by Sonia Lawrence | Jul 13, 2026
The Short Answer
It depends on when your buyer withdraws from the transaction.
If they pull out before Exchange of Contracts, they can usually do so without legal penalty, although it can be frustrating and disappointing for everyone involved.
If they withdraw after Exchange of Contracts, the position is very different because the contract is legally binding and there may be legal and financial consequences.
If My Buyer Pulls Out Before Exchange
Until contracts have been exchanged, neither the buyer nor the seller is usually legally committed to the transaction.
This means that a buyer may decide not to proceed for a variety of reasons, including:
- A change in their personal circumstances.
- Mortgage difficulties.
- An unfavourable survey.
- Concerns raised during the legal process.
- A change of mind.
Although this can be disappointing, it is not uncommon within the conveyancing process.
Will I Have Lost Money?
You may have incurred costs before the buyer withdraws.
For example:
- Conveyancing fees for work already carried out.
- Estate agency fees (depending on your agreement).
- Costs for obtaining leasehold or management information.
- Other expenses relating to the transaction.
Your conveyancer will advise you on any costs that have been incurred and discuss the options available to you.
Can I Put the Property Back on the Market?
Yes.
If your buyer withdraws before Exchange of Contracts, you are free to remarket your property and accept a new offer.
If a replacement buyer is found, much of the legal work already completed may still be relevant, which can sometimes help the new transaction progress more efficiently.
What If My Buyer Pulls Out After Exchange?
Once contracts have been exchanged, both the buyer and seller are legally bound to complete the transaction.
If a buyer fails to complete without lawful justification, the seller may have contractual remedies available. These can include serving a Notice to Complete, claiming contractual interest, retaining the deposit in certain circumstances, and pursuing other remedies available under the contract.
Your conveyancer will explain your legal position and advise you on the options available based on the circumstances of your transaction.
Can Anything Be Done to Save the Transaction?
Sometimes, yes.
Not every delay or concern means the transaction has come to an end.
In some cases, further discussions, additional information or revised timescales may allow the transaction to proceed.
Where appropriate, your conveyancer will work with the other parties involved to explore whether a practical solution can be reached.
How Can I Reduce the Risk?
Whilst no transaction is completely risk-free, you can help reduce the likelihood of delays by:
- Instructing your conveyancer as early as possible.
- Completing paperwork promptly.
- Providing supporting documents at the outset.
- Responding quickly to requests for information.
Being well prepared helps your transaction progress as smoothly as possible.
Top Tip
Try not to make irreversible moving arrangements until contracts have been exchanged.
Although everyone hopes a transaction will proceed successfully, the legal commitment to buy and sell only arises once Exchange of Contracts has taken place.
In Practice...
We understand how disappointing it can be when a buyer withdraws, particularly if you've already made plans or found your next home.
If this happens, we'll explain your legal position clearly, discuss the work already completed, and help you consider the most appropriate next steps, whether that's progressing with a replacement buyer or exploring the options available under the contract.
Common Misconception
"Once I've accepted an offer, the buyer has to complete the purchase."
Not quite.
An accepted offer is an important milestone, but it does not create a legally binding contract. In England and Wales, the transaction only becomes legally binding when contracts have been exchanged.
Did You Know?
Many property transactions continue successfully even after unexpected setbacks. A delayed mortgage offer, additional enquiries or a survey recommendation do not necessarily mean a sale will fall through. Good communication and early legal advice can often help keep a transaction moving.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
Having a mortgage does not prevent you from selling your property.
If your property is subject to a mortgage, your conveyancer will work with your lender to ensure that the mortgage is repaid from the sale proceeds on completion. Once it has been redeemed, the lender's legal charge over the property will be removed.
This is a routine part of the conveyancing process.
Do I Need to Tell My Conveyancer?
Yes.
When you instruct us, please let us know if your property is subject to a mortgage.
We'll ask for details of your lender and your mortgage account number so that we can obtain the information needed to progress your sale.
What Is a Mortgage Redemption Statement?
A mortgage redemption statement is a document provided by your lender confirming how much is required to repay your mortgage on a specific date.
The statement usually includes:
- The outstanding mortgage balance.
- Any interest due up to the proposed completion date.
- Any administration fees or early repayment charges, where applicable.
As the amount can change over time, we may need to obtain an updated redemption statement if your completion date changes.
How Is My Mortgage Repaid?
On the day of completion, your conveyancer will receive the sale proceeds from the buyer's conveyancer.
From those funds, we will:
- Repay your mortgage lender.
- Pay any other agreed sums from the sale proceeds.
- Deduct our legal fees and any agreed disbursements.
- Transfer the remaining balance to you.
You will receive a completion statement showing how these figures have been calculated before completion takes place.
What If My Sale Doesn't Cover My Mortgage?
If the sale proceeds are not enough to repay your mortgage and all associated costs, you should tell your conveyancer as soon as possible.
