Post Completion - Delays

Maffy52

Hello,

I bought a freehold house on a estate in July 2025. It was a cash purchase (cash in the bank) and the seller was a national housing developer. They bought the house in December 2024, as part exchange for one of their new homes. I used the solicitor they recommended (I was told they had experience in such transactions and can ensure a quick purchase).

Now in January 2026, I am surprised that my ownership of the property has not been registered. I have called my solicitor several times asking about this.

They claim that the ‘transfer of title’ is scheduled for November 2026. When I ask why it takes so long, they tell me it is due to the ‘backlog’ at the land registry.

However, an identical property on the same estate was purchased in October, and its new owners are already registered at the land registry.

My concerns are against a background of numerous errors and problems caused by my solicitors, including an incorrect contract and wrong SDLT form submitted. I am now suspicious that some other problem has occurred but they are not telling me what is going on (when I ring them they seem like they don’t want to talk to me and transfer me around between departments. The person originally assigned to my purchase left the company in September 2025).

Does anyone have experience of this kind of purchase/situation? Should I approach another solicitor to ‘investigate’ the situation for me or will this only make things more complicated?

jaybeetoo

The lesson from this is never use the solicitor recommended by the developer.

Woodstok2000

Follow this guide:

https://www.sra.org.uk/consumers/problems/

user1977

It sounds more like the application for registration has been submitted and the estimated date of November is how long it is likely to take for the Land Registry to process it. There might be good reason for why it might take longer than the other property (possibly the part-exchange being a complication).

HouseMartin567

I’m in a similar situation albeit without the new build element. I bought and sold in April 2025. My sale appears to have been registered with LR but not my purchase. I’ve been trying to get hold of my solicitor in the last couple of weeks but they aren’t responding…..

Like you, I can also see nearby houses which completed in Oct 2025 are showing on LR so not sure what is going on with mine.

Land_Registry

We do have a backlog of work and 'wait times' can be very long indeed. Every application is treated on merit and some will be done sooner than others but there are a number of factors that can impact on how long the wait might be, and not solely the backlog.
The fact that a neighbouring property is registered sooner (or later) is very rarely a useful barometer as a result
Backlogs/lengthy wait times are frustrating for everyone, inc ourselves, but the most important thing is that your application to register your purchase has been submitted and is therefore 'protected' from a registration perspective.
Your conveyancer can confirm that for you and provide an 'estimated' completion date, which they appear to have done. If you have that confirmation there is little to no point in chasing them (or us) for an update as it is 'wait' time so processing has yet to start.
Issues can arise for example if you decide to sell or you need to remortgage and the wait time is not over. In such cases, as an urgency then exists, a request to expedite the process can be made - Request an expedite - GOV.UK 
Expedition isn't a magic wand and doesn't guarantee success but it can fast-track the application by reducing the wait time markedly. Everything then hinges on the application being in order when it is processed. If it is then often it can be completed same day as processing starts but again every case is treated on merit and may have it's own very unique set of circumstances, flaws and requirements - the devil is always in the detail
For the vast majority of purchasers the 'wait time' is irrelevant. If you are concerned then ask your conveyancer to

• reaffirm the provisional title number, case (our ABR) reference and state the current estimated completion date
• confirm processing has not yet started and HMLR have not raised any requests for more information; and
• wait

If at any stage an urgency arises whilst you are waiting, such as a linked/dependent transaction, then your conveyancer can request expedition as mentioned
Chasing or questioning your conveyancer will very rarely change their response and you should trust the process and don't be concerned

saajan_12

My concerns are against a background of numerous errors and problems caused by my solicitors, including an incorrect contract and wrong SDLT form submitted. I am now suspicious that some other problem has occurred but they are not telling me what is going on (when I ring them they seem like they don’t want to talk to me and transfer me around between departments. The person originally assigned to my purchase left the company in September 2025).

Errors happen, but slow registering isn't really one of them, its frequently several months after completion. I woudln't worry.

Maffy52

https://forums.moneysavingexpert.com/discussion/comment/81855054#Comment_81855054

yep, probably not the best decision. Although, I can see the sense in using a solicitor used to tight deadline (complete in six weeks)

Maffy52

Yes, my suspicion is that the developer hasn't really worked through the process of their purchase yet, even though it has now been sold to me. I contacted the estate management company to register and pay the fees. They told me they couldn't do anything until the developer has submitted the paperwork for their purchase. So, after 12 months, the developers still haven't submitted the paperwork to the management company.

saajan_12

https://forums.moneysavingexpert.com/discussion/comment/81856795#Comment_81856795

That's just sales patter they tell you because they get a referral fee and/or the solicitor is incentivised to err on the side of not raising issues.

I'd hazard that none of these developer-recommended solicitors are even 1% faster at working.

Maffy52

https://forums.moneysavingexpert.com/discussion/comment/81855458#Comment_81855458

Thanks, good to know it's not only me! The house that sold after mine but is already registered was a 'normal' sale (one person to another). So, it makes me think that the delay/slowness is something to do with the developer and their solicitor. But, it is only a guess. I can accept things being slow, but it would be good to know what is going on.