How Long Does It Take to Buy or Sell a House in 2026? (and How Form LL Fits In)

Published 5 August 2026 · Reviewed 27 October 2026 · FormLL

The average property transaction in England and Wales takes somewhere between 12 and 20 weeks from offer accepted to completion. That is a long time — and a lot can go wrong. One of the most common unexpected delays is the discovery of a Form LL restriction on the title register.

The Typical Timeline

• Weeks 1–2: Offer accepted, solicitors instructed, mortgage applied for
• Weeks 2–5: Searches ordered and received, mortgage offer issued, enquiries raised
• Weeks 5–10: Enquiries replied to, title investigated, report on title prepared
• Weeks 10–14: Exchange of contracts
• Weeks 14–18: Completion

This is the idealised timeline. In reality, delays are common at almost every stage.

Where Form LL Fits In

A Form LL restriction on the seller's title is typically discovered in weeks 5–10 when the buyer's solicitor investigates the title. At this point, the restriction needs to be resolved before exchange can take place — or at the very latest before completion.

If the seller acts quickly on receiving this news — booking FormLL and getting the certificate within a week — it adds minimal time to the overall process. If the seller spends two or three weeks trying to find the right solicitor through other means, it can push exchange back significantly and put pressure on the entire chain.

For Sellers: Act Before You Are Asked

The best approach for any seller who knows their property has a Form LL restriction is to get the certificate before their solicitor even asks for it. Check your title register before you list the property. If you see the restriction, book FormLL immediately. By the time your solicitor flags it in the conveyancing process, you will already have the certificate ready to provide.

For Buyers: Understand the Risk

If you are buying and your solicitor tells you the seller's property has a Form LL restriction, ask your solicitor to confirm that the seller is obtaining the certificate immediately. If there is any indication the seller is not acting quickly, your solicitor can apply pressure. A motivated seller should be able to produce the certificate within a week.