What Happens on Completion Day for the Seller?

After weeks or months of conveyancing, completion day is when it all comes together. For sellers, it can be a mix of excitement and anxiety -- you are handing over the property, waiting for a large sum of money to arrive, and trying to coordinate a move. Knowing exactly what to expect makes the day far less stressful.

This guide covers everything that happens on completion day from the seller's perspective, including a detailed hour-by-hour timeline, how the money moves, what your solicitor does, and what to do if things go wrong. It applies to residential property sales in England and Wales under the Law Society's Standard Conditions of Sale (6th Edition).

If you have not yet exchanged contracts, you may want to read our guide on what happens between exchange and completion first, as it covers the preparation stage leading up to this day.

Hour-by-hour timeline of completion day

Completion day follows a broadly predictable pattern, though the exact timing depends on whether you are in a chain and how quickly the banking system processes the transfer. Here is a typical timeline for a seller.

If you are in a property chain, expect everything to shift later in the day. The funds must flow from the bottom of the chain upward, with each solicitor receiving and then forwarding money. In a four-property chain, the seller at the top might not receive confirmation until 3pm or later.

How CHAPS bank transfers work

All completion day payments in England and Wales are made via CHAPS (Clearing House Automated Payment System). CHAPS is the UK's high-value same-day payment system, operated by the Bank of England. It is the only transfer method used for property completions because it guarantees that the funds arrive on the same day they are sent.

Unlike Faster Payments (which handles most standard bank transfers up to 250,000 pounds), CHAPS has no upper limit on the amount that can be transferred. A CHAPS payment typically costs between 25 and 35 pounds and can be processed until approximately 3pm on any working day. Solicitors send CHAPS payments from their regulated client accounts, which are held separately from their business funds and protected by the Solicitors Regulation Authority (SRA).

In a chain, the flow of CHAPS payments works like this: the buyer at the bottom of the chain (who is not selling a property) sends their funds first. Once the first seller's solicitor receives those funds, they forward the appropriate amount to the next solicitor up the chain, and so on until every transaction in the chain has been funded.

What your solicitor does on completion day

Your solicitor is the conductor of the entire completion process. Here is a breakdown of every task they handle on the day.

• Monitoring for funds: Your solicitor checks their client account for the incoming CHAPS payment from the buyer's solicitor. They verify that the amount received matches the figure on the completion statement.
• Confirming completion: Once funds are verified, your solicitor contacts you, the buyer's solicitor, and the estate agent to confirm that completion has taken place. This is the moment the property legally changes hands.
• Redeeming your mortgage: Your solicitor sends the mortgage redemption amount to your lender via CHAPS. The redemption figure is obtained in advance and includes interest calculated to the exact completion date.
• Paying the estate agent: Your solicitor pays the estate agent's commission directly from the sale proceeds, as set out in the completion statement. This saves you having to make a separate payment.
• Deducting legal fees: Your solicitor deducts their own fees, including any disbursements such as the cost of obtaining the title deeds or Land Registry office copies.
• Transferring the balance to you: After all deductions, your solicitor sends the remaining balance to your nominated bank account. This usually arrives within one to two working days, or same-day if arranged in advance.
• Sending documents to the buyer's solicitor: Your solicitor forwards the signed transfer deed (TR1), the original title deeds (if held in paper form), and any other documents required for the buyer to register ownership at HM Land Registry.

For a full breakdown of what your solicitor charges for this work, see our conveyancing costs breakdown guide.

How your sale proceeds are distributed

One of the most common questions sellers have is: where does all the money go? Your solicitor will have prepared a completion statement before completion day, itemising every deduction. Here is how the proceeds are typically distributed.

For a 350,000-pound sale with a 200,000-pound mortgage, 1% estate agent fee, and 1,200 pounds in legal costs, the seller would receive roughly 144,600 pounds in net proceeds. Always check the completion statement carefully before the day to avoid surprises. For a detailed explanation, see our guide to completion day costs.

Mortgage redemption: how it works

If you have a mortgage on the property, your solicitor will have obtained a redemption statement from your lender during the period between exchange and completion. This statement shows the exact amount required to pay off your mortgage in full on a given date, including:

• The outstanding capital balance
• Interest accrued up to the redemption date
• Any early repayment charges (if applicable)
• An administration fee for closing the mortgage account (typically 50 to 100 pounds)

On completion day, your solicitor sends the redemption amount to your lender via CHAPS. Once the lender receives the payment, they release the charge over your property, which allows the buyer's solicitor to register the property free of your mortgage at HM Land Registry. You should receive written confirmation from your lender within a few weeks that the mortgage has been fully discharged.

