Conveyancing Checklist for Sellers: Everything You Need
A complete, stage-by-stage checklist of every document, form, and task you need to handle when selling a property in England and Wales. Bookmark this page and work through it from pre-listing to post-completion.
What you need to know
Selling a property in England and Wales involves a long list of documents, forms, and tasks spread across six stages: pre-listing preparation, post-offer setup, mid-conveyancing responses, pre-exchange formalities, completion day actions, and post-completion administration. This checklist covers every item so nothing falls through the cracks.
- Start gathering documents and completing forms before you list your property, not after accepting an offer. Early preparation can cut four to eight weeks off the conveyancing timeline.
- The TA6 (Property Information Form) and TA10 (Fittings and Contents Form) are the two most important seller forms. Late completion is the single biggest cause of avoidable delays.
- Keep a single file with all certificates, guarantees, and title documents so your solicitor can build the contract pack quickly.
- Respond to your buyer's solicitor's enquiries within 48 hours wherever possible. Every slow reply extends the timeline.
- Use this checklist as a living document. Tick off each item as you complete it and you will stay ahead of the process at every stage.
Pine handles the legal prep so you don't have to.
Check your sale readinessSelling a property involves far more paperwork than most people expect. Between gathering title documents, completing legal forms, responding to enquiries, and coordinating with your solicitor, estate agent, and buyer, it is easy for tasks to slip through the cracks — and every missed item adds days or weeks to the timeline.
This guide gives you a single, comprehensive checklist you can follow from the moment you decide to sell through to the day after completion. It is designed for sellers in England and Wales and follows the standard conveyancing process under the Law Society Conveyancing Protocol. If you want to understand the overall timeline first, see our guide on how long conveyancing takes.
Stage 1: Pre-listing checklist
This is the preparation stage — everything you should do before your property goes on the market. Getting these items done early is the single most effective way to speed up your sale. Most sellers skip this stage entirely and regret it later.
| Task | Details | Status |
|---|---|---|
| Obtain title documents | Download your title register and title plan from HM Land Registry (£3 each) or ask your solicitor to order official copies (£7 each). Review them for any outdated charges, restrictions, or boundary discrepancies. | □ |
| Check your EPC | You need a valid Energy Performance Certificate before marketing. Check the GOV.UK EPC register. If yours has expired or you do not have one, order a new one (typically £60 to £120). | □ |
| Gather planning and building regulations certificates | Collect certificates for any work done to the property — extensions, loft conversions, new windows (FENSA), rewiring, structural alterations. If certificates are missing, contact your local authority's building control department. | □ |
| Collect guarantees and warranties | Damp-proofing, roofing, double glazing, boiler, timber treatment, underpinning, and NHBC warranties (new builds). Check whether each is transferable to a new owner. | □ |
| Start the TA6 form | The TA6 Property Information Form covers 14 sections about your property. Completing it before listing saves weeks once a buyer is found. | □ |
| Complete the TA10 form | The Fittings and Contents Form specifies what is included, excluded, or available to purchase. Go room by room and be thorough. | □ |
| Research solicitors | Get quotes from at least three firms. Check CQS accreditation, ask about caseloads, and compare total fees including VAT and disbursements. See our guide on how to instruct a solicitor. | □ |
| Prepare ID and proof of address | Valid passport or driving licence plus a utility bill or bank statement from the last three months. Needed for anti-money laundering (AML) checks. | □ |
| Note your mortgage details | Lender name, account number, and approximate outstanding balance. Your solicitor will need these to request a redemption statement. | □ |
| Compile leasehold information (if applicable) | Freeholder and managing agent contact details, remaining lease length, ground rent, service charge amounts, and any planned major works. | □ |
For a detailed breakdown of every document in this list, see our guide on documents needed to sell a house.
Pine helps sellers complete this entire pre-listing stage before they go to market. By filling in your TA6 and TA10 with guided, plain-English support and assembling all your certificates into a single solicitor-ready pack, you ensure there is no dead time once a buyer arrives.
