A moving day with less stress - move in by 1pm

By Shaun Adams Subscribe to newsletter

Years ago the legal part of completion/moving day was simpler. Most people could get their keys by 1pm and move in. Nowadays this is becoming less common and unfortunately, some are not getting their keys until later in the day and even the next day. This is unfair and stressful on these new homeowners and their removal companies.

Here is a guide to help with the moving day and steps on how to secure a move-in by 1pm. 

Hints & Tips for Moving

There are two parts to moving home successfully and as stress-free as possible. Firstly, there is the need to physically move of all your belongings. Secondly, there is a list of to-dos, many of them involving essential legal steps to help make sure your completion happens,  ideally, by 1pm in the afternoon, giving you, your buyer or seller time to settle in, rather than waiting outside for hours!

What to do to move your belongings                                                   
Plan your move well in advance. If possible, at least a month prior to the move, even if you don’t yet know the exact date. Contact removals companies for quotations, they will explain how they can move you and will provide a free, no-obligation cost proposal. The more in advance this is done the greater the chance of the removal company having available slots for you.
Trained professionals know how best to protect and move your belongings, using the right materials and they will do it in a fraction of the time than it will take you, and they will also discuss specific insurance arrangements with you. Your chosen mover will provide a clear time plan for the completion of your move so you will know exactly what is happening and by when. Many will supply enough packing boxes, packing paper, bubble wrap and parcel tape.

We advise the sooner you start decluttering the better, why pay for items to be moved if you don’t use them anyway. There is an old rule… if you haven’t used something for over a year -  get rid of it. It’s also much less stressful if you have a longer gap (min two weeks) between exchange and completion to pack then.

• To have a smooth move, try to avoid Fridays and bank holidays, ideally Mondays to Thursdays give you more time to move, especially if something is delayed with a sale or purchase, meaning you have an extra day or two to move if required and you can be sure to be in your new home by the weekend.

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To engage with a quality removal company look for the following:- 

•    BAR CTSI Approved Code badge.
The British Association of Removers (BAR) professionals set high professional standards for the industry through their:

Membership Criteria

•    BAR CTSI Code of Practice;
•    The BAR raises standards in the industry, by giving clear professional advice and it also provides the consumer with;
•    An Advanced Payment Guarantee scheme
•    A free, independent alternative dispute resolution (ADR) service 
In the unlikely event that something goes wrong, this offers you peace of mind and trustworthy and reliable customer service.

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What you need to do to help you move by 1pm
Whether you are a buyer or seller:- 
Know how much and when you have to transfer final monies to your legal company  (this may be an approximate figure at this stage if mortgages are required)
Work out how long it will take you to transfer the money owed based on your banking/other limits eg one day or over a week?

If you are selling 
Check your fixtures and fittings form so you know what to take with you and what you have agreed to leave
It’s essential that you ensure all the relevant things below happen in the two weeks leading up to completion to help ensure you can move by early afternoon:- 
Your conveyancer may ask you to approve the mortgage redemption figure. You should do this as soon as it is requested. You should not cancel any direct debit payments for your mortgage as doing so may result in an underpayment and you don’t want delays because your legal person is chasing you for an extra payment on the day of completion.
Your conveyancer may ask you approve the estate agent fees; again, ensure you respond to your conveyancer as soon as possible. They will need this information to calculate their completion statement. You should also check with your estate agents about the arrangements concerning keys. Also, if you have an alarm and other digital systems, check with the estate agents how you can arrange to ensure the buyer has access to the property.
If your conveyancer has funds to be paid to you, they will contact you (usually by telephone) to verify the bank details. Most conveyancers will obtain these details at the outset of the transaction and will not allow you to change them. Your legal person will also not be able to send the funds to anyone else, so you will need to arrange your own bank transfers if you are intending to pay others from the sale proceeds.
Ensure you have signed and all the documents required by your conveyancer and returned them in good time for the completion.
You may wish to call your conveyancers the day before the completion, if you haven’t heard from them, to ensure they have everything they need from you.

