your lease details will be crucial to any buyer’s mortgage lender. Delays in obtaining leasehold information are one of the key causes of sales collapsing. Here is how to avoid that:

• Contact your managing agent or freeholder early to request a management pack. This contains:
  • Service charge statements
  • Ground rent information
  • Details of planned major works
  • Building insurance documents
  • Any ongoing disputes in the block
• Have the lease length confirmed – mortgage lenders have strict rules about lease terms. Anything under 80 years may cause problems and need extending before the sale.
  • The Leasehold and Freehold Reform Act has received Royal Assent and should become law later this year, making the process less expensive and easier. If you will be affected by a short lease issue, discuss with your solicitor now to understand what the implications are until that comes into force.
• If any issues exist (such as unresolved disputes or upcoming major works), discuss them openly with your estate agent so buyers are not caught off guard. It is deemed ‘Material Information’ and should be disclosed as a matter of course, under law.

The earlier you do this, the better. Some managing agents take weeks or even months to produce these packs, so do not leave it until the last minute!

3. Understand any covenants that could impact how you sell a property

Many properties have restrictive covenants – legal conditions tied to the property that may affect a buyer’s mortgage approval. These could include:

• Restrictions on extensions or structural changes
• Rules about business use
• Shared access agreements
• Rules prohibiting caravans or boats being parked at the property

Mortgage lenders will want to know about any covenants that could impact their security on the loan. If you are aware of anything unusual, be upfront with your solicitor and agent. If necessary, you may need to apply for an indemnity policy to reassure buyers and their mortgage lenders.

4. When you sell a property should you order searches in advance?

Usually, buyers order the searches (such as local authority, environmental, and drainage searches) after making an offer. However, some proactive sellers now commission searches in advance to:

• Reduce delays in the conveyancing process
• Provide reassurance to buyers
• Address any unexpected red flags before a buyer’s solicitor raises them

Not all sellers need to do this, but if you are in an area where searches are known to take a long time, it could be worth considering. We used to call them ‘Personal Searches’ – the term now is ‘Regulated Searches’.

They can be very useful to provide in advance – but, it is worth noting, there is no obligation for a buyer, their lawyer or their lender to accept them. That means, in some cases they may insist on conducting their own regardless, and therefore it could seem like wasted money.

This one needs to be given some consideration to weigh up the pros and cons.

5. Be transparent about any issues

If you already know of potential sticking points, whether it is an unresolved boundary dispute, historic subsidence, or missing planning permission for an old extension, don’t try to hide them.

Buyers’ mortgage lenders will find out during their checks. Instead, be upfront and have solutions ready. This might mean:

• Providing evidence of remedial works
• Obtaining indemnity insurance
• Offering to resolve the issue before contracts are exchanged

A transparent approach reassures buyers and keeps the transaction moving.

6. Work with your solicitor from the first day you decide to sell a property

People often delay instructing a solicitor until they have an offer. However, getting them involved from day one means they can:

• Check over your title documents
• Flag any missing paperwork
• Start preparing contracts so they are ready to issue as soon as you find a buyer

A good local solicitor can mean the difference between a smooth, stress-free sale and one that drags on for months. Please feel free to ask me for recommendations – or read my previous article on how to choose a good solicitor here.

Remember, do proper preparation BEFORE you sell a property

You’ve done all the hard work to make your home look its best – so why let all that excellent work go to waste? Take these simple pre-sale financial and legal steps to ensure that when you accept an offer, your sale can move at the pace you want.

• Gather all necessary documents early
• For leasehold properties, order the management pack as soon as possible
• Understand any covenants that might impact mortgage approval
• Consider ordering searches in advance
• Work with your solicitor to avoid unnecessary setbacks.

Putting these steps in place quite simply means that your future buyers will have fewer barriers to securing a mortgage, thus making selling a property smoother, faster, and less stressful for everyone involved.