EPC rating A to G for property mortgage approval UK - energy efficiency impact on mortgage eligibility

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EPC Ratings and Mortgages: What Buyers and Landlords Need to Know

  • Date Published : May 20, 2025
  • Date Last Modified : August 19, 2026
EPC rating A to G for property mortgage approval UK - energy efficiency impact on mortgage eligibility

When buying or letting out a property  the EPC rating can have a larger impact than expected as it is not just legal compliance. It can influence your mortgage options, ongoing energy costs, and even your long-term returns. Whether you are a first-time buyer, a home mover, or a landlord, understanding how EPC ratings fit into the bigger picture is essential.

When applying for a mortgage, particularly for buy-to-let or investment properties, the Energy Performance Certificate (EPC) is NOT just a formality. It carries financial, regulatory, and environmental importance.

At Nachu Finance, we are not energy advisers, but we do take a holistic approach to mortgage planning, and EPC considerations are an important part of the advice we provide.

What Is an EPC and Why It Matters

An Energy Performance Certificate (EPC) provides an energy efficiency rating for a property on a scale from A (most efficient) to G (least efficient). It is a legal requirement in the UK when:

  • Selling a property
  • Letting out a property

The EPC is valid for 10 years and can be easily checked and downloaded via the government portal: https://www.gov.uk/find-energy-certificate. All you will need is the postcode and door number. There is no cost involved in downloading the EPC certificate.

Minimum EPC Requirements for Buy-to-Let Mortgages

To let out a property, it must have a minimum EPC rating of E. Properties rated F or G cannot legally be rented, and mortgage lenders will typically reject applications for such properties until the EPC is improved.

So, if you’re looking to mortgage a property without a valid or acceptable EPC, this must be addressed before proceeding with the mortgage application.

Confirmed: EPC C Required for All Rentals by October 2030

In January 2026, alongside the Warm Homes Plan, the UK Government confirmed its final policy position on minimum energy standards for the private rented sector. All rental properties in England and Wales must achieve a minimum EPC rating of C from 1 October 2030.

Key points for landlords:

  • Single deadline – the earlier proposal of 2028 for new tenancies has been dropped. One deadline of 1 October 2030 now applies to all tenancies, new and existing. 
  • Cost cap – landlords will be required to spend up to £10,000 per property (or 10% of the property value, if lower) towards reaching EPC C, with exemptions available where the standard still cannot be met. 
  • Early compliance protected – properties achieving an EPC C before 1 October 2029 under the current methodology will remain compliant until that certificate expires.

With the deadline now confirmed, landlords should not wait. Planning improvements early will help spread costs, avoid rushed decisions, and prevent non-compliance penalties down the line.

Green Mortgage Incentives

Many mortgage lenders offer special ‘green’ mortgage products for energy-efficient homes:

  • Properties with an EPC rating of A or B often qualify
  • Some lenders also accept properties with a C rating

These green products may include lower interest rates or cashback offers.  As a part of our process, we always check your property’s EPC rating to see if you’re eligible for these incentives.

How to Obtain or Renew an EPC

Getting a new EPC is straightforward:

  • Cost: Typically, between £40 – £120
  • Timeframe: Surveyor visit required; reports usually available in 1–3 working days
  • Finding a provider: A quick Google search for “EPC assessor near me” or “get an EPC certificate” will give you a list of local accredited providers who can carry out the assessment and issue the certificate.

Improving Your Property’s EPC Rating

Each EPC includes recommendations for energy improvements, including:

  • Insulation upgrades
  • Boiler or heating system improvements
  • Double glazing
  • Renewable energy installations

These improvements not only bring your property in line with regulatory requirements, but also:

  • Reduce tenants’ energy bills
  • Attract environmentally conscious renters
  • Contribute to long-term property value

We actively encourage energy efficiency and can help direct you to trusted resources and professionals, though we don’t directly provide EPC improvement advice.

Our Approach: Mortgage Advice That Looks at the Bigger Picture

While many focus solely on rates and repayments, at Nachu Finance we take a holistic view of your property journey—from suitability and compliance, to long-term value and tenant appeal.

If the property you are considering does not have an EPC or falls short of the requirements, this is an important discussion to have before applying for a mortgage.

