extremely stressful house sale and getting a removal company

uralmaid

Sorry for the long post. Our house sale has been a nightmare. We put the house on the market in July 2020. Got a sale straight away. nearly 3 months later turned out buyers couldn't proceed. Put back on market and sold again within a couple of days. After months of questions and chasing it turned out our buyers had an issue with land they were selling and wouldnt be able to proceed for the foreseeable future.  Put house back on market and sold again.  This time lovely buyers.  5 weeks ago they lost their sale and resold immediately so back to square 1 with paperwork.  Fast forward to today - all solicitors know we are working to complete before the stamp duty deadline.  Our buyers buyers have asked their solicitors to expedite searches as they are being quoted 15th June for their return. We have a key undertaking for the house we are buying as when we revisited it after months of waiting for all the above, we found the place had been allowed to deteriate and also lots of rubbish everywhere, so have agreed we can have 1 week between exchange and completion in order to clean and clear it.  I am getting very worried that as we get close to exchange we wont be able to get the removal company.  Our current property is large and we have a lot of machinery etc in the outbuildings. Our removal quotes have all said 2 large removal vans and 3 days required.  All the companies we have got quotes from require full payment before the big day - which I don't have a problem with. But - I am worried that say we book them for a date and pay, but then have to change the date they might not have the vans available and a. we wouldnt be able to make the completion, and b. we have to find another company if at all possible - but have already paid them their prices which are in the region of £3500.  I am having sleepless nights and am racked with anxiety, added to which my mum-in-law has just passed away and we are having to arrange the funeral in a place which is 100 miles from where we live.  Any help and advice would be appreciated. Sorry for the long post.

davilown

I think with regards to the stamp duty holiday, you’ve got no hope. Best stat planning to pay that and look to complete August time, together with a 10-14 day break between exchange and completion.

hazyjo

Agree with the above.

Would also suggest trying to avoid a Friday completion as they tend to be the most popular day.

When you're getting close to exchange, check again for availability. Pencil in (at no cost) with a couple of companies and ask them to ring you should anyone else actually book them.

uralmaid

I am not worried about paying stamp duty - its just the logistics of everything. 

pinkteapot

Short version (sorry OP, I think people may not find the actual question you're asking in your post): 

OP is mid-chain. The chain has agreed to have one week between exchange and completion. OP's move is physically complex with lots of stuff, and machinery from outbuildings. Removals are quoting around £3500 - it's a multi-day job with several trucks. They want payment up-front. OP is concerned about either (1) not booking until exchange then not being able to get a company, or (2) paying before exchange then losing money if the date moves, and then not being able to get someone for the new date. 

My thoughts are the same as hazyjo's. Definitely avoid a Friday as it's the busiest day for removal companies. Thursday is probably next busiest. Tuesday or Wednesday would probably be good. 

Remember that removal companies are well used to the fact dates tend to be finalised quite last-minute. All the ones I've used have pencilled us in (with no commitment) then once we've exchanged I've phoned them to confirm. However, I have had more than a week between exchange and completion, so more time to find an alternative company. In your case, I would pencil in with 2-3 companies, then stay in close phone contact with my solicitor when exchange is imminent, and ring round the companies to check they've still got the date on the day before/morning of exchange. On the morning of exchange you can tell the companies you'll know if the date is confirmed by the end of the day and can then confirm the booking. Make sure your solicitor and EA (in case the solicitor forgets) know to phone you as soon as exchange has happened then get straight on the phone to book.

If you're too nervous to book after exchange (which I would understand), then alternatively, tell your solicitor they must phone you at the moment the chain is ready to exchange, but then hold off proceeding for 15 minutes till you phone them back. Immediately ring the movers and get a booking confirmed, then phone your solicitor back and tell them to go ahead. The rest of the chain probably wouldn't even notice this hold-up (on my last sale we were ready to exchange then my buyer's solicitor went AWOL for four hours which had everyone tearing their hair out). However, you would then bear some risk with regard to the fee if someone else in the chain has a *very* last minute change of heart and pulls out. 

eddddy

If you have a key undertaking - it sounds like your sellers are fairly 'easy-going' and flexible. And presumably their property is currently vacant.

So maybe ask them if you can start moving machinery etc into an outbuilding (or similar) between exchange and completion. That might take some of the pressure off 'the main move' on completion day.

You would have to investigate insurance - you'd have to see if you could arrange suitable contents insurance at the new property during that period (or just bear the risk yourself).

uralmaid

Thanks everyone

Thrugelmir

uralmaid said:

I am not worried about paying stamp duty - its just the logistics of everything. 

Then best to dictate matters rather than being dictated too. Give yourselves a sizable window.

doingitanyway

Nothing to add advice wise just sending a virtual hug (( ))