House Buyers’ Delay Tactics: How to spot and avoid

Is My Buyer Taking Too Long?

A common concern among home sellers, often raised in online forums such as Reddit, is whether their buyer is stalling. While some delays are part of the normal house buying process, others may be intentional, used to gain leverage or mask uncertainty.

Understanding how the buying process works, where delays naturally occur, and how to distinguish between genuine hold-ups and strategic stalling can help sellers protect their interests and keep the transaction on track.

The House Buying Process in a Nutshell

Buying a property involves several key stages:

• Offer accepted
• Conveyancing begins
• Mortgage application and valuation
• Exchange contracts (legally binding the contract)
• Completion

The process can vary for different types of properties, including new builds, off-plan developments, and those that are part of a property chain.

Each stage requires input from solicitors, estate agents and mortgage lenders. The contract is a legal document that governs the obligations of both parties, and delays can impact the entire property chain. Any of these stages may experience delays due to procedural issues, but a serious buyer will remain responsive, actively involved and willing to communicate clearly.

Working with an Estate Agent to Spot and Prevent Delays

A skilled estate agent is your frontline ally in keeping the property transaction on track and minimizing unnecessary delays. Estate agents act as the central point of contact between the buyer and seller, ensuring that both parties are kept informed and that any issues are addressed quickly. By facilitating clear communication, estate agents help prevent misunderstandings and keep the conveyancing process moving forward.

Estate agents are experienced in spotting early warning signs of potential delays, such as slow responses to requests for legal documents or hesitation around exchanging contracts. They can also provide valuable guidance on the requirements for leasehold property transactions, helping both buyers and sellers understand their legal obligations and avoid common pitfalls.

Throughout the property sale, your estate agent will coordinate with solicitors, mortgage lenders, and other parties involved to ensure that all necessary steps are completed on time. They can also advise on realistic timelines for exchanging contracts and completion dates, taking into account the status of mortgage offers and any complexities in the process.

By working closely with an estate agent, both buyers and sellers can reduce the risk of delays, resolve matters efficiently, and ensure that the property transaction proceeds as smoothly as possible. Whether you are buying or selling, choosing an experienced estate agent can make all the difference in achieving a successful and timely sale.

The Conveyancing Stage

Conveyancing is the legal process of transferring property ownership. It includes reviewing legal documents, conducting local searches, checking the mortgage offer, and dealing with enquiries.

Common reasons for delay include:

• Delays in local authority search results
• Incomplete or missing documentation from the seller’s solicitor
• Delays from the seller’s solicitor in responding to enquiries or providing required documents
• Legal complications such as title disputes or missing documents
• Mortgage lender processing time
• Financial issues affecting the buyer or seller, such as problems securing funds or last-minute changes in financial circumstances
• Survey issues or queries, especially when a survey reveals issues that require negotiation, repairs, or further investigation

Buyers acting in good faith will respond promptly to requests and flag problems early. When there are long periods without updates, repeated excuses or missing paperwork, it may indicate avoidance rather than genuine issues.

Working with an experienced solicitor can help proactively address these potential delays and ensure the conveyancing process runs smoothly.

Exchanging Contracts:

The exchange of contracts legally commits both parties to the sale. Once contracts are exchanged, both parties have a legal obligation to complete the transaction by the specified date. Once this happens, a completion date is set and the buyer pays a deposit.

Delays in reaching the exchange may occur for various reasons, such as:

• The buyer is waiting for mortgage approval
• Slow legal processing
• Issues raised by a survey

However, if a buyer repeatedly postpones the exchange without clear justification, it could be an intentional move to renegotiate or delay for convenience. A competent solicitor should press for a firm specified date and flag unreasonable behaviour early. If delays persist after exchanged contracts, a formal notice can be served to enforce completion or set consequences for missing the specified date.

Setting a Realistic Completion Date

After exchange, a specific date must be agreed for completion. Buyers who are serious will work with their solicitor and estate agent to confirm a realistic date based on:

• The expiry date of their mortgage offer (note: most lenders may extend mortgage offers, but there is no guarantee, and a delay completion could risk the mortgage offer expiring)
• Time needed to arrange removals or finance
• Survey and valuation timelines
• Any planning-related considerations

Some buyers may attempt to delay completion without a valid reason. This uncertainty can cause strain for sellers relying on linked transactions, such as their own purchase or a relocation. Agreeing a fixed date in writing helps avoid confusion and provides accountability.

It is also important to set a final date (sometimes called a ‘long stop date’) in the contract, so all parties are clear on the deadline and to reduce the risk of indefinite delays.