Frequently Asked Questions

If an EPC already exists for your property, downloading a copy is free and straightforward. Visit the government portal at https://www.gov.uk/find-energy-certificate, select the property using your postcode and door number, and confirm it is a residential property. The certificate can be viewed and downloaded instantly.

An EPC is valid for 10 years from the date of inspection. The certificate itself carries both the inspection date and the expiry date, so you can check its validity at a glance.

It depends on the type of application:

  • Buy-to-let — yes. All let properties must currently hold a minimum EPC rating of E, rising to a minimum of C from 1 October 2030. Lenders will expect to see a current, valid EPC that meets the letting requirement before approving the application.
  • Residential purchase — the seller or estate agent is legally required to provide a valid EPC, so you should expect to see one at the point of purchase.
  • Residential remortgage — there is no mandatory requirement for a valid EPC. However, we normally ask for a copy to check whether the property qualifies for a green mortgage, available for energy-efficient homes.

Yes — green mortgages are designed to encourage energy-efficient homes, typically offering lower rates or cashback. Depending on the lender, they are available for properties rated A–B, and in some cases A–C. If your property holds one of these ratings, we always check whether the lender we are recommending offers a green product you could benefit from.

Getting a new one is simple. A new EPC typically costs £40–£120, requires a short assessor visit, and the report is usually issued within 1–3 working days. A quick search for “EPC assessor near me” will list local accredited providers who can carry out the assessment and issue the certificate.

Mortgage Planning That Goes Beyond the Basics

If you’re buying or refinancing a property and want mortgage advice that factors in more than just numbers—you’re in the right place. At Nachu Finance, we’ll help ensure every aspect of your mortgage journey is well thought through, including EPC compliance and opportunities for green incentives.

Contact us today to benefit from whole-of-market advice, experience-driven insights, and a tech-savvy, transparent approach.

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Picture of About the Author

About the Author

Sekkappan Alagu is the Founder of Nachu Finance Ltd, established in 2006. With an early career in journalism and publishing, he brings clarity and structured thinking to complex financial topics. Through the Nachu Finance Blog and Knowledge Hub, he shares insights drawn from nearly two decades of client advisory experience, helping readers make informed decisions and understand best practices in mortgages, protection and long-term financial planning.

Picture of Business Profile

Business Profile

Nachu Finance Ltd is a directly authorised FCA-regulated firm providing mortgage, insurance and estate planning advice to clients across the UK. The firm takes a holistic approach — considering protection, tax efficiency and long-term planning alongside property finance — maintaining high regulatory standards while keeping advice clear and easy to follow. To learn more about the firm's background and story, visit the About Nachu Finance page.

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Tax Calculations (SA302): What They Are and Why They Matter for Your Mortgage

You’re applying for a mortgage. You’re self-employed, a company director, or you own a buy-to-let property. In many respects, that is a proud position to be in — you’ve taken the initiative, accepted the risk, and gone further than most. But when it comes to evidencing your income for a mortgage, this is also where things can get complicated. We believe knowledge is power. If you know exactly what documents are needed and why, the process becomes far less daunting. This article is written for people who are going the extra mile — and want to make sure their mortgage application reflects that. 

SA302 tax calculation UK example for mortgage application – sample HMRC tax return showing income, property profits and total taxable income.

What Is a Tax Calculation (SA302)?

A Tax Calculation is a summary document produced once your Self Assessment tax return has been submitted to HMRC. 

It pulls together all your income sources — from employment, property, dividends, and more — calculates the tax due, and sets out the payment schedule. The result is a concise, standardised document, usually one or two pages long, that gives lenders a clear and consistent view of your financial position. 

This standardisation is precisely why lenders rely on it. Whatever your income mix, the format stays the same. 

Please refer to the sample Tax Calculation image in this article to help you identify what the document looks like before you begin gathering your paperwork.

When and Why Is It Required?

A Tax Calculation becomes essential whenever your income is not purely from PAYE employment. This includes: 

  • Self-employed individuals — sole traders and partners
  • Limited company directors receiving salary and dividends
  • Landlords with property held in their personal name 

Even in cases where rental income isn’t being used to support your borrowing, there is a compliance dimension that matters. As regulated mortgage advisers, we have a professional responsibility to confirm that income has been correctly declared to HMRC — not just that it exists. If you receive rental income from a property held in your personal name, you are required to declare it under the heading “profit from UK land and property” on your Self Assessment. We will need to see the Tax Calculation confirming this, regardless of whether that income is being used in your affordability assessment. 

