Conveyancing delays are frustrating but usually explainable. Here are the four most common causes, how long each typically takes, and what you can do about it.
1. Searches are still outstanding
Local authority searches are the single most common cause of conveyancing delay. Your solicitor cannot exchange contracts until searches are returned.
In Greater Manchester, typical search turnaround times:
- Manchester City Council: 3–5 weeks
- Salford City Council: 3–5 weeks
- Stockport: 2–3 weeks
- Trafford: 2–4 weeks
- Bury, Rochdale, Oldham: 2–4 weeks
What to do: Confirm with your solicitor when searches were ordered (this should happen within days of instruction) and the estimated return date. If searches were ordered late, that's your solicitor's delay to own.
If you're under significant time pressure, ask whether personal searches can be used as an alternative. Personal searches are carried out by a private company rather than the council directly — they're usually faster (3–10 working days) and accepted by most mortgage lenders, though slightly less comprehensive than official searches.
2. Mortgage offer is still pending
Your lender needs to process your application, instruct a valuation, and then underwrite the deal before issuing a formal mortgage offer. This process typically takes 3–6 weeks from full application submission.
Delays within the mortgage process:
- Lender's valuation is overdue: The lender instructs a panel surveyor who visits the property. In busy markets, there can be a 2–3 week wait for a valuation slot.
- Underwriting conditions: The lender may request additional information — an accountant's certificate for self-employed income, explanation of unusual transactions, or additional documentation.
- Valuation below purchase price: If the lender's surveyor values the property below the agreed purchase price, the lender may only offer a mortgage based on the lower value. This requires renegotiation with the seller or bridging the gap yourself.
What to do: Ask your mortgage broker or lender for a status update. Most lenders have online portals where you can track your application. Chase any outstanding conditions immediately.
3. Outstanding enquiries
Enquiries are written questions your solicitor raises with the seller's solicitor — usually based on the contract pack, title, and searches. The seller's solicitor needs to answer them in writing, and answers may generate further enquiries.
Some enquiries are straightforward (providing a boiler service record, confirming a planning permission). Others require the seller to track down old documents, obtain a specialist report, or seek advice on how to resolve a title issue.
What to do: Ask your solicitor for the specific list of outstanding enquiries and which are holding up exchange. Are they straightforward document requests? Are they genuinely complex legal issues? The answer tells you whether the delay is avoidable.
4. Your solicitor's caseload
Some solicitors, particularly cheaper online conveyancers handling high volumes, have delays built into their process simply due to workload. If your solicitor is handling 150+ cases and takes a week to reply to an email, that's the system working as designed — just slowly.
What to do: If you've sent an email and had no response in 3 working days, follow up. If the pattern persists over two weeks, escalate to the supervisor or senior partner. Keep a log of communication attempts and response times in case you need to make a formal complaint.
For leasehold purchases: add 4–8 weeks for management pack
If you're buying a leasehold flat, your solicitor needs to obtain a management pack from the building's managing agent — service charge accounts, building insurance, planned major works notices, and other information. Managing agents can take 4–8 weeks to respond. This is often the biggest source of unexpected delay on leasehold transactions.
What to do: Ask your solicitor when the management pack request was sent. If it's been over 4 weeks with no response, ask your solicitor to chase formally. Some managing agents respond faster when pressed.
This Q&A is for general information. Dom does not provide legal advice. Consult your solicitor for advice specific to your transaction.