Stage 2: Post-offer checklist
You have accepted an offer. Now the legal process begins in earnest. If you completed Stage 1, you are already ahead of most sellers. If not, you need to work through both stages simultaneously — which is where delays typically start.
| Task | Details | Status |
|---|---|---|
| Formally instruct your solicitor | Sign the terms of engagement, pay any upfront fees, and provide all requested information. If you have not yet chosen a solicitor, do so immediately — every day of delay at this stage is a day added to the timeline. | □ |
| Complete AML identity checks | Provide your photo ID and proof of address to your solicitor for anti-money laundering verification. This must be done for every person named on the title. Typically costs £10 to £30 per person and is required under the Money Laundering Regulations 2017. | □ |
| Send completed TA6 and TA10 to your solicitor | If you prepared these in Stage 1, hand them over now. If not, complete them as a matter of urgency. Your solicitor cannot send the contract pack without them. | □ |
| Provide all supporting documents | Title documents, EPC, planning certificates, building regulations completion certificates, guarantees, warranties, and any other documents gathered in Stage 1. | □ |
| Confirm mortgage redemption | Your solicitor will request a redemption statement from your lender showing the exact amount needed to pay off your mortgage on completion. This can take 10 to 14 working days from some lenders, so the earlier it is requested the better. | □ |
| Review the draft contract | Your solicitor will prepare a draft contract based on your title documents and the information you have provided. Review it for accuracy before it is sent to the buyer's solicitor. | □ |
| Solicitor sends contract pack to buyer's solicitor | The contract pack includes the draft contract, official title copies, your completed TA6 and TA10 (plus TA7 if leasehold), and supporting documents. The faster this is sent, the sooner the buyer's solicitor can begin their review. | □ |
For more on what your solicitor does behind the scenes at this stage, read our guide on what your solicitor actually does during a sale.
Stage 3: Mid-conveyancing checklist
This is the stage most sellers find frustrating. The buyer's solicitor is reviewing your contract pack, ordering property searches, and raising enquiries. Your main job now is to respond quickly and accurately to everything that comes your way.
| Task | Details | Status |
|---|---|---|
| Respond to pre-contract enquiries | The buyer's solicitor will raise questions about your TA6 answers, title, or supporting documents. Aim to respond within 48 hours. Slow responses are the number one seller-side cause of delays at this stage. | □ |
| Provide additional documents if requested | The buyer's solicitor may ask for copies of specific certificates, indemnity insurance quotes, or clarification letters. Have your document file easily accessible so you can respond fast. | □ |
| Chase updates weekly | Contact your solicitor at least once a week to check on progress. Ask specifically: "Are there any outstanding enquiries I need to answer?" and "Is there anything holding up the process on my side?" | □ |
| Keep your estate agent informed | Your agent can help chase the buyer's side and keep momentum going. Share updates from your solicitor so the agent has the full picture. | □ |
| Resolve any title issues | If your solicitor or the buyer's solicitor identifies a title issue (such as a missing charge removal, a restrictive covenant, or a boundary discrepancy), work with your solicitor to resolve it. This may involve obtaining indemnity insurance or contacting HM Land Registry. | □ |
| Confirm chain position | If you are buying another property, keep both transactions aligned. Your solicitor and estate agent should be tracking the chain and flagging any delays early. | □ |
Stage 4: Pre-exchange checklist
Exchange of contracts is the point at which the sale becomes legally binding. Both you and the buyer are committed, and a completion date is fixed. Before exchange can happen, several formalities must be completed.