You can read more about this in our article on declaring rental income correctly, which explains both the reporting requirements and the consequences of non-disclosure.

Understanding the Dates — Where Most Applicants Get Caught Out

Timing is one of the most important — and most misunderstood — aspects of Tax Calculations. 

The UK tax year runs from 6 April to 5 April the following year. HMRC allows you until 31 January to submit your tax return for the year just ended. That sounds generous. But lenders apply a different rule. 

Most lenders expect your Tax Calculation to be no more than 18 months old. 

This creates a gap that regularly catches applicants off guard. Here’s how it plays out in practice:

Tax Year HMRC Submission Deadline Lender 18-Month Cut-Off
6 Apr 2024 – 5 Apr 2025 31 January 2026 October 2026
6 Apr 2025 – 5 Apr 2026 31 January 2027 October 2027
6 Apr 2026 – 5 Apr 2027 31 January 2028 October 2028

The years above are used to illustrate the pattern — the same principle applies to every tax year going forward. 

Here is the practical problem: if you are applying for a mortgage in, say, October 2027, most lenders will expect to see the Tax Calculation for the year ending 5 April 2027. But under HMRC rules, you have until 31 January 2028 to submit that return. You could be fully compliant with HMRC and still fall outside what lenders will accept. 

The practical takeaway: if a mortgage is on the horizon, submit your tax return well ahead of the January deadline. It keeps your options open across a wider range of lenders and avoids a situation where your documents are technically current but commercially too old.

Tax Calculation vs Tax Return — A Common Misunderstanding

It is very common for clients to arrive with their tax return, assuming this is what lenders need. In practice, lenders do not accept tax returns as proof of income — and there is a clear reason for that.

Document Purpose Typical Length
Tax Return Detailed submission to HMRC for reporting purposes 15–20 pages
Tax Calculation (SA302) Concise summary of income sources and tax due 1–2 pages

The tax return contains the detail. The Tax Calculation provides the standardised summary lenders can work with. Submitting the wrong document is one of the most common causes of avoidable delays — and something easily avoided with a little preparation.

Sample Tax Calculation

This is an example of what a Tax Calculation looks like when produced following submission of a Self Assessment tax return. 

As you can see, the document runs to two pages and sets out the income sources, the tax due, and the payment schedule. Personal details have been removed for privacy. 

The headings shown reflect the circumstances of the individual in this example. Your own Tax Calculation will only display income sources relevant to you — your document may look slightly different. 

Sample SA302 tax calculation UK showing income breakdown, rental property income and total taxable income for mortgage affordability assessment.

The Role of the Tax Year Overview

Alongside the Tax Calculation, lenders will also request a Tax Year Overview (TYO). 

Where the Tax Calculation shows how much tax is due, the Tax Year Overview confirms whether that tax has actually been paid — and whether any balance remains outstanding. Lenders use both documents together to ensure consistency. The figures must align, and any outstanding liabilities need to be resolved before a mortgage application can progress. 

For a full explanation of what the Tax Year Overview is, how to download it correctly, and the common mistakes to avoid, please see our dedicated guide: Tax Year Overview: What It Is and Why It Matters for Your Mortgage. 

How Many Years Are Needed?

Most lenders will ask for two years of Tax Calculations and matching Tax Year Overviews, with the most recent year falling within the 18-month rule. 

In some cases, where the previous year’s documents are not available, lenders may accept the most recent year alone by exception — but this is not standard and will depend on individual lender policy. 

As a matter of best practice, we routinely ask clients for three years where they are available. If your income in one of the last two years was lower than usual — perhaps due to a difficult trading period, a gap in contracts, or a change in how you drew income from your company — having a third year allows us to put a business case to the lender on your behalf. It gives us the evidence to show the broader picture and argue your corner where a straight two-year view might not tell the full story. 

If you are going to the effort of gathering these documents and three years are available to you, we would always recommend collecting all three. It costs nothing extra and may prove valuable.

