Buying or Selling A Home? Here's How To Speed Up The Process And Limit Stress

Buying or selling your home is one of life's biggest milestones – but it can also be one of the most stressful. From legal jargon and unexpected costs to long delays, building issues, and confusing paperwork, it's easy to feel overwhelmed and out of your depth.

This article explains the conveyancing process and explores common problems buyers and sellers face, the services that can make your journey easier and safer, and why understanding property searches, surveys, and the roles of your agent, conveyancer, mortgage broker and others are absolutely essential. We'll also introduce you to a supportive community where you can ask questions and get trusted advice every step of the way.

STEP 1: Appointing the Right Estate Agent

Your journey starts with choosing an estate agent. Many sellers are tempted to choose a low-fee agent to save money, but this can backfire. Low-cost agents often take on more clients than they can handle, leading to poor communication, limited support, and slower sales.

Always look for an agent who:

• Has strong local knowledge and a proven track record
• Offers support with collecting Material Information early and instructing a solicitor at the start
• Uses modern platforms like WiggyWam to manage communication and gain access to the services needed to speed up the process

A good agent today doesn't just market your property - they should initiate digital material information collection, help you access digital property workspaces, and recommend you instruct a conveyancer immediately to avoid delays down the line. They also play a central role in helping facilitate collaboration between you, your conveyancer, the buyer, the buyer's solicitor, the mortgage broker surveyor, and others involved in the transaction.

STEP 2: Digital Material Information Collection

Material information refers to the legally required details a seller must provide about their property before a sale can proceed. This includes forms such as the TA6 (Property Information Form), TA7 (Leasehold Information), and TA10 (Fittings and Contents), which disclose key facts like boundaries, disputes, planning permissions, building work, utilities, flooding history, leasehold charges, and more.

These forms have historically been completed manually, often resulting in illegibility, omissions, and delays when errors are discovered. Today, many sellers are completing them through secure digital platforms that guide users step-by-step and provide helpful prompts to avoid common mistakes. This not only ensures that the information is complete and legally compliant, but also speeds up the conveyancing process significantly.

One recent example involves two siblings selling their late mother's flat. They lived in separate counties and used a solicitor based in a third location. Their solicitor used traditional methods for completing the forms (hard copies sent by post). This caused long delays, particularly where documents required both signatures. There was no shared platform, no live guidance, and no ability to collaborate efficiently. A digital platform would have enabled both siblings to access the forms simultaneously, make corrections instantly, and sign electronically - drastically reducing turnaround time, confusion, and stress.

There are a number of platforms that offer smart digital solutions where sections of the TA forms can be automatically populated using existing data, such as title deeds, Land Registry records, and environmental databases. This not only speeds up the process but ensures that answers are accurate and consistent with publicly available records. You can find multiple articles on how WiggyWam supports the above such as:

• How estate agents can easily ensure their portal listings are Material Information compliant
• The future of online engagement and why niche property focused social network platforms, with built in property portal and marketplace are the way to go
• The urgent need for effective communication in property sales
• WiggyWam - the ultimate property community, portal and marketplace

If you are the seller, when deciding who to list your property with, ask if they are using WiggyWam or similar platforms, ask the same of the solicitor you choose too (this applies to buyers also). If they are not already aware, then share this article and those links with them. The solutions offered here will significantly enhance your experience, and with all parties using the same platform, will speed up the process and reduce unnecessary anxiety and stress.

Early digital completion of material information, plus the use of more modern methods of communication helps conveyancers respond faster, reduces the need for repeated queries, and allows estate agents to market the property in full compliance with the latest regulations.

STEP 3: Understanding Legal Requirements and Material Information Disclosure

When choosing your estate agent, make sure they are material information compliant. Again, you can point them to this article for them to understand why you are asking. As a buyer, if it isn't clear on a property listing, raise it with the agent.

Providing material information is now a legal requirement. Under the updated Consumer Protection from Unfair Trading Regulations (CPRs) and the oversight of National Trading Standards, estate agents must not advertise a property on portals etc. without upfront disclosure of all relevant information. Failing to do so can result in:

• Significant fines
• Trading bans
• Referrals to redress schemes

The Negotiator, a major UK property industry news provider, highlights how enforcement is ramping up. One estate agency was investigated by Trading Standards after failing to disclose that a listed property was in a flood-risk zone and had a non-compliant septic tank. The sale collapsed just before exchange, the seller lost their onward purchase, and the agent was sanctioned.

In another case, a buyer discovered post-offer that a loft conversion had no building control approval - something that should have been disclosed early. The fallout led to renegotiation, delays, and a damaged relationship between buyer and seller.