Completion cannot take place unless arrangements have been made to repay your lender in full or your lender has agreed an alternative arrangement.
We will explain the position and discuss the options available to you.
Will My Mortgage Be Removed from the Title?
Yes.
Once your lender has received the redemption monies, they will arrange for their legal charge to be discharged.
HM Land Registry will then update the title to show that the mortgage has been removed as part of the registration process.
What If I Am Buying Another Property?
If you are selling and buying at the same time, the money remaining after your mortgage has been repaid can usually be used towards the purchase of your next property.
Your conveyancer will prepare completion statements for both transactions and explain how the funds will be transferred.
Top Tip
If you think your mortgage may include an early repayment charge, check with your lender or mortgage adviser as early as possible.
Understanding these costs in advance can help you plan your finances before your property is sold.
In Practice...
Many sellers assume they need to repay their mortgage before putting their property on the market.
In fact, this is rarely necessary. In most transactions, the mortgage is redeemed automatically by your conveyancer from the sale proceeds on the day of completion, making the process straightforward for you.
Common Misconception
"I have to pay off my mortgage before I can sell my property."
Not usually.
Your existing mortgage is normally repaid from the sale proceeds on completion. Your conveyancer will obtain the necessary redemption statement, arrange repayment of your lender and account to you for the remaining balance.
Did You Know?
Most homeowners sell their property while there is still a mortgage secured against it. Redeeming an existing mortgage from the sale proceeds is a normal part of the conveyancing process and is something your conveyancer deals with on a regular basis.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
Don't panic.
It is quite common for homeowners to misplace documents over the years, particularly if they have lived in the property for a long time.
Whilst missing paperwork can sometimes result in additional enquiries or investigations, it does not necessarily mean your sale cannot proceed.
The most important thing is to let your conveyancer know as soon as possible so that we can discuss the options available.
What Paperwork Might Be Needed?
The documents required will depend on your property and any work that has been carried out during your ownership.
Examples include:
- Planning permissions.
- Building Regulations approvals.
- FENSA certificates.
- Electrical installation certificates.
- Gas Safe certificates.
- New build warranties.
- Guarantees or warranties for works carried out.
- Leasehold documentation.
Not every property will require all of these documents.
What Happens If I Can't Find Them?
The first step is to tell your conveyancer.
In many cases, documents can be obtained from another source, such as:
- The local authority.
- The contractor who carried out the work.
- The installer.
- The warranty provider.
- The managing agent or freeholder.
- HM Land Registry, where appropriate.
If replacement documents cannot be obtained, your conveyancer will advise you on the options available.
Will Missing Paperwork Stop My Sale?
Not necessarily.
The impact will depend on:
- What document is missing.
- Why it is required.
- Whether alternative evidence is available.
- Whether the buyer and, where applicable, their mortgage lender are satisfied with the information provided.
Every situation is different, and your conveyancer will discuss the most appropriate way forward with you.
Can Missing Documents Be Resolved?
Sometimes they can.
Depending on the circumstances, it may be possible to:
- Obtain replacement documents.
- Provide alternative evidence.
- Answer additional enquiries.
- Consider another appropriate solution where suitable.
Your conveyancer will explain the options available based on your individual circumstances.
Should I Tell My Conveyancer Straight Away?
Yes.
The earlier we know that a document is missing, the sooner we can begin looking at the available options.
Waiting until the buyer asks for a document can sometimes cause unnecessary delays.
Top Tip
Before your property goes on the market, spend a little time gathering together any documents you already have.
Even if you're unsure whether something will be needed, it's often helpful to provide it to your conveyancer at the outset.
In Practice...
One of the most common concerns we hear is:
"I know I had that certificate somewhere..."
You're certainly not alone.
Many homeowners have lived in their property for years and no longer have every document relating to works carried out. In many cases, there are practical ways of dealing with missing paperwork, and we'll advise you on the options available based on your particular circumstances.
Common Misconception
"If I've lost a document, my sale can't proceed."
Not necessarily.
Missing paperwork doesn't automatically prevent a sale. The most appropriate solution will depend on the nature of the document, the age of the works, the information available and the buyer's requirements.
Did You Know?
One of the advantages of instructing your conveyancer early is that it gives time to identify any missing paperwork before enquiries are raised. This often makes it easier to obtain replacement documents or consider alternative solutions, helping to keep your transaction moving.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
When selling your property, you will be asked to provide information about matters that could affect the buyer's decision to purchase or the way they use the property.
The information you provide should be accurate, complete and honest to the best of your knowledge. If you are unsure about an answer, your conveyancer will be happy to guide you.
Why Am I Being Asked These Questions?
As the owner of the property, you are often the only person who knows certain information about it.
Whilst your conveyancer can investigate the legal title and prepare the contract documentation, there are many matters that only you can answer, such as:
- Whether there have been any disputes or complaints.
- Whether alterations have been carried out.
- Whether you have received any notices affecting the property.
- What fixtures and fittings are included in the sale.
