In London, property transactions move quickly, but they also come with added complexity. For many buyers and vendors, autumn is a crucial window. It offers the opportunity to complete a sale before the year ends, just in time to celebrate the festive season in a new home.
But is this goal realistic? In a fast-paced market like London, the answer is yes, provided you understand the timeline, prepare for common hurdles, and work with an experienced local agent who can anticipate the challenges.
This guide explains how to move before Christmas, why autumn is such a smart time to buy or sell, and how Ellis & Co’s expertise in London markets can help you secure a smooth move.
Related: When is the best time to sell your home?
How Long Does a Sale and Purchase Really Take?
The starting point is understanding the average time it takes to sell a property.
According to the HomeOwners Alliance, a straightforward transaction in the UK usually takes 10–16 weeks from the point an offer is accepted until completion. This includes the legal process (conveyancing), mortgage approvals, property surveys, and final contract exchange.
In London, where transactions often involve chains, leasehold complexities, or additional mortgage checks, it is sensible to assume you’ll be closer to the upper end of this timeframe unless both parties are particularly motivated.
Typical milestones include:
- Offer accepted: Day 1
- Solicitors/conveyancers instructed: Within first week
- Searches ordered: Weeks 2–3
- Mortgage offer confirmed: Weeks 4–6 (depending on lender)
- Survey completed: Weeks 4–6
- Enquiries and contract reviews: Weeks 6–10
- Exchange of contracts: Weeks 10–12
- Completion: Weeks 12–16
If you’re reading this in September or October, it is still possible to complete before Christmas, but only if you act decisively.
Why Autumn is the Ideal Time for Serious Buyers
While spring is often considered the traditional “selling season,” autumn has unique advantages, particularly in London.
Fewer Time-Wasters
Buyers in autumn are usually more motivated. The seasonal rush of casual house-hunters in summer dies down, leaving a pool of serious purchasers who want to move before the end of the year.
The Festive Deadline
Rightmove data shows that the autumn market often experiences a spike in activity as people aim to move before the new year. In 2024, buyer enquiries were 15% higher in early autumn compared to the same time the previous year.
London’s Competitive Edge
In the capital, demand is consistently high, but autumn offers a balance of motivated buyers and sellers. Many international professionals relocate for new roles in September, while families aim to complete moves before January’s new school term.
The Biggest Causes of Delay, and How to Avoid Them
The London market is renowned for its speed, but it is also notorious for its pitfalls. Knowing what slows things down is the first step in avoiding it.
Legal Bottlenecks
Conveyancing is the most time-consuming part of the process. Local authority searches can take two to six weeks, with some London boroughs experiencing longer delays depending on demand (Law Society Gazette).
How to avoid it: Instruct your solicitor the moment your property goes on the market (if selling) or the moment your offer is accepted (if buying).
Mortgage Hold-Ups
Mortgage approvals can take 2–6 weeks depending on the lender, your financial situation, and whether further checks are needed (MoneySavingExpert).
How to avoid it: Secure a Mortgage Agreement in Principle before you start viewing properties. This proves to sellers that you are serious and helps speed up lender processing once you make an offer.
Leasehold Complexities
In London, many properties are leasehold, which adds layers of paperwork and enquiries about service charges, ground rents, and freeholder permissions. These additional steps can extend the process significantly.
How to avoid it: Vendors should gather all leasehold documents early, including service charge statements and freeholder contact details, so these are ready when requested.
Survey Surprises
If a survey uncovers structural issues, damp, or roof repairs, renegotiations may add weeks to the timeline.
How to avoid it: Buyers should book surveys promptly. Sellers may benefit from a pre-sale survey, identifying and fixing problems before listing.
How to Keep Your Move on Track This Autumn
Speed is important, but so is strategy. Here are the practical steps that make the biggest difference when trying to move before Christmas.
Be Ready with Paperwork
Both buyers and sellers should prepare ID documents, mortgage paperwork, proof of funds, and (if selling) property guarantees or planning permissions in advance.
Stay Proactive and Responsive
Delays often arise simply because someone in the chain doesn’t return a call or email. The Conveyancing Association estimates that delayed responses to paperwork add an average of three weeks to transactions (Conveyancing Association). Respond quickly to your solicitor, mortgage broker, and agent to keep everything moving.
Use Trusted Local Professionals
From mortgage brokers to conveyancers, working with professionals familiar with London boroughs and their search times can make the process faster.
Be Realistic on Pricing
In London’s competitive market, pricing too high may extend your timeline unnecessarily. Setting a realistic price from the start increases your chances of receiving strong offers quickly.
The Value of Local Market Knowledge
London is not one property market, but a collection of micro-markets. What works in Islington might not apply in Harrow; pricing trends in Battersea will differ from Barnet.
This is where Ellis & Co makes the difference. With branches across London and decades of local experience, we combine national reach with hyper-local insight.
- Understanding borough differences: From council tax bands to school catchment areas, local knowledge helps buyers and sellers anticipate what matters most to movers in their area.
- Connecting with motivated buyers: Ellis & Co maintains active databases of buyers looking specifically in your neighbourhood.
- Anticipating hurdles: Leasehold complexities, local authority search times, and area-specific survey issues are all easier to navigate with an agent who knows the territory.
In a city where speed matters, these insights can make the difference between completing before Christmas and waiting until the new year.
A Sample Timeline for a Successful Autumn Move
Here’s what a smooth 12-week timeline could look like for London movers:
Week 1–2: Property listed with Ellis & Co, viewings booked, and offers received.
Week 2–3: Solicitors instructed, mortgage application submitted, searches ordered.
Week 4–6: Survey conducted, mortgage offer issued, initial enquiries answered.
Week 7–9: Contract reviewed, additional enquiries resolved, finances finalised.
Week 10–12: Exchange of contracts and completion arranged.
With motivated parties and professional support, this timeline makes moving before Christmas achievable.
Related: House selling timeline: what to expect
Why It’s Worth the Effort
The festive season is about family, comfort, and new beginnings. Settling into your new home before Christmas means:
- Enjoying the holidays without uncertainty hanging over you.
- Welcoming friends and family into a fresh new space.
- Starting January with the stability of a completed move, rather than the stress of ongoing negotiations.
For vendors, selling before the quieter winter months means securing the best possible price before demand eases. For buyers, it means avoiding the surge of competition that often comes with the spring market.
Move Before Christmas with Ellis & Co
If your goal is to complete your London move before Christmas, preparation and proactive support are essential.
At Ellis & Co, we combine local market knowledge, motivated buyer networks, and hands-on communication to keep your transaction moving. From setting the right price to chasing paperwork, our local estate agents understand the unique pace of the London property market.
Request a free market appraisal with Ellis & Co today, and let us help you start the festive season in your new home.