| Task | Details | Status |
|---|---|---|
| Sign the contract | Your solicitor will send you the final version of the contract for your signature. Read it carefully, checking the sale price, completion date, and any special conditions. Every person named on the title must sign. | □ |
| Sign the TR1 transfer deed | The TR1 is the official Land Registry form that transfers ownership of the property to the buyer. Your solicitor will prepare it and ask you to sign. Your signature must be witnessed by an independent adult who is not a party to the transaction. | □ |
| Agree the completion date | Completion typically takes place 7 to 28 days after exchange, though it can be on the same day in some cases. The date must work for both parties and any chain involved. Factor in time for removals, mail redirection, and your own onward purchase if applicable. | □ |
| Confirm final redemption figure | Your solicitor will request an up-to-date mortgage redemption statement valid for the completion date. This ensures the exact amount is repaid on the day. | □ |
| Arrange buildings insurance until completion | You remain responsible for insuring the property until completion. Ensure your buildings insurance policy remains active and covers the property right up to the completion date. | □ |
| Arrange removals | Book a removal company or van for completion day. Get at least two quotes and book well in advance — Fridays (the most popular completion day) fill up fast. Confirm the booking once the completion date is agreed at exchange. | □ |
| Set up mail redirection | Apply for Royal Mail redirection to forward post to your new address. You can set it up to start from your completion date. It costs from £36.99 for three months. | □ |
| Notify utility providers | Contact your gas, electricity, water, broadband, and council tax providers with your completion date and new address. You can give them final meter readings on completion day itself. | □ |
Stage 5: Completion day checklist
Completion day is when the buyer's solicitor transfers the purchase funds to your solicitor, and you hand over the keys. Your solicitor will confirm when the money has arrived — only then is the sale legally complete. Here is what you need to do:
| Task | Details | Status |
|---|---|---|
| Take final meter readings | Read your gas, electricity, and water meters before you leave. Photograph each reading with a timestamp. Send the readings to your utility providers on the same day. | □ |
| Clear the property | Remove all personal belongings and any items not included in the sale (as per your TA10). Leave the property clean and in the condition the buyer expects. Dispose of any rubbish — do not leave it for the buyer. | □ |
| Leave keys with the estate agent | Hand over all sets of keys — front door, back door, garage, window locks, and any communal keys — to the estate agent. If there is no agent, agree with the buyer's solicitor where keys will be left. | □ |
| Leave instruction manuals and useful information | Boiler manuals, appliance instructions, alarm codes, bin collection schedules, and any spare keys. Many buyers appreciate a short note explaining how things work. | □ |
| Vacate by the agreed time | The standard expectation is to vacate by 1pm or 2pm, as specified in the contract. If the funds arrive late, your solicitor will keep you updated, but you should still aim to be ready to leave by the agreed time. | □ |
| Lock up and do a final walkthrough | Check every room, the loft, garage, shed, and garden. Make sure all windows are closed and locked, heating is set to a reasonable level, and nothing has been left behind. | □ |
Stage 6: Post-completion checklist
You have handed over the keys, but there are still a few tasks to wrap up. Most of these are handled by your solicitor, but it helps to know what to expect and what you may need to do yourself.
| Task | Who handles it | Status |
|---|---|---|
| Mortgage repaid from sale proceeds | Your solicitor sends the redemption amount to your lender on completion day. | □ |
| Estate agent fees settled | Your solicitor pays the agent's commission from the proceeds (if authorised in the terms of engagement). | □ |
| Solicitor's fees and disbursements deducted | Your solicitor deducts their fees from the proceeds before transferring the balance. | □ |
| Net proceeds transferred to you | Your solicitor sends the remaining balance to your bank account, usually arriving within one to two working days. | □ |
| TR1 sent for registration | Your solicitor sends the signed TR1 transfer deed to the buyer's solicitor, who registers the change of ownership with HM Land Registry. | □ |
| Notify HMRC if capital gains tax applies | If the property was not your main residence throughout ownership, you may need to report and pay capital gains tax within 60 days of completion. Check GOV.UK's capital gains tax guidance. | □ |
| Update your address everywhere | DVLA, electoral roll, bank accounts, insurance policies, subscriptions, GP surgery, dentist, HMRC, and any other organisations that hold your address. You are responsible for this. | □ |
| Keep your sale paperwork | Store copies of the contract, TR1, completion statement, and all correspondence from your solicitor. You may need these for tax purposes or future reference. HMRC can request records for up to six years. | □ |
Key documents at a glance
The following table summarises every key document involved in the seller's conveyancing process, when you need it, and where to get it.