These real-life examples highlight why early, accurate, digital submission of material information is essential for a faster, legally compliant, and less stressful property transaction.

This is also where the role of independent search providers like becomes crucial. As reported by WiggyWam, these behind-the-scenes specialists ensure that conveyancers receive accurate, up-to-date, and localised property search results quickly and efficiently. Independent search providers often go beyond automated systems used by large national law firms - offering human oversight, local authority relationships, and expertise that can catch issues others might miss. This is something buyers can ask about when choosing their solicitor. Again, you can share this article with them to help them understand why you are asking, and how utilising the services of an Independent Personal Search Agent (IPSA) not only supports them, but helps speed up the process for all concerned.

In cases involving fire safety defects, cladding risks, or planning discrepancies, the diligence and speed of these search specialists can mean the difference between discovering critical problems early or walking into a financial disaster. Their work supports conveyancers by surfacing hidden risks, ensuring nothing is overlooked in the rush to exchange. This is especially important in leasehold sales, new builds, and older properties where legacy issues, historical charges, or incomplete planning documentation are more likely to surface.

These providers form a vital link in the chain – quietly unearthing crucial data that gives buyers and their advisers the clarity and confidence needed to move forward. Their services are not just a tick-box exercise; they are key to safeguarding your transaction and protecting your investment.

The risks of incomplete or withheld material information are especially stark when it comes to fire safety. A high-profile example is the ongoing crisis faced by leaseholders at Royal Artillery Quays and other developments built by major housebuilders such as Barratt. Following post-Grenfell cladding reviews, many residents discovered their buildings were constructed using unsafe materials, including combustible cladding and missing fire cavity barriers. These defects were not initially disclosed during the conveyancing process, leaving buyers unable to sell, remortgage, or even insure their properties.

Some residents have been left with enormous remediation bills or service charge increases while their homes remain unsaleable. The absence of this information during the original sales process has since been highlighted as a failure of transparency and proper due diligence.

Campaigners such as Lord Lytchett and Stephen Day have been working tirelessly to raise awareness of the human and financial cost of these building safety issues. Their work has brought national attention to the urgent need for transparency and accountability in property transactions, particularly in relation to material information disclosures.

These cases demonstrate the devastating long-term consequences of failing to disclose critical safety and structural issues during a sale. By ensuring material information is submitted early, reviewed carefully, and disclosed transparently – using secure, smart digital platforms – sellers, agents and conveyancers can help protect future homeowners from falling into similar crises.

For buyers, it's another reason to work with a trusted conveyancer, or specialist service providers like Wendy Gibson of The First Time Buyers Club  to ask thorough questions, and to make sure they're seeing the full picture before committing to a purchase. There are numerous articles and videos on WiggyWam that discuss the issues raised above. 

STEP 4: Get Your Mortgage in Principle Before Making an Offer

Before a buyer makes an offer, it's strongly recommended - and often expected - that they have a Mortgage in Principle (also known as an Agreement in Principle or Decision in Principle). This is a statement from a mortgage lender confirming how much they're willing to lend based on a basic financial assessment.

A Mortgage in Principle is not a binding offer, but it shows estate agents and sellers that you're a serious buyer and financially prepared. Most estate agents won't accept an offer - or even allow a viewing - unless this is in place.

What you'll typically need:

• Proof of income (such as payslips or tax returns)
• Proof of identity and address
• Credit score and details of any outstanding debts

Having a Mortgage in Principle:

• Helps you understand your budget
• Strengthens your offer against others
• Can speed up the mortgage application process once the offer is accepted

Speak to a mortgage broker or lender early in your home search so you're prepared when the right property comes along. Also, select one that uses (or is open to using platforms like WiggyWam to communicate and collaborate throughout the process. 

STEP 5: The Offer Is Accepted – Time for Both Parties to Get Moving

Once an offer is accepted, it's essential for both buyer and seller to move quickly.

• Sellers: Your solicitor should already be appointed. Your material information should be well underway and shared digitally to avoid delays.
• Buyers: Appoint your solicitor immediately and ensure they begin the legal process promptly. Order your property searches right away -  this will avoid unnecessary delays later. These can be ordered through the solicitor, or even earlier from your estate agent. If your agent doesn't currently offer this service share this article with them which explains more about it.

STEP 6: Consider a Reservation Agreement To Reduce the Risk of Gazumping or Gazundering

A reservation agreement protects both buyer and seller by committing both parties to proceed, listing acceptable withdrawal reasons, and applying financial penalties for backing out unfairly.

