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"Price your property sensibly" - Experts share tips for buyers wanting to get into new homes before Christmas

ended 01. September 2025

With Autumn upon us and Christmas edging ever closer, experts have said buyers still have a fighting chance to get in their new home for the big day. But they need to get their ducks in a row — and act fast.

Those with the best chances, the experts say, are cash buyers in chain-free transactions given that long mortgage approvals, conveyancing delays and sluggish local searches typically cause delays. 

And it's key, if you're selling, to price realistically. Avoiding leasehold properties affected by the Building Safety Act is also advised.

Babek Ismayil, Founder at home-buying platform OneDome, gave his tips for people wanting to be in their new home before Christmas, which he says is still possible: "Conveyancing is where most timelines slip. Often this will be due to missing ID, slow local searches, unanswered enquiries or leasehold packs arriving late. So instruct your conveyancer on day one and front-load the paperwork.

"Also, be mortgage-ready before you offer. Have an Agreement in Principle, ID, proof of deposit and source-of-funds ready to share within hours, not days. Use a broker who knows which lenders are turning cases fastest and can book the valuation immediately. Keep your credit stable, for example no new credit or job moves, until you complete.

“Prioritise chain-free or vacant homes — new-builds that are build-complete are ideal — and price/offer realistically to avoid renegotiations. At offer, agree milestones such as a memorandum of sale same day, searches ordered within 48 hours, weekly update calls, and a target exchange date in late November, so completion can comfortably happen before 25 December.”

Chris Barry, Director at London-based Thomas Legal, agreed it's still possible to be in your new home for the King's Christmas Day Speech: “It is now less than 90 working days until Christmas and many data sets tell us it takes around 140 days between having your offer accepted and completion. But if getting the keys to your new home before the big man has finished his first mince pie is your goal, all is not lost.

“Assemble the right professional team around you and do your research so mortgage brokers, conveyancers and surveyors are all working with you to achieve this goal. Try to avoid buying a leasehold property in a building affected by the Building Safety Act, as that can sometimes cause delays.

“Also, try to limit the chain when negotiating. You may also want to consider placing a strong offer for the property you want on the condition the seller will go into rented if they can’t meet the deadline.”

Pete Mugleston, Managing Director at Derby-based Online Mortgage Advisor, stressed just how tough the timeline is.

He said: “Trying to avoid slow chains and legal delays is key to giving yourself the best chance of moving before Christmas. Price your property sensibly and look for a buyer with no chain or a short chain.

“Be assertive when choosing a solicitor by asking how busy they are and how quickly they can turn things around. Reviews and recommendations can also help you pick the right one.”

Kundan Bhaduri, Entrepreneur and Landlord at London-based The Kushman Group, claimed it will be an uphill struggle.

He said: “The average property transaction in England takes 22 weeks from offer acceptance to completion, according to the latest data from Rightmove and the Home Owners Alliance. For September buyers targeting Christmas completion, this timeline is mathematically impossible unless they are purchasing cash only with no chain.

“Mortgage approvals currently average 43 days according to UK Finance, while local authority searches take an average of 32 days, with some councils reporting delays of up to 12 weeks. Add conveyancing delays that stretch beyond eight weeks on average, and December completion becomes pure fantasy.

“Cash buyers fare better, with transactions possible in 6–8 weeks, but they represent only 31% of total purchases according to HMRC data. The brutal truth is that anyone serious about Christmas keys should have started their search in June, not September, unless they enjoy explaining to family why the turkey is being carved in a rented flat rather than their new dream kitchen.”

Michelle Lawson, Director at Fareham-based Lawson Financial, said organisation is crucial.

She added: “We are about to enter a traditional peak selling time, but transactions are taking longer. This is fuelled by profound inefficiency in the UK property system and a lack of staffing, which is baffling given the technology now available.”

“If you have any chance, you need to be very organised from the get-go, have the right team of experts and, above all, price to sell. In the Portsmouth area, I am seeing an active market but people need to be organised first. Get your finances and team in line, and make sure you can borrow and buy as intended.”

Meanwhile, Patricia McGirr, Founder at Burnley-based Repossession Rescue Network, said many people's dreams will ultimately dissolve into a nightmare given the archaic UK property system.

She continued: “If you’re chain free and a cash buyer, you’re in with a fighting chance of roasting chestnuts on your new open fire. For the vast majority of buyers, delays in mortgage approvals, a legal process as slow as lumpy gravy, and the other machinations of owning a home will conspire to serve up a veritable nightmare before Christmas.