| Document | When needed | Where to get it |
|---|---|---|
| Title register and title plan | Pre-listing / instruction | HM Land Registry (£3-£7 per document) |
| Energy Performance Certificate (EPC) | Before marketing | GOV.UK EPC register or commission a new one |
| TA6 (Property Information Form) | Pre-listing ideally; required for contract pack | Your solicitor or Pine |
| TA10 (Fittings and Contents Form) | Pre-listing ideally; required for contract pack | Your solicitor or Pine |
| TA7 (Leasehold Information Form) | Required for contract pack (leasehold only) | Your solicitor, with input from managing agent |
| Photo ID and proof of address | Instruction / AML checks | Your personal documents |
| Mortgage redemption statement | Post-offer and again before completion | Your mortgage lender |
| Planning permission certificates | Pre-listing or with contract pack | Your files or local authority building control |
| Building regulations completion certificates | Pre-listing or with contract pack | Your files or local authority building control |
| FENSA certificate (replacement windows) | With contract pack | FENSA register or the installer |
| Guarantees and warranties | With contract pack | Your files or the contractor |
| TR1 transfer deed | Pre-exchange (for signing) | Prepared by your solicitor |
| Signed contract | Pre-exchange (for signing) | Prepared by your solicitor |
How to use this checklist effectively
A checklist only works if you actually use it. Here are some practical tips for staying on top of the process:
- Print it out or save it digitally. Keep a copy somewhere you check regularly — on your fridge, in your notes app, or pinned in your email. Tick off each item as you complete it.
- Set a weekly review. Every week, review your checklist and identify any items that are blocked or overdue. Contact your solicitor proactively rather than waiting for them to chase you.
- Create a single document folder. Whether physical or digital, keep every certificate, form, and piece of correspondence in one place. When your solicitor asks for a document, you should be able to find it within minutes, not days.
- Respond to everything within 48 hours. When your solicitor or estate agent asks for something, aim to respond the same day if possible. Delays compound — a three-day delay in answering an enquiry can easily become a two-week delay by the time it reaches the other side and comes back.
- Communicate with your buyer through the proper channels. Do not agree anything directly with the buyer that has not been confirmed through your solicitor. Verbal agreements about completion dates, included items, or price changes need to be formalised in writing through the legal representatives.
Common mistakes that delay seller conveyancing
Having reviewed thousands of property transactions, the following seller-side mistakes cause the most delays:
- Not completing the TA6 and TA10 promptly. These forms are the backbone of the contract pack. Every day they sit incomplete is a day the buyer's solicitor cannot start their review. Our guide on the TA6 form explains each section in detail.
- Missing building regulations certificates. If you disclosed alterations on the TA6 but cannot provide the corresponding completion certificate, the buyer's solicitor will raise an enquiry. Resolving it may require applying for retrospective regularisation or obtaining indemnity insurance, both of which take time and cost money.
- Slow responses to enquiries. The mid-conveyancing stage is where many sales stall. If the buyer's solicitor raises enquiries and you take a week to respond each time, multiple rounds of enquiries can add months to the process.
- Not instructing a solicitor early enough. Waiting until after accepting an offer to start looking for a solicitor adds two to three weeks of dead time at the start of the process. Our guide on when to start conveyancing explains the timing advantages of early instruction.
- Failing to keep the chain moving. If you are buying and selling simultaneously, your sale depends on your purchase (and possibly others in the chain) progressing at the same pace. Stay in regular contact with your solicitor and estate agent to identify chain delays early.
How Pine helps you stay on track
Pine is designed for exactly this problem. Instead of scrambling to complete forms and gather documents after a buyer appears, Pine lets you get your legal paperwork done before you list. You can complete your TA6 and TA10 with guided, plain-English support, assemble all your certificates and documents into a single pack, and hand the whole thing to your solicitor on day one — no chasing, no gaps, no wasted weeks.
For sellers who want to understand the full cost picture, our conveyancing costs breakdown covers every fee and disbursement you can expect.
What to prepare before listing your house for sale
Preparation before listing covers two distinct areas: marketing readiness and legal readiness. Most sellers focus entirely on the first and leave the second until after an offer arrives, which is exactly why the average sale takes so long to complete. Tackling both in parallel means you are ready to move the moment a serious buyer appears.
Marketing preparation checklist
- Declutter and deep clean each room. Buyers need to picture themselves living in the space. Remove excess furniture, personal photographs, and anything that makes rooms feel cramped or untidy.
- Fix visible defects. Dripping taps, cracked tiles, peeling paint, and broken door handles all send a signal that the property has not been well maintained. Small repairs cost little but have an outsized impact on first impressions.