- Information about the day-to-day use of the property.
Providing accurate information helps the buyer make an informed decision and can reduce unnecessary enquiries later in the transaction.
What Sort of Information Might I Need to Disclose?
The exact information will depend on your property, but you may be asked about:
- Boundaries and access.
- Neighbour disputes or complaints.
- Notices or proposals affecting the property.
- Planning permissions and Building Regulations approvals.
- Alterations and improvements.
- Guarantees, warranties and certificates.
- Utilities and services.
- Rights of way or shared access.
- Flooding or environmental matters.
- Leasehold information, where applicable.
Your conveyancer will explain which forms apply to your transaction.
What If I Don't Know the Answer?
It's perfectly acceptable to say that you do not know where that is the honest answer.
You should never guess or provide information you are unsure about. If further clarification is needed, your conveyancer will discuss this with you and advise on the most appropriate way to respond.
What If Something Changes?
Your duty to provide accurate information does not end when you return the forms.
If your circumstances change before completion, for example, you receive a notice relating to the property, a dispute arises, or you become aware that information previously provided is no longer accurate, you should tell your conveyancer as soon as possible.
The buyer may need to be updated before contracts are exchanged or, in some circumstances, before completion.
What Happens If Information Is Missing?
Missing information does not always prevent a sale from proceeding.
Sometimes additional documents can be obtained, further enquiries can be answered, or other solutions may be available.
Your conveyancer will discuss the options with you and advise on the best way to deal with any issues that arise.
Top Tip
If you have documents such as planning permissions, Building Regulations approvals, guarantees, warranties or certificates, gather them together at the start of the transaction. Having these available early can help avoid delays later.
In Practice...
Many sellers worry about disclosing something that they think may put the buyer off.
In reality, most issues can be explained or resolved if they are identified early. The greatest difficulties often arise where information is incomplete, inaccurate or only comes to light later in the transaction.
Being open with your conveyancer from the outset allows us to advise you properly and helps the transaction progress as smoothly as possible.
Did You Know?
The Property Information Forms form part of the contract package sent to the buyer's conveyancer. Buyers are entitled to rely on the information provided when deciding whether to proceed with the purchase, which is why it is so important that the answers are accurate to the best of your knowledge.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
When selling a property, you will be asked to complete a number of forms about your home. These provide the buyer with important information that only you, as the owner, are likely to know.
Completing the forms carefully and accurately helps your conveyancer prepare the contract papers, enables the buyer to make informed decisions, and can help avoid unnecessary delays later in the transaction.
Why Are These Forms Important?
Your conveyancer can investigate the legal title to your property, but there are many things that only you can answer.
For example:
- Have you had any disputes with your neighbours?
- Have you carried out any alterations to the property?
- Are there any guarantees or warranties?
- What fixtures and fittings are included in the sale?
- Have there been any notices affecting the property?
The forms provide the buyer with information that is not recorded at HM Land Registry but may still be important to their decision to proceed.
What Forms Will I Usually Be Asked to Complete?
The forms you complete will depend on the type of property you are selling, but they commonly include:
- Property Information Form (TA6)
This provides general information about the property, including boundaries, disputes, notices, alterations, services, planning matters and other important details.
- Fixtures and Contents Form (TA10)
This confirms what will be included in the sale, such as kitchen appliances, carpets, light fittings, curtain poles, garden items and other fixtures or fittings.
- Leasehold Information Form (TA7)
If your property is leasehold, you may also be asked to complete this form, which provides information about the lease, service charges, ground rent and managing agents.
Your conveyancer will let you know which forms apply to your transaction.
What If I Don't Know the Answer?
Don't guess.
If you're unsure about any question, speak to your conveyancer before completing the form.
It is usually better to explain that you do not know or to provide additional clarification than to make assumptions that may later prove to be incorrect.
Why Does My Conveyancer Ask Questions About My Answers?
Once you've completed the forms, your conveyancer will review them carefully.
If anything is unclear or further information is needed, they may ask you additional questions before sending the contract papers to the buyer's conveyancer.
This helps ensure the information provided is as clear and complete as possible.
What Happens If Something Changes?
If anything changes before completion—for example, you receive a notice from your local authority, a dispute arises, or information you have provided is no longer accurate—you should let your conveyancer know as soon as possible.
It may be necessary to update the information given to the buyer.
Top Tip
Take your time when completing the forms.
Accurate and complete information at the start of the transaction can often reduce the number of enquiries raised later and help your sale progress more smoothly.
In Practice...
Many of the enquiries raised by a buyer's conveyancer relate to information contained within the seller's forms.
Forms that are completed carefully, supported by relevant documents where available, often reduce the need for further clarification and help keep the transaction moving.
Did You Know?
The information you provide in the seller's forms may be relied upon by the buyer when deciding whether to proceed with the purchase.
If you are unsure about any answer, your conveyancer will be happy to discuss it with you before the forms are submitted.