Time is of the essence! How to set up a successful property deal…

Buying or selling a property is often described as one of life’s most stressful experiences. One reason is that it involves many moving parts, with people, organisations, processes and legal obligations all needing to come together in the right order. If you are working to a deadline, such as an agreed completion date, avoiding the expiry of a mortgage offer or linking your sale and purchase, you will quickly discover that time really matters.

So how do you set up a deal for success when time really matters? Here’s what you need to know.

1. Preparation is everything

In property law, the deals that move smoothly and quickly are the ones that are properly prepared from the start. That means doing more than just finding a buyer or putting in an offer, you need to get your paperwork, finances, and professionals in place early.

If you're selling, make sure:

• Your title deeds are available and correct. Your solicitor can help check this.
• You’ve filled in all the property forms (TA6, TA10 etc.) accurately and completely. This helps avoid delays later on when questions arise.
• You’ve dug out paperwork for any work you've had done: planning permission, building control sign-offs, FENSA certificates for windows, gas safety records, etc.

If you're buying, make sure:

• You’ve spoken with your mortgage adviser and you’ve got a Decision in Principle (DIP) at minimum.
• You’ve instructed a solicitor early, ideally before your offer is accepted, so they’re ready to act quickly when needed.
• Your deposit funds are available and can be accessed without delay. If you're relying on gifted funds, inheritance, or funds from abroad, your solicitor will need to complete extra checks, so flag this early.

2. Choose the right team

Your solicitor or conveyancer is at the heart of the transaction, but they’re not the only player. You’ll likely also be working with an estate agent, a mortgage broker or lender, and a surveyor. All of these people need to be responsive, reliable, and proactive if time is tight.

Choose a solicitor who:

• Answers your questions clearly (and doesn’t bury you in jargon).
• Is reachable and keeps you updated regularly.
• Has a reputation for being practical, not just procedural.

We often say that property law is not just about the law, it’s about problem-solving. Things will come up during the process. Having a lawyer who knows how to keep a deal on track, rather than just flagging issues, can make all the difference.

3. Agree clear timelines from the outset

When both parties are clear on timing from the start, it helps set the tone for the transaction. If you have a firm completion date in mind, for example, because of a school term, a job start date, or a mortgage expiry, make that clear early on. Similarly, if you’re flexible but your buyer isn’t, you can plan around that.

“Time is of the essence” is sometimes used as a formal legal term, but in most residential property deals, it's more about shared understanding than strict enforcement. Still, having a timeline agreed in principle (and documented in emails or estate agent memos) gives everyone something to work towards and helps reduce surprises.

4. Be honest about any complications

If there’s something in your background or the property’s history that could take time to resolve, don’t bury it. Whether it’s an old leasehold issue, a previous dispute with a neighbour, or a tricky co-owner who needs to be involved in the sale, it’s better to be upfront.

The same goes for funding. If you're buying with support from parents, or if your deposit is tied up in shares or savings accounts with notice periods, your solicitor will need to plan for this in advance to avoid last-minute delays.

5. Push when needed, but pick your battles

There’s nothing wrong with chasing people, politely, if you feel momentum is slipping. Delays often happen because someone is waiting for something but hasn’t shouted loudly enough. That said, it’s important to choose the right moments to push, and not let emotions take over.

An experienced property solicitor will often work behind the scenes to remove roadblocks you don’t even see. We know when to chase a lender, when to escalate with a local authority, and when a delay is just part of the normal back-and-forth.

6. Build in buffer time if possible

Even with the best planning in the world, things can go off-course: searches can take longer than expected, survey results may trigger new negotiations, or delays in the chain can hold things up. If you're working towards a specific date, try to build in a little breathing room where possible.

This is especially important if you're arranging removals, booking time off work, or coordinating with schools. Having a contingency plan gives you flexibility if anything slips by a few days or a week.

7. Don’t exchange until you’re genuinely ready

Exchange of contracts is when the deal becomes legally binding. At this point, dates are locked in, and if either party pulls out, there can be serious financial consequences. So don’t rush to exchange just to feel “done”. Make sure everything is genuinely ready. That includes:

• Your mortgage offer being in place and conditions met.
• Buildings insurance arranged from exchange.
• Any legal issues raised by your solicitor resolved or clarified.
• You’ve reviewed the contract pack and understand what you’re signing up to.

Once you're past exchange, the road to completion is typically short and clear, but only if the groundwork has been done properly.

In summary

Making a successful deal when time is tight comes down to three things: preparation, communication, and realism. Be prepared, choose the right professionals, and stay realistic about what’s achievable. Most importantly, don’t try to go it alone, there’s no substitute for a good property lawyer who can keep your transaction moving, protect your interests, and solve problems before they become deal-breakers.

About the author

Farah Syed is Head of Residential Property and a Partner at Laurus. She has extensive experience guiding clients through smooth, successful property transactions, with a focus on clear communication and practical solutions.

If you’re in the early stages of buying or selling, or you’ve got a deadline you’re working towards, you can reach Farah at farah.syed@lauruslaw.co.uk or on 020 3011 4730. We’ll talk you through what needs to happen, when, and how we’ll help make it as smooth and stress-free as possible.