"Add to that the Grinch of valuations, which are often as reliable as a 1970s Mini Metro, and your nostalgic hope for the perfect Yule is unlikely to materialise.”

7 responses from the Newspage community

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Editor
Babek Ismayil
CEO at homebuying platform OneDome
Conveyancing is where most timelines slip. Often this will be due to missing ID, slow local searches, unanswered enquiries or leasehold packs arriving late. So instruct your conveyancer on day one and front-load the paperwork. Also, be mortgage-ready before you offer. Have an Agreement in Principle, ID, proof of deposit and source-of-funds ready to share within hours, not days. Use a broker who knows which lenders are turning cases fastest and can book the valuation immediately. Keep your credit stable, for example no new credit or job moves, until you complete. Prioritise chain-free or vacant homes — new-builds that are build-complete are ideal — and price/offer realistically to avoid renegotiations. At offer, agree milestones such as a memorandum of sale same day, searches ordered within 48 hours, weekly update calls, and a target exchange date in late November, so completion can comfortably happen before 25 December.
Star Quote
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Editor
Pete Mugleston
Mortgage Advisor & Managing Director at onlinemortgageadvisor.co.uk
Trying to avoid slow chains and legal delays is key to giving yourself the best chance of moving before Christmas. Price your property sensibly and look for a buyer with no chain or a short chain. Be assertive when choosing a solicitor by asking how busy they are and how quickly they can turn things around. Reviews and recommendations can also help you pick the right one.
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Editor
Samuel Mather-Holgate
Managing Director & IFA at Mather and Murray Financial
For starters, don’t be deluded about what your house is worth. Check Rightmove and look up selling prices, not the asking price of that one property on your street that’s not sold for two years. Make sure you tart up your home to look ready to go; this might even mean a lick of fresh paint, not just putting the kids' toys under the bed. Finally, plan your next move. Will you need a mortgage? If so, speak to an adviser now. How much have you got to play with, and have you started viewing properties yourself? Have a plan B, because things rarely turn out how you expect them to.
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Editor
Chris Barry
Director at Thomas Legal
It is now less than 90 days until Christmas and many data sets tell us it takes around 140 days between having your offer accepted and completion. But if getting the keys to your new home before the big man has finished his first mince pie is your goal, all is not lost. Assemble the right professional team around you and do your research so mortgage brokers, conveyancers and surveyors are all working with you to achieve this goal. Try to avoid buying a leasehold property in a building affected by the Building Safety Act, as that can sometimes cause delays. Also, try to limit the chain when negotiating. You may also want to consider placing a strong offer for the property you want on the condition the seller will go into rented if they can’t meet the deadline.
Copy

Editor
Michelle Lawson
Director at Lawson Financial
We are about to enter a traditional peak selling time, but transactions are taking longer. This is fuelled by profound inefficiency in the UK property system and a lack of staffing, which is baffling given the technology now available. If you have any chance, you need to be very organised from the get-go, have the right team of experts and, above all, price to sell. In the Portsmouth area, I am seeing an active market but people need to be organised first. Get your finances and team in line, make sure you can borrow and buy as intended. Also, is your property presented at its best to attract the best price? Have you finished all those little jobs? Seek advice from the right people, not just anyone. Do your own research, too, about what your house is worth to avoid over-inflating and reducing later.
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Kundan Bhaduri
Entrepreneur, Investor and Landlord at The Kushman Group
The average property transaction in England takes 22 weeks from offer acceptance to completion, according to the latest data from Rightmove and the Home Owners Alliance. For September buyers targeting Christmas completion, this timeline is mathematically impossible unless they are purchasing cash only with no chain. Mortgage approvals currently average 43 days according to UK Finance, while local authority searches take an average of 32 days, with some councils reporting delays of up to 12 weeks. Add conveyancing delays that stretch beyond eight weeks on average, and December completion becomes pure fantasy. Cash buyers fare better, with transactions possible in 6-8 weeks, but they represent only 31% of total purchases according to HMRC data. The brutal truth is that anyone serious about Christmas keys should have started their search in June, not September, unless they enjoy explaining to family why the turkey is being carved in a rented flat rather than their new dream kitchen.
Copy

Patricia McGirr
Founder at Repossession Rescue Network
If you’re chain free and a cash buyer, you’re in with a fighting chance of roasting chestnuts on your new open fire. For the vast majority of buyers, delays in mortgage approvals, a legal process as slow as lumpy gravy, and the other machinations of owning a home will conspire to serve up a veritable nightmare before Christmas. Add to that the Grinch of valuations, which are often as reliable as a 1970’s Mini Metro, and your nostalgic hope for the perfect Yule is unlikely to materialise.