Buying guide
Completion Day and Getting the Keys: What Buyers and Sellers Need to Know
In England and Wales, the buyer normally gets the keys on completion day after the buyer's solicitor sends the completion funds and the seller's solicitor confirms receipt and authorises key release. Exchange of contracts is the earlier legally binding stage; it does not itself give you possession. Arrange removals around an uncertain handover time, not a guaranteed morning collection.
Applies to: Focus on England and Wales conveyancing; Scotland and Northern Ireland have different legal processes.
Exchange and completion are not the same
In England and Wales, exchange of contracts generally creates a legally binding commitment to buy and sell. Completion is the agreed date for the purchase money to be transferred and ownership to pass. These events can happen on separate days; asking your conveyancer to clarify their timing is essential before committing to a removals arrival or van booking.
A buyer who has not yet completed should not assume they can collect keys because the moving company has arrived or the property looks vacant. The estate agent or seller should release keys once the necessary completion confirmation has been given.
Practical checklist
- Confirm contractual completion date with your conveyancer.
- Ask who will confirm completion and release keys.
- Clarify whether access can be expected in the morning or later.
What happens to the money and keys
The buyer's conveyancer normally arranges the purchase transfer under the agreed terms. The seller's legal representative confirms receipt and the parties are notified. When the agent receives authorised release instructions, the buyer can collect the keys or agree another handover method.
Banking or communication delays can mean that the sale is legally progressing even when the removals van is waiting. Avoid relying on a fixed handover hour unless the people handling the sale have expressly confirmed the arrangements.
Practical checklist
- Keep your conveyancer and agent reachable.
- Verify payment instructions independently to reduce fraud risk.
- Keep a contingency plan for waiting.
Plan removals without assuming an early release
Tell the removals company that the job depends on completion and discuss its waiting-time policy in advance. For a chain of related purchases and sales, delays can cascade between properties. Check whether the moving quote covers waiting, late access, additional labour and possible temporary storage.
Pack your most important personal items separately so you can manage a later-than-expected handover. Arrange legal van parking at both ends, and avoid blocking public roads or access while waiting for keys.
Practical checklist
- Ask for the quote's waiting-time terms.
- Plan alternative parking and a safe waiting point.
- Keep essentials, food and medicines with you.
Once you receive the keys
Inspect the property and note any urgent safety issues, condition differences or belongings unexpectedly left behind. Check the agreed fixtures and fittings where relevant. Photograph meter readings, check locks and find the stopcock and consumer unit. If something conflicts with the contract or handover agreement, contact the conveyancer or agent promptly.
When selling, leave the property in the condition agreed in the contract, hand over the agreed keys and retain final bill readings and any documents needed to close old accounts.
Practical checklist
- Verify agreed fixtures and fittings.
- Record meter readings and property condition.
- Tell your insurer when occupancy begins.
- Update utility and council accounts.
What to read next
Continue with the most relevant next step, or explore the buying journey.
References and further reading
These are the original legal, regulatory and professional sources used to inform this article. MMG explains the key steps above so you do not have to follow external links to find the answer. Circumstances and UK jurisdiction can affect the rules, especially for legal or financial decisions.
- GOV.UK: Conveyancing when buying(opens in a new tab)
- GOV.UK: Conveyancing when selling(opens in a new tab)
My Move Guide publishes general information, not personalised legal, tax, mortgage or financial advice. Estimates and requirements differ by location and circumstances.