A Tax Calculation will only display headings that are relevant to your personal circumstances. Not every applicant will see every heading — the document is tailored to your income sources for that year. 

The sample Tax Calculation in this article shows a combination of employment income, rental income, foreign savings, and dividends — along with a relief for finance costs. This is a good illustration of how multiple income streams appear on a single document. 

Below is an overview of the most common headings and how lenders typically treat each one:

HMRC HeadingWhat It RepresentsMortgage Relevance
Pay from all employmentsSalary from an employer, or director’s salary from your own limited companyUsed alongside payslips and P60. For limited company directors, lenders use the figure shown here rather than payslips.
Profit from UK land and propertyGross rental income from personally held propertyRequired for compliance and, where used for affordability, assessed after the relief for finance costs has been deducted.
Foreign savingsInterest received from overseas savings or accountsTreatment varies by lender — most lenders will not consider this.
Dividends from UK companiesDividends received from shares in a UK limited companyUsed alongside employment income for director/shareholder applicants. Most lenders combine salary and dividends to calculate total income.
Relief for finance costsMortgage interest and allowable financial costs on rental propertiesThis is not income — it is a tax relief applied as a deduction. Lenders will reduce the rental income figure accordingly.
Total income receivedCombined figure across all income sources before allowancesThe starting point lenders work from before applying their own income calculations.
Total income on which tax is dueIncome remaining after the personal allowance has been deductedConfirms the taxable position — lenders cross-reference this against the Tax Year Overview.

Your Tax Calculation will only show the headings that apply to you. The table above reflects the headings shown on the sample document and is illustrative of what a Tax Calculation may include — your own document may show different headings depending on your circumstances.

In most cases, obtaining your Tax Calculation is straightforward once you know where to look. 

  1. From your accountantIf you use an accountant, they will usually provide this aftersubmitting your return. It is often included in the year-end documents sent to you as standard — check any emails, portal communications, or post received when your accounts were finalised. The Tax Calculation is most likely to be there. 
  2. From your HMRC online accountIf yousubmit your own returns, you can access your Tax Calculation directly through your HMRC Personal Tax Account. It may require some navigation, but the document will be available there. 

A common trap: the Tax Year Summary When navigating your HMRC online account, you may come across a document called a Tax Year Summary. This is not the same as a Tax Calculation and is not accepted by mortgage lenders as proof of income. The Tax Year Summary is a general overview of taxes paid — it does not show the breakdown of income sources in the format lenders require. Please refer to the sample Tax Calculation image in this article to confirm you have the correct document before submitting it. 

An important note for those whose returns were filed through commercial software If your tax return was submitted by an accountant using their own commercial software — rather than directly through the HMRC website — you will not be able to download your Tax Calculation from the HMRC portal, even if you have full access to your HMRC online account. This is one of the most common points of confusion we encounter. In this situation, go directly to your accountant as the first step — not HMRC. 

  1. Directly from HMRCIf neither of the above options is available, you can request your Tax Calculation directly from HMRC by telephone. This will take longer and may involve a wait, but itremains a reliable fallback. 

If you request by telephone: keep the covering letter When HMRC sends your Tax Calculation following a phone request, it will be accompanied by a covering letter confirming your name, address, and date of issue. Lenders will require both the Tax Calculation and the covering letter together — do not submit one without the other. And if you are calling HMRC for your Tax Calculation, use the same call to request your Tax Year Overviews at the same time. It will save you a second wait. 

Key Takeaways

A Tax Calculation is not just another form to track down. It is central to how lenders understand your income when you are self-employed, a director, or a landlord. 

  • Know which document you need — the Tax Calculation (SA302), not the tax return or tax summary
  • Be aware of the 18-month lender rule and how it interacts with HMRC’s January deadline
  • Collect two years as standard, three where available
  • Always pair your Tax Calculation with the matching Tax Year Overview
  • If in doubt about what you are looking at, refer to the sample image in this article 

The earlier you prepare, the fewer surprises you will encounter later. 

This article forms part of our Knowledge Hub series on mortgage documentation. You may also find our guide on Tax Year Overviews useful — it covers the companion document lenders always request alongside the Tax Calculation.