- Arrange professional photography. Listings with professional photos receive significantly more online views than those with smartphone images. Ask your estate agent whether photography is included in their fee or whether you should book it independently.
- Get three estate agent valuations and choose your agent. Compare not just the asking price each agent recommends, but also their fee structure, contract length, marketing reach, and track record for properties similar to yours.
- Prepare a short list of the property's selling points for the listing description. Think about what makes your home stand out — a south-facing garden, a recently fitted kitchen, proximity to a good school, or a short walk to the station. Your agent will use these details to craft a compelling listing.
Legal preparation checklist
- Order your EPC. An Energy Performance Certificate is required by law before you can market the property. If yours has expired or you do not have one, book an assessment now — see our guide on EPC certificates explained for full details.
- Instruct a solicitor and provide your ID documents. Getting your solicitor on board early means they can begin preparing the contract pack while your property is being marketed, rather than after a buyer is already waiting.
- Start completing your TA6 and TA10 forms. These are the two most important seller documents in the conveyancing process. The earlier you fill them in, the sooner your solicitor can issue the draft contract pack. Our guide on the TA6 form walks you through every section.
- Gather certificates for any building work. Planning permission approvals, building regulations completion certificates, FENSA certificates for replacement windows, and electrical installation certificates should all be located and filed. Missing certificates are one of the most common causes of delays during enquiries.
- Check your title register on the Land Registry website (£3). Download your title register and review it for accuracy. Look for outdated charges, restrictions you were not aware of, or boundary details that do not match reality. Spotting issues now gives you time to resolve them before a buyer is involved.
- If leasehold, request the management pack immediately. Leasehold management packs can take four to six weeks to arrive from the freeholder or managing agent. Requesting yours early prevents this from becoming a bottleneck once the conveyancing process is under way.
Why prepare legal documents before finding a buyer
Many sellers assume there is no point doing legal preparation until they have a buyer lined up. In practice, the opposite is true. Getting your legal paperwork in order before accepting an offer is one of the most effective things you can do to speed up the sale and reduce the risk of it falling through.
- Exchange three to four weeks faster. Sellers who prepare their legal documents before accepting an offer can typically reach exchange of contracts three to four weeks sooner than those who start from scratch after an offer is agreed. That is because the solicitor can issue the draft contract pack almost immediately, rather than waiting weeks for you to complete forms and track down certificates. Our guide on whether upfront conveyancing is worth the cost explores this advantage in detail.
- Signal that you are a serious, organised seller. A ready-to-go draft contract pack tells the buyer and their solicitor that you are committed to a smooth, efficient sale. This can make the difference when a buyer is choosing between competing properties, particularly in a slower market.
- Discover and address issues on your own timeline. When you review your title, complete the TA6, and gather your certificates before listing, you have time to resolve any problems calmly — whether that means obtaining a missing building regulations certificate, arranging indemnity insurance, or correcting a title discrepancy. If these issues surface during enquiries instead, you are dealing with them under pressure while the buyer grows impatient.
- Estate agents increasingly recommend sale-ready sellers to their best buyers. Agents know that prepared sellers complete faster and with fewer complications. Some agents now actively match their most motivated buyers with sellers who can demonstrate they already have their legal paperwork in order. For more on optimal timing, read our guide on when to start conveyancing.
Sources and further reading
- Law Society Conveyancing Protocol — the standard framework for residential conveyancing in England and Wales, setting out the steps solicitors should follow (lawsociety.org.uk)
- HM Land Registry — official title document services, property searches, and registration information (gov.uk)
- GOV.UK — Find an Energy Certificate — check whether your property has a valid EPC and access the certificate details (gov.uk)
- Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 — the legislation requiring solicitors to carry out anti-money laundering identity checks on clients (legislation.gov.uk)
- SRA Transparency Rules — guidance on how solicitors must publish their fees and service information clearly (sra.org.uk)
- Royal Mail Redirection Service — set up mail forwarding to your new address when you move (royalmail.com)
- GOV.UK — Reporting and Paying Capital Gains Tax — guidance on when and how to report capital gains tax on property disposals (gov.uk)
- FENSA — the Fenestration Self-Assessment Scheme for checking window and door installation certificates (fensa.org.uk)
Frequently asked questions
What documents do I need to start the conveyancing process as a seller?
