The transition from searches coming back to exchanging contracts is often smoother than buyers expect. How quickly it happens depends on what the searches reveal, how promptly the seller’s side answers enquiries, whether your mortgage offer is in place, and the rest of the chain. With everything lined up, this stage can move quickly. Searches returning is a real milestone, and while it isn’t the final step before exchange, it means your transaction is now in its later stages.
What Does Your Solicitor Do When Search Results Come Back?
When your property searches are returned, your conveyancing solicitor reviews every entry in detail, checking the results against the title deeds, the contract, and your mortgage lender’s requirements. This stage can feel quiet from a buyer’s perspective, but it’s where the legal work happens. Your solicitor is making sure nothing in the results affects your ability to own, mortgage or resell the property. If everything is clear, they’ll report to you and move towards exchange. If something needs clarifying, they raise enquiries.
What are pre-contract enquiries?
Pre-contract enquiries are formal questions your solicitor sends to the seller’s solicitor about anything the searches, title or contract haven’t fully answered.
Let’s understand with an example: the search or survey shows an extension, but there’s no building regulations certificate on file. Your solicitor will ask the seller to produce it or explain its absence. The speed of the seller’s responses is the single biggest variable between searches and exchange. Quick, complete answers keep things moving whereas slow or partial answers are the most common cause of delay at this stage.
How can you speed up the time between searches and exchange?
There’s more in your control than you might think:
- Respond to your solicitor promptly. Signed documents and answered queries keep your file at the top of the pile.
- Have your deposit funds ready and evidenced. Your solicitor must verify where your money comes from, so gather bank statements and source of funds documents early. Our guide to ID checks and source of funds explains what’s needed.
- Hold off booking removals until exchange. A fixed completion date only exists once contracts are exchanged, and booking early creates pressure without speeding anything up.
Property searches to exchange FAQs
Can you exchange contracts before searches are back?
It’s possible but rare. Most mortgage lenders require completed searches first. In limited cases, search indemnity insurance can be used instead; your solicitor will advise if it’s suitable.
Does the seller see my search results?
It’s possible but rare. Most mortgage lenders require completed searches first. In limited cases, search indemnity insurance can be used instead; your solicitor will advise if it’s suitable.
What if the searches reveal a problem?
Don’t panic. Most issues can be resolved through enquiries, indemnity insurance or renegotiation.
Ready to get moving?
The sooner your solicitor is instructed, the sooner your searches are underway. If you’re buying your first home and want a conveyancing team that is proactive and committed to keeping your purchase on track, get in touch for a quote.