Frequently Asked Questions

If your income includes any element of self-employment, dividends, or rental income — or if we need to confirm that rental income has been correctly declared to HMRC — then a Tax Calculation is unavoidable. We cannot substitute it with a tax return, a tax summary, or a Tax Year Overview alone. We need the Tax Calculation and the corresponding Tax Year Overview together.

Yes — in almost all cases, lenders require both documents together. The Tax Calculation shows your income and tax liability; the Tax Year Overview confirms whether that tax has been paid. Lenders cross-reference the two and the figures must match exactly. Providing one without the other will result in follow-up requests, so it is best to have both ready from the outset.

Some lenders may consider documents up to around 21 months old, but your options will be more limited. If your latest Tax Calculation and Tax Year Overview fall between 18 and 21 months old, it is still worth speaking to us — there are lenders who will consider this by exception. But if you are planning ahead, filing early is always the better approach.

Whoever submitted your tax return — whether that is your accountant or a commercial software provider — should be able to produce it. If you are struggling to locate it, you can request it directly from HMRC. This takes time, but it is an important document and worth pursuing. When you do call, ask for your Tax Year Overviews at the same time so you are not waiting twice.

If you are simply switching to a new rate with your existing lender at the end of your initial period, and not borrowing any additional funds, a full income assessment is usually not required at that stage. However, for remortgages to a new lender or for any additional borrowing, income documents will be needed.

Yes. If you own a buy-to-let property in your personal name, you are required to declare the rental income to HMRC under the heading “profit from UK land and property.” As mortgage advisers, we have a professional obligation to confirm this has been done correctly — even where that income is not being used to support your affordability assessment. Where rental income is being used as part of your application, lenders will assess it after the relief for finance costs has been applied, which is why how it appears on your Tax Calculation matters. Please see our article on declaring rental income correctly for a full explanation of the reporting requirements.

Picture of About the Author

About the Author

Sekkappan Alagu is the Founder of Nachu Finance Ltd, established in 2006. With an early career in journalism and publishing, he brings clarity and structured thinking to complex financial topics. Through the Nachu Finance Blog and Knowledge Hub, he shares insights drawn from nearly two decades of client advisory experience, helping readers make informed decisions and understand best practices in mortgages, protection and long-term financial planning.

Picture of Business Profile

Business Profile

Nachu Finance Ltd is a directly authorised FCA-regulated firm providing mortgage, insurance and estate planning advice to clients across the UK. The firm takes a holistic approach — considering protection, tax efficiency and long-term planning alongside property finance — maintaining high regulatory standards while keeping advice clear and easy to follow. To learn more about the firm's background and story, visit the About Nachu Finance page.

Strengthen Your Mortgage Application Knowledge

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Why You Must Sign Your British Passport Immediately

  • Date Published : February 26, 2025
Person holding a British passport with text saying valid only with your signature

Your British passport is more than just a travel document-it’s a key form of identification. However, it is not valid until signed. Ensuring your passport is signed as soon as you receive it is essential for its validity, not just for travel but also for everyday identification purposes.

Why Signing Is Crucial

HM Passport Office specifies that an unsigned passport cannot be used for any purpose, including travel or official ID checks. Whether you’re opening a bank account, completing ID checks for a mortgage, or working with solicitors, your passport must have a signature to be considered valid.
As financial advisers, we can only accept signed passports when verifying your identity. The same applies to solicitors and mortgage lenders who will require a signed passport to complete ID checks. Without your signature, your passport will be rejected during these crucial processes.

Your Signature: The Official ID

The signature in your passport isn’t just a formality—it’s the official record of your signature. It will be referenced in numerous legal and financial situations, from signing contracts to verifying your identity. Ensuring it’s signed correctly is a simple step to avoid complications later.

How to Sign Your Passport

The process is straightforward but must be done carefully. Follow the official guidance from HM Passport Office to ensure your signature is valid and correctly positioned.

Your signature must be placed in the correct section of the passport. Refer to the example below to ensure it is properly completed.

UK passport identity page showing where to sign with X sign here highlighted

Best Practice

To avoid any inconvenience:

  • Sign your passport immediately after receiving it.
  • Follow the official guidelines to ensure it’s done correctly.
  • Double-check that your signature is clear and matches your usual signature.