Typical reservation fees: £500 - £1,000 per party. These are usually refunded after completion, depending on how the agreement is structured. Be sure to get clarity on what happens to the funds in writing. Reservation Agreements are legal and enforceable under contract law when drafted properly. While not currently mandatory, the UK government has been exploring wider adoption following successful pilot schemes. Being proactive at this point saves time, reduces stress, and helps identify any problems early. They:

1. Lock in the offer price
2. Commit both the buyer and the seller to proceed
3. List acceptable reasons for withdrawal (such as serious survey issues or legal complications)
4. Include a financial penalty for withdrawing without good cause

• Gazumping occurs when a seller accepts a higher offer after already agreeing to yours.
• Gazundering is when a buyer lowers their offer just before exchange.
  
  

• Surveys
• Conveyancing
• Mortgage applications

If the seller pulls out, that money is lost. A reservation agreement helps to protect both parties' investment in the transaction.

In most cases, both the buyer and seller get their reservation fees returned in full once the sale completes. However, this depends on how the agreement is structured:

• If a third party (such as an estate agent or solicitor) is holding the fees, they usually return the funds after exchange or completion.
• In some cases, the reservation fee might be deducted from the final purchase price (for the buyer), or used to cover admin fees – but only if agreed in writing beforehand.

To avoid disputes, the agreement should clearly state what happens to the money after completion, and who is responsible for holding it. You can see a sample agreement here.

STEP 7: Conveyancing and the Legal Stages

Conveyancing is the legal process of transferring property ownership from one person to another. It begins when your offer is accepted and ends on completion day, when you receive (or hand over) the keys.

It includes reviewing contracts, ordering property searches, managing the transfer of funds, and registering the new ownership with HM Land Registry. Each stage ensures the transaction is legally sound and protects your financial investment.

What is a Conveyancer?

A conveyancer is the legal professional who handles this entire process for you. This could be a solicitor or a licensed conveyancer - both qualified to carry out the legal work involved in buying or selling property.

Your conveyancer will:

• Handle and explain the contract
• Order and interpret property searches
• Liaise with the other side's solicitor
• Work with your mortgage lender
• Ensure funds are transferred securely
• Register your ownership with HM Land Registry

Finding a Conveyancer

A word of warning here: avoid what are often referred to as "conveyancing factories" - large firms offering low-cost services (typically around £500–£700) but operating with a high volume of cases and minimal personal contact and usually all done online. In these setups, your case might be passed between several team members, none of whom are personally responsible for seeing it through.

Consider the case of a first-time buyer who chose an online solicitor offering conveyancing for just £600. At first glance, it looked like a great deal. But weeks turned into months, and his calls and emails went unanswered. When he finally got hold of someone and asked what could be done to move things along, he was told he'd have to pay an additional £800+ to be moved to their 'premium' service tier. What started as a budget-friendly option turned into a slow, stressful, and ultimately more expensive process.

Other buyers have shared similar stories on forums like MoneySavingExpert - from contracts sitting untouched for weeks, to deals falling through because their solicitor failed to act in time. In many cases, the buyers were unaware they had signed up to a volume-driven firm where individual attention was not part of the service.

To protect your time, finances, and peace of mind, look for a conveyancer who:

• Specialises in residential property
• Offers clear, direct, and regular communication
• Has consistently positive reviews from previous clients
• Provides transparent pricing and timelines upfront

The Three Key Stages of Conveyancing

1. Pre-Contract Stage
   Your conveyancer reviews the draft contract, orders property searches, and raises any legal questions with the seller's conveyancer.
2. Exchange of Contracts
   Both parties sign the contracts and agree a completion date. The transaction becomes legally binding and a deposit is usually paid.
3. Completion
   The balance is transferred, the keys are exchanged, and your conveyancer registers the new ownership.

STEP 8: Common Problems and How to Solve Them

Forums like MoneySavingExpert and real-world case studies regularly highlight recurring issues:

• Poor Communication
  Delays in updates from solicitors and agents cause unnecessary stress.
  Solution: Choose a conveyancer with a track record for responsive communication, who uses modern methods and platforms that provide the tools for collaborating throughout the transaction. 
• Unexpected Costs
  Legal fees, disbursements, and survey charges often come as a surprise.
  Solution: Request a full breakdown of all fees in advance. Or, find one that charges a fixed fee that includes all the charges (in some cases there might still be additional fees, for example new searches based on unforeseen issues identified in the initial reports).  
• Delays and Admin Issues
  Mortgage processing, long chains, and paperwork mistakes frequently hold up transactions.
  Solution: Be proactive, respond quickly, and try to avoid properties involved in long chains.
• Leasehold Complications
  Leaseholds can come with ground rent, service charges, and restrictive clauses.
  Solution: Use a conveyancer who understands leaseholds and explain all conditions clearly.
• Emotional Overload
  The process can feel all-consuming.
  Solution: Find emotional support, talk to others, and take breaks when needed.