If you have multiple charges on the property -- for example, a first mortgage and a second charge such as a Help to Buy equity loan -- your solicitor must redeem all of them from the sale proceeds before you receive any balance.

When you must vacate the property

Under Standard Condition 6.1.2 of the Standard Conditions of Sale (6th Edition), completion is due on the completion date and, where the contract does not specify a time, by 2pm. This means the buyer is entitled to vacant possession of the property by the time completion takes place.

In practice, you should aim to be fully moved out by late morning on completion day. This gives your solicitor time to confirm receipt of funds and authorise the release of keys without you being under pressure to leave in a rush. If you are still in the property when the buyer arrives to collect keys, it creates an awkward and potentially contractually problematic situation.

What "vacant possession" means: The property must be empty of all your personal belongings, unless the contract specifically states otherwise (for example, items listed as included on the TA10 Fittings and Contents Form). Vacant possession also means the property must be free of occupiers -- you, your family, tenants, or anyone else. If you fail to give vacant possession, the buyer can refuse to complete and claim damages.

Handing over the keys

In most residential sales, the keys are left with the estate agent. The process works as follows:

1. Before or on completion day, you drop all sets of keys at the estate agent's office. This includes front and back door keys, window lock keys, garage keys, shed keys, and any fobs for communal areas.
2. Your solicitor confirms to the estate agent that completion has taken place (i.e., the funds have been received and verified).
3. The estate agent releases the keys to the buyer, who can then enter the property.

Important: Never hand keys directly to the buyer before your solicitor has confirmed receipt of funds. If you let the buyer into the property before the money has arrived and something goes wrong with the transfer, you could face serious legal and practical difficulties getting them to leave.

If you are selling privately without an estate agent, your solicitor will agree an alternative arrangement with the buyer's solicitor for key handover, such as collecting them from the solicitor's office.

What if funds are late?

Delays in receiving completion funds are not uncommon, particularly in chains. Common causes include:

• A delay further down the chain -- a buyer's mortgage lender is slow to release funds
• Administrative errors in the CHAPS payment (wrong reference number, incorrect account details)
• A solicitor in the chain not being available to authorise the transfer promptly
• The buyer's deposit cheque not having cleared (rare, as most deposits are sent by electronic transfer)

If the money has not arrived by 2pm, your solicitor will actively chase the buyer's solicitor. In most cases, the delay is a matter of hours rather than days. Under the Standard Conditions of Sale, if funds arrive after 2pm, completion is treated as having taken place on the next working day for the purposes of calculating interest. This means the buyer would owe you penalty interest at the contract rate (usually 4% above the base rate of a major clearing bank) for each day of delay.

What if completion does not happen at all?

In rare cases, completion may fail entirely on the agreed date. If the buyer does not send the funds and cannot explain or resolve the delay, you have legal remedies under the contract.

Your solicitor can serve a notice to complete, which gives the buyer 10 working days to complete the transaction. If the buyer fails to complete within this period, you can:

• Rescind (cancel) the contract
• Keep the buyer's deposit (usually 10% of the purchase price)
• Claim damages for any additional losses, such as the cost of remarketing the property or the difference in price if you eventually sell for less
• Resell the property to another buyer

While a failed completion is stressful, the financial protections built into the Standard Conditions of Sale mean sellers are well protected. For more on why transactions can fall apart, see our guide on why house sales fall through.

Meter readings and final tasks

On the morning of completion day, before you leave the property, complete the following:

• Take meter readings: Read your gas, electricity, and water meters. Photograph each meter clearly, showing both the meter and the reading. Send these readings to your utility providers on the day, ideally by phone or online chat so you have a record.
• Turn off appliances: Switch off any appliances that are not being left for the buyer. Leave the boiler and heating system in a sensible state (not switched off entirely, as the buyer will need hot water).
• Leave manuals and instructions: Gather instruction manuals for the boiler, any integrated appliances, the alarm system, and anything else the buyer will need. Leave these in a visible place, such as on the kitchen worktop.
• Lock all windows and doors: Secure the property before you leave. If you are dropping keys at the estate agent, make sure you can exit through one final door that can be locked with the key you are taking with you.
• Check every room: Do a final walkthrough to make sure you have not left anything behind. Check loft spaces, garden sheds, garages, and under-stairs cupboards.