Taking a few moments to sign your passport now can save you significant hassle later. Don’t let an unsigned passport delay important processes like securing your dream home or completing financial transactions.

Let us know if you need expert guidance on financial matters or mortgage advice-Nachu Finance is here to support you every step of the way!

Picture of About the Author

About the Author

Sekkappan Alagu is the Founder of Nachu Finance Ltd, established in 2006. With an early career in journalism and publishing, he brings clarity and structured thinking to complex financial topics. Through the Nachu Finance Blog and Knowledge Hub, he shares insights drawn from nearly two decades of client advisory experience, helping readers make informed decisions and understand best practices in mortgages, protection and long-term financial planning.

Picture of Business Profile

Business Profile

Nachu Finance Ltd is a directly authorised FCA-regulated firm providing mortgage, insurance and estate planning advice to clients across the UK. The firm takes a holistic approach — considering protection, tax efficiency and long-term planning alongside property finance — maintaining high regulatory standards while keeping advice clear and easy to follow. To learn more about the firm's background and story, visit the About Nachu Finance page.

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The Conveyancing Process: An In-Depth Step-by-Step Guide for Homebuyers

The Conveyancing Process: An In-Depth Step by Step Guide For Homebuyers

Buying a home is one of the biggest milestones in life. Once your offer is accepted, the legal work that transfers the property into your name begins. This process is called conveyancing.

Conveyancing can feel complex, but understanding what happens at each stage — and why — makes it easier to manage expectations, avoid delays, and plan your move with confidence.

This guide takes you through the process in detail, from instructing a solicitor through to getting your keys, including what you will need to do, common delays, and how to protect yourself when transferring large sums of money.

 
Starting the Conveyancing Process

Your solicitor can only begin once a few essential steps are complete.

From you

  • Formal instruction: You confirm in writing that you want them to act for you, providing details such as property address, agreed price, and the names of all buyers. Once this is received, the solicitor opens a new file for your transaction.
  • ID checks: Every buyer must complete ID checks. Increasingly, this is done through secure apps rather than just copies of passport and utility bills. If you are receiving a gifted deposit, the donor’s ID is also required.
  • Client questionnaire: This detailed form collects information such as your National Insurance number, employment, buyer status (first-time buyer, home mover, additional properties), property details, bank account details for refunds and balances, and the source of your deposit. Many firms now collect this through an online portal.
  • Money on account: Typically £300 to £500, used to pay for searches and other disbursements on your behalf. This is not an extra fee; it is drawn against actual costs.

From the agent and seller

  • Memorandum of Sale: Provided by the estate agent, this confirms the deal, agreed conditions, and the details of both solicitors. It is the document that connects the buyer’s and seller’s solicitors.
  • Draft contract pack: Sent by the seller’s solicitor to your solicitor. It includes the draft contract, title documents, Property Information Form, Fixtures and Fittings Form, and any relevant leasehold information if the property is not freehold.

Your solicitor can properly begin the conveyancing only once all of the above are in place.

What Happens During Due Diligence

This is the solicitor’s core legal work and is designed to protect both you and your mortgage lender.

  • Title investigation: Your solicitor reviews the property’s legal title, ensuring it matches what you think you are buying and is acceptable to your lender. They check for restrictions, covenants, rights of way, and other issues. You will usually receive a Report on Title summarising the findings.
  • Searches: Local authority, environmental, drainage and water, and other location-specific searches are ordered. These can take one to four weeks to come back and are often the longest single dependency.
  • Enquiries: Based on the title, searches, and the seller’s forms, your solicitor raises queries with the seller’s solicitor. Importantly, it is not enough for replies simply to arrive — they must be satisfactory. If not, further clarification is sought.
  • Mortgage offer: Once your mortgage offer arrives, your solicitor checks it carefully, explains conditions to you, and ensures it fits the property being purchased.
  • Deposit checks: The source of your deposit is verified. Non-standard sources such as gifts or business funds are reported to the lender.

Only once the title is approved, searches are back, enquiries are satisfactorily answered, the mortgage offer is in, and the deposit source is cleared, will your solicitor be ready to recommend exchange.

Extra Steps for Leasehold Properties

Leasehold purchases involve additional checks and often take longer.