Tactics Buyers May Use To Delay

There are several known tactics that buyers may employ to intentionally delay or gain negotiating advantage. These include:

• Requesting unnecessary follow-up surveys
• Claiming concern over minor survey issues
• Constantly revisiting the agreed sale price
• Claiming delays in mortgage approval without evidence
• Avoiding communication near key milestones
• Stalling to renegotiate the deal or extract concessions from the other party

If the buyer fails to complete as agreed, the seller may be entitled to claim money for damages or lost opportunities.

Sellers should stay alert to these behaviours and work closely with their estate agent to assess whether the buyer remains committed.

Recognising the Difference Between Genuine Delays and Stalling

Not all delays are avoidable. Some of the most common and legitimate causes include:

• Processing time for mortgage applications
• Local authority search backlogs
• Technical questions about title or access
• Planning permission reviews

Delays can cause financial strain for any party involved in the transaction, especially if the entire chain is affected, as issues with one party can impact all subsequent transactions.

These can often be resolved with proactive management. Solicitors and estate agents should provide realistic timelines and updates. If your buyer’s explanations are inconsistent or vague, this may suggest hesitation or a lack of intent to proceed.

The Role of Clear and Regular Communication

The single most effective way to avoid delay-related issues is through direct and regular communication. All parties should:

• Maintain weekly contact with their solicitor
• Request written progress updates
• Confirm milestones reached (such as surveys completed or mortgage offers received)
• Be clear about expectations for exchange and completion

Both the buyer and seller should be proactive in sharing updates and clarifying expectations to keep the process moving.

A buyer who avoids answering questions or takes days to respond may not be fully committed.

The Risks and Costs of Buyer Failures

When buyers fail to complete, the costs for the seller can be significant. These include:

• Losing a related onward purchase
• Incurred costs for temporary accommodation, insurance or legal fees
• Reduced confidence from future prospective buyers
• Time lost on the market

In some cases, the seller may have to re-list the property entirely. It is important to act quickly if you suspect the buyer is not progressing, to minimise these risks. Clear communication and early intervention can help reduce delays and protect the seller from unnecessary costs.

When Delayed Completion Strategies Are Appropriate

Occasionally, a delay to completion is agreed intentionally. For example:

• When the buyer is awaiting the sale of their own property
• To accommodate a planned move date or renovation
• If works are required before the buyer can take possession
• When waiting for a new build property or build property to be finished
• If a new property is not yet ready for occupation

This must be handled through an exchange of contracts with a fixed, delayed completion date. The completion date should be clearly written into the agreement and ideally include penalties for failure to complete.

In leasehold or new build transactions, ground rent and other ongoing costs should be clarified in the contract.

Finalising the Conveyancing Process:

Once contracts have been exchanged, the focus shifts to completing the purchase process and ensuring a seamless transfer of ownership. At this stage, it’s essential for all parties involved: buyers, sellers, estate agents, and solicitors to work together and monitor progress closely.

The seller’s solicitor will handle the legal documents required to transfer ownership, while the buyer’s solicitor ensures that the mortgage offer is in place and all lender conditions are satisfied. Regular check-ins with your estate agent and solicitor can help identify and resolve any issues promptly, such as outstanding paperwork or last-minute queries from the mortgage lender.

To avoid common delays, it’s important to confirm that all legal documents are signed, funds are ready for transfer, and any conditions related to the property, such as those for leasehold property or planning permission, are fully addressed. Estate agents play a key role in coordinating between the buyer and seller, keeping everyone updated on progress and helping to resolve matters quickly if any delaying tactics arise, such as requests for additional surveys or attempts to renegotiate terms at the last minute.

By maintaining open communication and monitoring each step of the conveyancing process, buyers and sellers can ensure that the transaction completes on the agreed date. This proactive approach helps prevent unnecessary delays, reduces stress, and increases the likelihood of a successful house purchase for all parties involved.

Delays are common in the house buying process, but repeated or unexplained stalling should be taken seriously. A motivated buyer will provide updates, move forward with tasks and respect agreed timelines.

If your buyer appears to be slowing things down without reason, do not ignore the signs. Speak with your solicitor and estate agent about your concerns. You may need to set deadlines or consider relisting if progress cannot be made.

At Speed Property Buyers, we support sellers who want to avoid the stress of unpredictable buyers. If you are concerned about delays or facing a collapsed sale, we offer quick, reliable, chain-free purchases contact us for a free valuation and guidance on your next steps.