At a minimum, you need valid photo identification (passport or driving licence) and proof of address (a utility bill or bank statement from the last three months) for anti-money laundering checks. You should also have your mortgage account number and lender details, your title deeds or Land Registry documents, a valid Energy Performance Certificate, and any planning permission or building regulations certificates for work carried out on the property. The more documents you have ready upfront, the faster your solicitor can prepare the contract pack.
How early should I start preparing my conveyancing checklist?
Ideally, you should start gathering documents and completing your checklist as soon as you decide to sell, well before you list the property. This gives you time to track down missing certificates, order a new EPC if yours has expired, and complete your TA6 and TA10 forms without the pressure of a buyer waiting. Sellers who prepare their legal paperwork before listing typically complete their sale four to eight weeks faster than those who wait until after accepting an offer.
What is the TA6 form and when should I complete it?
The TA6 is the Property Information Form published by the Law Society. It is a detailed questionnaire covering 14 sections about your property, including boundaries, disputes, planning work, environmental matters, and services. You should complete it as early as possible, ideally before listing your home for sale. Late completion of the TA6 is one of the most common causes of conveyancing delays, because your solicitor cannot send the draft contract pack to the buyer without it.
What is the TA10 form?
The TA10, formally called the Fittings and Contents Form, is a document that specifies exactly which items are included in the sale price, which are excluded, and which are available to purchase separately. It covers everything from carpets and curtains to light fittings, kitchen appliances, and garden sheds. Completing the TA10 clearly and thoroughly prevents disputes with the buyer about what they expected to receive with the property.
What happens if I miss something on my conveyancing checklist?
If you miss a document or task, it will likely surface during the enquiries stage when the buyer's solicitor reviews your contract pack. Missing items such as building regulations certificates, guarantees, or incomplete TA6 answers will trigger additional enquiries, which can add weeks to the timeline. In more serious cases, a missing document may require you to obtain indemnity insurance or apply for retrospective approval from your local authority, both of which cost money and cause delays.
Do I need to order property searches as a seller?
Traditionally, the buyer's solicitor orders and pays for property searches. However, some sellers choose to order searches upfront as part of a seller's pack to speed up the process. Upfront searches can make your property more attractive to buyers and reduce the time between offer acceptance and exchange. If you order searches early through a service like Pine, the results are typically available within one to two weeks, saving valuable time once a buyer is found.
What do I need to do on completion day?
On completion day, you need to vacate the property by the agreed time (usually 1pm or 2pm), leave the property clean and clear of all personal belongings, take final meter readings for gas, electricity, and water, and hand over all keys to the estate agent. You should also leave any instruction manuals, alarm codes, and spare keys. Your solicitor will confirm when the buyer's funds have arrived, and only then is the sale legally complete.
How long does the whole conveyancing process take for sellers?
The average conveyancing timeline for sellers in England and Wales is 12 to 16 weeks from accepting an offer to completion, though straightforward sales can complete in 8 to 10 weeks and complex ones can take 20 weeks or more. The biggest factors affecting speed are how quickly you provide your documents and forms, how responsive both solicitors are, and whether there is a chain involved. Preparing your checklist items before listing can reduce this timeline significantly.
What are the most common reasons for conveyancing delays on the seller's side?
The most common seller-side delays are late completion of the TA6 and TA10 forms, missing building regulations or planning certificates, slow responses to the buyer's solicitor's enquiries, issues found on the title that need resolving, and delays in obtaining a mortgage redemption statement from the lender. Most of these can be avoided by working through a thorough checklist before you list the property and responding promptly to your solicitor's requests throughout the process.
What happens after completion for the seller?
After completion, your solicitor handles several important tasks on your behalf. They will repay your outstanding mortgage from the sale proceeds, settle any estate agent fees (if authorised to do so), pay their own legal fees and disbursements, and transfer the remaining balance to your bank account. They will also send the transfer deed (TR1) to the buyer's solicitor for registration at HM Land Registry. You should receive the net proceeds within one to two working days of completion.
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