Buying:
When you are selecting your completion day, your conveyancer will advise you how much time is required by your mortgage lender to ensure the mortgage monies with your conveyancers in good time for the completion. Once you exchange contracts, the completion date is set, so make sure there is sufficient time to get all the funds in place. At least a week is advisable, but you should speak with your conveyancer. If you are in a chain of transactions, the completion date must be agreed by all parties.
If you require a mortgage, ensure your legal company withdraws the funds 24 to 48 hours before completion day. Check how much interest this will cost you Please note: Legal companies typically need to ‘order’ mortgage monies 5 days before completion 
Your conveyancer will provide you with a completion statement and may require a balance from you. Ensure these funds are sent over in good time. Work out how long it will take you to transfer funds.
Be aware of fraud, for example if you receive an email from your conveyancer indicating their bank account details have changed, you should call them immediately before you send any money. (Emails could be intercepted)
When you instruct your conveyancer, they are obliged to undertake rigorous anti-money laundering checks to ensure your identity as well as identify the source of funds and wealth for the purchase, for example, if you are therefore having funds from another person, perhaps a gift from a parent, you will need to tell your conveyancer at the start of the transaction so that they can carry out the necessary checks sooner rather than later in order to  avoid any unnecessary delays   Any other funds should come from an account bearing your name. If someone else is sending funds on your behalf this will result in delaying or preventing your transaction as that person would not have gone through the necessary anti-money laundering checks. 
Check with the estate agent so you know where you can collect the keys. You will not be able to collect the keys until the seller’s conveyancer confirms the completion . It is possible for part of a chain to complete without the whole chain completing. When the monies are received by the sellers’ solicitor, that is completion and the seller has to vacate whether or not they have the keys to their next property. 
Ensure you have signed and executed all the documents required by your conveyancer and returned them in good time for the completion.
You may wish to call your conveyancers the day before the completion to ensure they have everything they need from you. 
Ensure you are physically ready to move by 1pm on completion day, ideally booking your removal company to arrive at 8am on the day of completion if they aren’t packing the day before.

Moving to another property? 
If you are moving to another property, ask your agent or legal company to check the sellers have done all the above and that they will be ready to move by 1pm. 
Moving your belongings checklist                                                                        
4 weeks before your expected move
•    Decide whether to pack and move yourself or with a qualified removal company and secure a quote 
•    Dispose of any household items you no longer need
•    Run down the contents of your freezer and food cupboards
•    Clear loft, outside spaces such as garden sheds
•    Check and label all keys

Post exchange and once completion is confirmed 
•    Check what you have legally agreed to leave and take with you
•    Confirm the moving date with your remover 
•    If at all possible, ensure children and pets are looked after elsewhere on move day
•    Organise any parking permits or spaces required to move – at both properties
and have clear directions
•    Disconnect appliances a few days before the move as sometimes washing machine valves can be seized and may need a plumber
•    If packing and moving yourself, be packed and ready the day before the move 
•    Break down any furniture or ask your removal company to do this for you
•    If packing yourself, agree with your chosen remover how you will pack your belongings and what help eg boxes you will need
•    Clearly label all boxes with the room and contents 
•    Consider organising Post Office redirection 
•    Ensure instructions for any heating and other services to work for your buyer when you leave (eg NEST, Google or other systems)
•    Organise any services for your next home (this can take some weeks)
•    Clean the property once everything is moved out, or secure a professional clean
•    Take photos of your utility readings when you leave for the last time
•    Reset any password on smart home devices such as security, entertainment, heating etc
Notify a change of address for:-  
•    Bank, credit cards, insurance, doctor, dentist, vet, 
TV, Internet, TV licence, passport, driving license, Council Tax

This article was written by Kate Faulkner OBE  and the Home Buying & Selling Group of which Shaun Adams is a participant.

For any further help or advice contact us at Cooper Adams