The UK property market continues to pose a daunting prospect for potential buyers and sellers, with property values climbing, budget uncertainty, and tax changes creating an atmosphere of unpredictability.
Despite these factors, there are signs which point towards 2026 as a good time to make the jump. Whether you are a first-time buyer, wanting to sell, or are looking for a change in scenery, this guide will help you understand the conveyancing process, the timeline involved in buying or selling a home, and the current state of the housing market, helping you make a confident, well-informed choice.
The conveyancing process explained
Conveyancing is the legal process of transferring property ownership from seller to buyer. It involves several key steps:
- Drafting and reviewing contracts
- Conducting property searches (local authority, environmental, drainage)
- Managing funds and deposits
- Exchanging contracts and completing the sale
A solicitor or licensed conveyancer will handle these tasks. At Slater Heelis, our experienced team can guide you through the process, ensuring compliance with property law and protecting your interests throughout the transaction.
How long does conveyancing take?
On average, the conveyancing process takes approximately 8–12 weeks from acceptance of your offer to completion. However, this can vary depending on:
- The complexity of the property (leasehold or freehold)
- Mortgage approval timelines
- Delays in searches or chain-related issues
To speed up the process, ensure your paperwork is ready early, respond promptly to solicitor queries, and choose an experienced conveyancer.
Buying a house timeline
- Mortgage agreement in principle – 1–2 weeks
- Property search & offer – 2–6 weeks, or longer in some cases
- Offer accepted & conveyancing begins – Immediate
- Surveys & searches – 2–4 weeks
- Mortgage final approval – 2–3 weeks
- Exchange of contracts – After all checks complete
- Completion & move-In – Usually within 1–2 weeks after exchange
Planning ahead and staying proactive can help you avoid unnecessary delays.
Selling a house timeline
- Property valuation & choosing an agent – 1–2 weeks
- Marketing & viewings – 2–6 weeks
- Offer accepted & solicitor instructed – Immediate
- Drafting contracts & responding to enquiries – 2–4 weeks
- Buyer’s surveys & searches – 2–4 weeks
- Exchange of contracts – After all checks complete
- Completion & funds transfer – Usually within 1–2 weeks after exchange
Staying organised, keeping documents ready, and working with a proactive solicitor can help you avoid unnecessary delays and keep the process moving smoothly.
The lay of the land in 2026: First-time buyers will drive the market
Following the flurry of changes brought in by the Autumn Budget, 2026 looks to be a year dominated by first-time buyers, yet sellers will also play a crucial role in shaping the market. First-time buyers made up a third of all market purchases in 2025: a record high. This surge is partly due to the Renters’ Rights Act, which gave tenants more safeguards, prompting many landlords to sell up, and increasing stamp duty costs, which have discouraged existing homeowners from moving frequently.
For sellers, this means a competitive environment where well-presented, energy-efficient homes are in high demand. With more landlords exiting the market and affordability pressures influencing buyer decisions, sellers who invest in upgrades and prepare their property for a smooth conveyancing process will stand out.
Mortgage rules have also been relaxed, allowing buyers to take out bigger mortgages with smaller deposits. For a typical first-time buyer with a 20% deposit, the mortgage payment is now above 33% of pay (a 5% decrease since 2023), bringing it closer to the long-term average of 30%. This figure is expected to fall further in 2026, meaning buyer activity will likely increase, creating opportunities for sellers who are ready to move quickly.
Location, location, location
Whilst the UK housing market is generally expected to improve in 2026, your experience will depend heavily on location and property type.
London and the South continue to face affordability challenges, slower growth and the upcoming mansion tax, which may dampen demand for high-value properties. Sellers in these areas should prepare for longer marketing periods and increased price sensitivity.
By contrast, the North West is emerging as one of the strongest markets in the country. It was the top-performing region for house price growth in 2025, with average prices reaching £225,665, up 3.5% annually, compared to the UK average of £271,068, which saw growth slow to just 0.6% in December. This resilience highlights the region’s appeal even as the wider market softened.
Looking ahead, 2026 is expected to bring further gains for the North West, driven by strong housing demand in major cities like Manchester and Liverpool. Improved transport links, expanding job opportunities and continued investment make these areas increasingly attractive to buyers. For sellers, this means quicker sales and stronger offers compared to southern markets, as property values in the North West are forecast to grow faster than the national average.
Affordability shapes buyer behaviour
Affordability remains a key barrier for many movers, whether buying or selling. Rising living costs, high mortgage rates, and the desire for turnkey homes mean buyers want properties that are well-equipped, energy-efficient, and ready to move into without major renovations. Sellers who can meet these expectations will attract stronger offers and reduce time on the market.
Mortgage rates are still higher than pre-2022 norms but are easing slowly. Should rates fall from the current ~4.2% range to closer to 3.7%, buyer activity will rise, benefitting sellers who have priced competitively and prepared their paperwork early.
Due to limited supply and competitive conditions, both buyers and sellers are prioritising quality and sustainability. Homes with modern features and strong EPC ratings will command a premium. Key priorities include:
- Energy-efficient upgrades
- Lower-cost heating
- Better EPC ratings
- Improved insulation
- Smart home technologies
For sellers, investing in these areas can significantly improve marketability and speed up the sale process.
Another aspect to consider is changing buyer priorities across the UK property market. Many people now place a high value on flexibility and balance, prioritising features like home offices and garden spaces.
Post-covid, the rise of hybrid working has made space, comfort and a home that supports both homeworking and the ability to commute paramount in many people’s list of priorities, as sustainable living becomes a long-term goal for UK homeowners.
Expert conveyancing support with Slater Heelis
At Slater Heelis, we understand the importance of getting every step right when buying or selling a property. Our experienced conveyancing specialists can guide you through every stage, ensuring compliance with UK property law and protecting your interests throughout the process.
We provide:
- Full conveyancing services for buyers and sellers
- Support with mortgages and Stamp Duty
- Clear-practical advice on timelines, contracts and legal checks
With decades of experience and over 1,700 five-star reviews, we’re trusted by clients across the UK to deliver reliable, straightforward legal support.
All information in this article is accurate at the time of writing (05/01/2026).
Get In Touch
Zara Banday is a Partner and the Head of our Residential Property team specialising in property sales and purchases, mortgages and remortgaging, and leasehold agreements.
If you’re considering buying a home, whether with friends, family, or as an individual, contact our team today on 03330 606 853 or fill out our online contact form.