  • Management pack: Your solicitor must obtain a pack from the freeholder and management company, covering service charges, ground rent, building insurance, consents, and any planned works. The seller usually pays for this pack
  • Payment status: Confirmation that the seller is up to date with service charges and ground rent is required.
  • Timing: Freeholders and management companies are rarely quick to respond, which explains why leasehold transactions often extend to ten to thirteen weeks.
  • Insurance: For flats, building insurance is usually held for the entire block by the management company, not by individual owners.

Documents You Will Need to Sign
Documents You Will Need to Sign
 

Before exchange, your solicitor will send you a set of documents to sign.

  • Contract: Signed by all buyers confirming you agree to the purchase. Usually, this does not need to be witnessed.
  • Transfer (TR1): This Land Registry document transfers ownership from seller to buyer. It must be witnessed by an independent adult. The witness:
    • Cannot be related to you
    • Cannot live at the same address
    • Must be over 18
    • Can witness for both buyers, but must sign against each name separately.
  • Mortgage Deed: Gives your lender a legal charge over the property. Must also be signed and witnessed under the same rules.
  • Leasehold forms and plan acknowledgement: If buying leasehold, you may be asked to sign to confirm your understanding of the property boundaries. Some solicitors also require a signature on the plan documents to confirm you know exactly which property within a development is being purchased.

We can witness signatures in our office if needed.

Your solicitor will also request the deposit for exchange at this point. Usually this is 10 percent of the purchase price, but alternative arrangements can sometimes be agreed.

Exchange of Contracts
Exchange is the legal milestone where buyer and seller are bound to complete.
  • Contracts are normally signed by you in advance and are then formally dated by the solicitors on the day of exchange.
  • The exchange date is often coordinated through the estate agent, who keeps both sides aligned.
  • At exchange, you pay the deposit (usually 10%).

Important:

  • At exchange, you do not get the keys.
  • The seller still occupies the property.
  • You are not yet making mortgage payments.

Exchange is about creating the legal commitment to complete on the agreed date.

Between Exchange and Completion
Once contracts are exchanged and a completion date is fixed, you can confidently plan your move.
  • Book packers and removals.
  • Order furniture, flooring, or appliances.
  • Give notice to your current landlord if renting.

Balance deposit example

If your overall deposit is 25 percent, you will normally pay 10 percent at exchange. The remaining 15 percent is then transferred just before completion, along with Stamp Duty and fees.

New builds

Unlike standard properties, new builds often exchange before the property is fully complete. In these cases, completion depends not only on the property being finished but also on receiving sign-offs from building control and warranty providers. This means the completion date may not be fixed at the point of exchange.

Completion Day
Completion is the day ownership transfers and you receive the keys.
  • Your solicitor will request your mortgage funds from the lender the day before completion.
  • You provide any balance deposit, Stamp Duty Land Tax, and solicitor’s fees.
  • Once the seller’s solicitor confirms receipt of all monies, they authorise the estate agent to release the keys.

When does the seller vacate?

In most cases, the seller vacates the property on completion day, sometimes the day before. Keys are usually available from the estate agent once funds clear.

When do mortgage payments start?

Only after completion. No mortgage interest is charged and no repayments are due before this point.

After Completion
Although the keys are now in your hand, your solicitor still has work to do:
  • Paying any Stamp Duty Land Tax due to HMRC.
  • Registering your ownership at HM Land Registry.
  • Registering your lender’s charge over the property.
  • Sending you final confirmation and updated title documents.

These steps happen in the background after you have moved in.

How Long Does It Take
Timescales vary, but realistic averages are:
  • Freehold homes: three to eight weeks from instruction to exchange.
  • Leasehold homes: ten to thirteen weeks due to management company delays.

A sensible expectation is six to eight weeks for a freehold and ten to thirteen weeks for a leasehold.

Exchange and completion can sometimes happen on the same day if everyone agrees and logistics allow. More commonly, there is a gap of a week or more.

Paying Your Solicitor Safely
Safe Payments to Your Solicitor
 

Large sums are transferred during conveyancing, which unfortunately attracts fraud attempts. Always follow best practice:

  • Verify bank details securely: Solicitors do not change bank details mid-transaction. Treat any message claiming otherwise as suspicious and phone the firm using a verified number.
  • Use telegraphic transfer: Online banking often has daily limits. Telegraphic transfers carry a fee but are faster and safer for large amounts.
  • Funds must come from your account: Solicitors will only accept funds from the buyer’s own account.
    • Gifts from family should be paid into your account first.
    • If using business funds, transfer them to your personal account before sending to your solicitor.