STEP 9: Searches and Surveys Explained

Understanding Search and Survey Results

Many buyers struggle to interpret technical reports. One buyer recently used a specialist service where a property expert translated search and survey results into simple terms and gave guidance on what to ask the solicitor and seller. This kind of support turns uncertainty into informed decision-making. Below are some things buyers can do to help speed up the process.

Order Searches Immediately

As mentioned in Steps 2 and 3, searches should have been ordered immediately by the buyer. Delaying searches until a mortgage offer arrives is outdated and inefficient. Your conveyancer should order them as soon as the offer is accepted. You should prompt them to do this if they haven't suggested it. Again, for them to understand why you are asking for this, point them to this article.  

Search and Transaction Insurance

Searches are typically valid for three months. If the transaction is delayed, you may need to pay to repeat them. Transaction insurance protects you financially if the deal falls through or searches expire - particularly if the sale isn't completed within the 3 month period the searches are valid for. Many will need to be re-done. Some insurance policies can cover repeat searches for up to 18 months. For an additional small outlay this can save you from having to do repeated searches and all the extra costs that would entail.

Understanding Property Searches – What You're Really Paying For

Property searches highlight potential legal or environmental risks before contracts are exchanged. Here's what they cover (please note, the costs here are approximates and will vary between providers):

• Local Authority Search
  Checks: Planning permissions, enforcement notices, road schemes.
  Cost: £200–£300
  Case Example: A buyer discovered, at the last minute, that a new road scheme would run directly behind their future garden – a major issue only flagged by this search.
• Environmental Search
  Checks: Flood risk, land contamination, pollution.
  Cost: £250–£350
• Water and Drainage Search
  Checks: Access to mains water and sewer systems.
  Cost: £50–£100
• Flood Risk Search
  Checks: Current and historical flood risks.
  Cost: £20–£50
• Chancel Repair Liability Search
  Checks: Potential liability to pay for church repairs.
  Cost: £20–£40
  Case Example: A Somerset couple were forced to pay £6,000 after unknowingly inheriting this obligation.
• Mining Search
  Checks: Past mining activity and subsidence risks.
  Cost: £25–£120 depending on location
• Planning Search
  Checks: Nearby developments or applications.
  Cost: £30–£60
• Land Registry Search
  Checks: Legal ownership, title boundaries, and any charges.
  Cost: £3–£7

Choosing the right combination of searches based on your property's location is essential. Trust your conveyancer to advise on what's necessary – and don't skip them to save money.

Understanding Building Surveys – Know What You're Buying

Surveys assess the physical condition of a property. They are separate from legal searches and come in several levels (again costs are approximates and will vary between providers):

• RICS Level 1 (Condition Report)
  Best For: New or modern homes in good condition.
  Includes: Basic condition with traffic-light ratings.
  Cost: £300–£500
• RICS Level 2 (Homebuyer Report)
  Best For: Conventional properties.
  Includes: Structural issues, damp, roofing, advice on repairs.
  Cost: £400–£700
• RICS Level 3 (Building Survey)
  Best For: Older, unusual, or renovation-needed homes.
  Includes: Detailed analysis including structure, materials, and risks.
  Cost: £600–£1,200
• New-Build Snagging Survey
  Best For: Recently built properties.
  Includes: Identifies poor workmanship and defects.
  Cost: £300–£600

Case Example: A buyer who skipped a full survey on a Victorian home later paid over £15,000 to fix hidden damp and roofing problems. A Level 3 survey would have flagged these upfront.

Specialist services like those offered by The First Time Buyers Club also exist to explain search and survey results in simple terms and help you act on them – a must for first-time buyers.

STEP 10: Join A Dedicated Property Platform To Help You On Your Journey

Buying or selling your first home doesn't need to be stressful. With the right people, clear information, and a platform that brings it all together, you can move forward with confidence. WiggyWam is your all-in-one property platform that lets you:

• Find property for sale or rent
• Find agents, solicitors, surveyors, mortgage brokers, tradespeople and other property professionals
• Collaborate with your whole team when buying or selling a property (agents, solicitors, brokers, etc.)
• Track milestones and tasks (yours and all other parties involved in the transaction) and receive instant updates when tasks are completed
• Ask questions and get advice from professionals and other home movers
• Access vetted services, checklists, video tutorials, support groups
• Engage in discussions within local groups and more

Join WiggyWam today and see the difference a supportive property community can make.

Start with the basics, ask plenty of questions, and choose people who genuinely want to help. When you're ready, join WiggyWam and see just how much easier the journey can be. Setup your free account today!