The short answer
Completion is the day the money arrives with the seller's conveyancer and the home becomes yours. You get the keys once it's confirmed, usually from the estate agent. In a chain the money moves one step at a time, so the keys often come in the afternoon rather than first thing.
What completion is
Completion is the last legal step of a move. The date is fixed when contracts are exchanged, so by the time it arrives everyone knows which day it is. On the day, the buyer's money reaches the seller's conveyancer, the seller hands over ownership, and the buyer gets the keys. If you're not sure how that differs from exchange, our guide to exchange vs completion explains both.
How the money moves on the day
- The lender pays the buyer's conveyancer. Your conveyancer requests the mortgage money a few days ahead, so it's usually in their account on the morning of completion.
- The buyer's conveyancer pays the seller's conveyancer. They send the mortgage money and the rest of the price by bank transfer.
- The seller's conveyancer confirms it's arrived. That moment is completion. They tell the estate agent the keys can be released.
- The money carries on up the chain. If the seller is also buying, their conveyancer uses that money for their purchase, and so on to the top.
Why chains complete in order
Most people in a chain need the money from their sale to pay for their purchase. So the first buyer at the bottom pays, then the next person can pay, then the next. Each step means a transfer leaving one bank and landing in another, plus a check that it's arrived. In a long chain, that takes time, which is why the keys often aren't released until the afternoon. Nobody can promise an exact time on the day.
When the seller has to be out
The contract sets a time by which the sale should complete and the seller should have left the property empty. Your conveyancer will tell you what's been agreed for your move. If you're selling, plan to be packed and out by then, even if the money hasn't arrived yet.
On the day: if you're buying
- Book removals with the afternoon in mind, and ask the company how flexible they can be if things run late.
- Keep your phone on. Your conveyancer will let you know the moment you've completed.
- Collect the keys from the estate agent once they've heard from the seller's conveyancer.
- Take photos of the gas, electricity and water meters as soon as you're in, and send the readings to the suppliers.
- Check everything included in the sale is there, and find the stopcock and the fuse box.
Buying your first home? Our first-time buyer checklist covers what to sort before the day.
On the day: if you're selling
- Book removals early enough to be out by the agreed time.
- Take final meter readings and give them to your suppliers.
- Leave every set of keys with the estate agent, including window and garage keys.
- Leave behind the fixtures and fittings you agreed to, and take everything else, including rubbish.
- Leave manuals and guarantees for things like the boiler somewhere easy to find.
Protect your money from fraud
Criminals target home movers because large sums change hands on known days. They send emails that look like they're from your conveyancer, saying the bank details have changed. If you send money to the wrong account, it can be very hard to get back.
- Before you send any money, phone your conveyancer on a number you already know and confirm the bank details.
- Your conveyancer won't change their bank details by email. Treat any email saying otherwise as fraud.
- If something feels off, stop and call before you pay.
What happens after completion
- Stamp Duty. If you're buying, your conveyancer sends the Stamp Duty Land Tax return to HMRC and pays any tax due, within 14 days of completion.
- Land Registry. Your conveyancer registers you as the new owner with HM Land Registry, along with your lender's mortgage. This can take a while, but you own the home from completion.
- The seller's mortgage. The seller's conveyancer pays off the seller's mortgage from the sale money and sends the seller what's left.
Common questions
What time do you get the keys on completion day?
There's no set time. It depends on when the money arrives, and in a chain that's often the afternoon.
Can I get the keys before completion?
Not usually. Until completion the home still belongs to the seller. Some sellers agree to early access, for example to measure up, but it's their choice and your lender may need to agree.
What if completion is delayed on the day?
Usually it's a slow transfer somewhere in the chain, and it sorts itself out later that day. Your conveyancer will keep you posted. If someone misses the date altogether, the contract sets out what happens next.
Do I need to be at the property on completion day?
No. Completion happens between the conveyancers. You just need to be around to collect the keys or hand them in.
Can completion happen on a weekend?
Not in practice. Completion needs banks and conveyancers working, so it happens on a working day.
How we help
You get a named conveyancer from day one, and a WhatsApp message the moment you've completed, so you're not left refreshing your inbox. You pay a small amount to get started, and the rest is due on completion. To see everything we do along the way, read what a conveyancer actually does. We're regulated by the Council for Licensed Conveyancers.