Keep transfers to as few payments as possible and always confirm receipt.

Buyer’s Checklist
Client To-Dos in the Conveyancing Process
  • Instruct solicitor, provide full details, and complete ID checks.
  • Return the client questionnaire promptly.
  • Pay money on account to enable searches.
  • Gather deposit evidence (including gift paperwork).
  • Look out for document packs to sign and arrange a proper witness.
  • Be ready to pay the 10 percent deposit at exchange.
  • Plan for the balance deposit, SDLT, and fees at completion.
  • Coordinate exchange and completion dates through your estate agent.
  • Verify solicitor bank details and plan how you’ll transfer funds.
  • Book removals once the completion date is fixed.

Frequently Asked Questions

No. You sign the contract earlier. On the day of exchange, solicitors date and formally exchange contracts.

After completion. No interest or repayments are due before then.

Yes, if all parties agree, though it’s less common where there is a chain.

Because your solicitor must obtain and check information from freeholders and management companies, who often take time to respond.

An independent adult over 18, not related to you and not living at your address. Friends, colleagues, or neighbours are ideal.

Our Transparency Promise

The Process Is Less Than Desirable

Buying a property in England involves one of the lengthiest legal processes in the world — and unfortunately, it’s widely recognised that the current system is not fit for purpose. Even the Government has acknowledged that the numerous steps, layers of checks, and dependency on multiple parties can lead to severe delays. These delays affect not only home movers but also the wider economy.

Given this complex and long-drawn process, it’s also fair to acknowledge that solicitors are often managing a large number of cases at the same time. As a result, they may not always be as responsive as you might hope. This is not necessarily a reflection of a lack of effort or interest, but rather the reality of their workload and the volume of communication involved in property transactions. Expect some delays in reaching them or hearing back, and try to plan around this to avoid unnecessary frustration.

For now, this is the system we must all work within. Until improvements are made, the best approach as a buyer is to prepare yourself for a process that can take time and make sure you do everything within your control promptly and accurately.

While it can feel like a long journey, the end result is absolutely worth it — that unforgettable day when you finally complete and collect the keys to your new home. We believe that being mentally prepared, well-informed, and fully supported makes all the difference in turning this complex process into a smoother and more satisfying experience.

How Nachu Finance Can Help During the Conveyancing Process

At Nachu Finance, we don’t stop once your mortgage offer is in place — we stay actively involved while the legal work happens.

When you instruct solicitors we work with regularly, the process often feels smoother because we already have established communication and trust. Our role includes:

  • Coordinating and following up with the solicitors to keep your case moving.
  • Sharing key documents and information you’ve already provided to us, so you don’t have to repeat yourself.
  • Chasing updates and clarifying progress, then keeping you informed in plain language.
  • Helping with forms and signatures, including acting as a witness where appropriate for certain documents.
  • Offering reassurance and explanations — helping you understand what’s happening and why each step matters.

We’ll be honest — liaising with solicitors and managing timelines is one of the more time-consuming parts of what we do, but it’s also one of the most satisfying. Buying a home is a major milestone, and we take pride in being alongside you throughout this important, and sometimes daunting, journey.

Contact Us
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About the Author

Sekkappan Alagu is the Founder of Nachu Finance Ltd, established in 2006. With an early career in journalism and publishing, he brings clarity and structured thinking to complex financial topics. Through the Nachu Finance Blog and Knowledge Hub, he shares insights drawn from nearly two decades of client advisory experience, helping readers make informed decisions and understand best practices in mortgages, protection and long-term financial planning.

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Business Profile

Nachu Finance Ltd is a directly authorised FCA-regulated firm providing mortgage, insurance and estate planning advice to clients across the UK. The firm takes a holistic approach — considering protection, tax efficiency and long-term planning alongside property finance — maintaining high regulatory standards while keeping advice clear and easy to follow. To learn more about the firm's background and story, visit the About Nachu Finance page.

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