What happens after completion

Once completion has taken place, a few things happen behind the scenes that you should be aware of, even though most of them are handled by the buyer's solicitor rather than yours.

• Land Registry registration: The buyer's solicitor submits an application to HM Land Registry to register the buyer as the new owner. This must be done within the priority period protected by the buyer's pre-completion search (usually 30 working days). For more detail, see our guide to the transfer of ownership process.
• Stamp Duty Land Tax (SDLT): The buyer (not you) is responsible for paying SDLT to HMRC within 14 days of completion. This is handled entirely by the buyer's solicitor. As a seller, you have no SDLT liability on the sale.
• Mortgage discharge: Your lender will process the redemption payment and formally release their charge over the property. You should receive written confirmation within a few weeks.
• Capital Gains Tax: If the property was not your primary residence (for example, a buy-to-let or second home), you may need to report the sale to HMRC and pay Capital Gains Tax. This must be reported within 60 days of completion. Your solicitor or accountant can advise on this.
• Final financial statement: Your solicitor will send you a detailed statement showing how the sale proceeds were distributed. Keep this for your records.

Completion day checklist for sellers

Use this checklist to make sure you have everything covered before and during completion day.

Practical and emotional tips for the day

Completion day is the culmination of what can be a long and sometimes stressful process. Here are some practical tips to help it go smoothly.

• Pack the night before: Do as much packing as possible the day before completion. On the day itself, you want to focus on final checks and meter readings, not scrambling to fill boxes.
• Keep your phone charged and available: Your solicitor will need to reach you to confirm completion. Make sure your phone is charged and that you have their direct number saved.
• Have a plan for waiting: There can be long periods of waiting, especially if you are in a chain. Have something to occupy yourself and try not to call your solicitor every 30 minutes -- they will contact you as soon as the funds arrive.
• Bring essentials in a separate bag: Pack a bag with phone chargers, snacks, important documents, and anything you need immediate access to. This should go in your car, not on the removal van.
• Accept that delays happen: Even in straightforward transactions, completion day rarely runs exactly to schedule. If funds arrive at 3pm instead of noon, it does not mean something has gone wrong -- it is often just the chain taking time to process.
• Take a moment: Selling a home can be emotional, especially if you have lived there for many years. It is perfectly normal to feel a mix of relief, sadness, and excitement. Give yourself a moment before you leave.

If you are still early in the process and want to make completion day as smooth as possible, getting your legal paperwork in order well in advance makes a significant difference. Pine helps sellers prepare property information forms, order searches, and build a solicitor-ready legal pack before they even list -- so by the time completion day arrives, there are no loose ends. For more on the overall timeline, see our guide to how long conveyancing takes.

Simultaneous exchange and completion

In some transactions, exchange and completion happen on the same day. This is known as simultaneous exchange and completion and is most common in chain-free sales. If you are completing simultaneously, everything described above still applies, but it all happens in a compressed timeframe. The exchange of contracts and transfer of funds take place within the same few hours, which means you need to be fully packed, moved out, and ready to hand over keys before the day begins.

Simultaneous exchange and completion carries higher risk because there is no binding contract until the moment of exchange. If something goes wrong on the morning of the planned completion, the sale could still fall through. Your solicitor will advise whether this approach is suitable for your transaction.

Sources and further reading

• The Law Society — Standard Conditions of Sale (6th Edition), conveyancing protocol, and completion guidance (lawsociety.org.uk)
• HM Land Registry — Title registration, transfer deed (TR1) guidance, and property ownership records (gov.uk/government/organisations/land-registry)
• Solicitors Regulation Authority (SRA) — Client account rules, regulation of solicitors handling completion funds (sra.org.uk)
• Gov.uk — CHAPS payment system guidance, Stamp Duty Land Tax, Capital Gains Tax reporting for property disposals (gov.uk)
• HomeOwners Alliance — Consumer guidance on completion day, key handover, and what to expect as a seller (hoa.org.uk)
• Bank of England — CHAPS payment system overview and operating hours (bankofengland.co.uk)

Related guides

• What Order Do Things Happen When Selling a House?

Frequently asked questions