Delays and Middlemen: Why Buying and Selling a Home Takes So Long

If you’ve ever bought or sold a home, you probably know the feeling: excitement at the start, a sense of progress when an offer’s accepted… and then weeks — sometimes months — of waiting.
Waiting for documents.
Waiting for searches.
Waiting for someone to reply to an email that’s probably buried under a pile of others.
It’s one of the biggest frustrations for home buyers and sellers alike. But why does the process take so long — and who’s really responsible for all these delays?
It’s Not Just You — The System Really Is Complicated
Buying a home might feel like a straightforward exchange — buyer meets seller, money changes hands, job done. In reality, it’s a web of moving parts, each one dependent on another.
Here’s who’s usually involved:
Buyer and seller (of course)
Estate agent(s)
Two sets of solicitors or conveyancers
A mortgage lender and possibly a broker
A surveyor or valuer
Local authorities handling searches
Sometimes, a property search agent like us, coordinating it all
Now multiply that by however many people are in the chain — because most sales aren’t stand-alone. If your buyer still needs to sell their house, and their buyer needs to do the same, suddenly there are six or seven transactions linked together.
If one link in that chain gets delayed, then everyone suffers.
Where Things Usually Slow Down
Let’s be honest — no single person sets out to cause delays. Unfortunately, they just happen. The following are the most common issues.
1. Conveyancing
Solicitors and conveyancers do vital work — they make sure the property is legally sound. But with so many checks, reports, and searches involved, things can drag out.
Local authority searches, for example, can take anywhere from a few days to several weeks depending on where you live. And if a solicitor’s juggling dozens of cases, your file might sit on their desk for a while before it’s reviewed.
2. Mortgages and Valuations
Even with digital processes, lenders still take time to verify documents, book valuations, and approve offers. A missing payslip or a slow survey appointment can easily add a week or two.
3. Surveys and Specialist Reports
Older homes or rural properties often need extra inspections — for damp, structure, or drainage. These are important for peace of mind but can cause pauses while reports are written and reviewed.
4. Property Chains
This one’s the classic. If your buyer’s buyer pulls out, or their mortgage takes longer, your own completion gets delayed. It’s a domino effect — even if you’ve done everything right.
So, Who Are the Middlemen?
We often blame “the middlemen” for slowing things down. But it’s not that simple — the middlemen are also the people who make the process possible.
Estate Agents
Good agents are worth their weight in gold. They keep everyone updated, chase solicitors, and help smooth over tense negotiations. But some agents take a step back after an offer is accepted — and that’s when momentum can slip.
Mortgage Brokers
Brokers make life easier by finding the right mortgage and liaising with lenders. But if they’re not proactive or communicative, buyers can be left in the dark while paperwork sits in someone’s inbox.
Solicitors and Conveyancers
They’re the guardians of legality — essential, but sometimes overloaded. If they’re not quick to respond or explain things clearly, clients can feel completely lost.
Property Search Agents (That’s Us!)
Our role is to pull all of this together. We act as the buyer’s advocate — the single point of contact who keeps everything moving, chasing updates, and ensuring communication doesn’t break down between the various professionals involved.
Without someone managing the big picture, the process can easily become fragmented.
Communication: The Real Culprit
Most delays aren’t about legal complexities — they’re about communication.
Emails get missed.
Updates don’t get shared.
Everyone assumes someone else is dealing with it.
It’s nobody’s fault, but it’s everyone’s problem.
A buyer might be waiting for their solicitor to send paperwork, but the solicitor’s waiting for the estate agent to confirm a detail, who’s waiting for the seller’s solicitor to send a document. Meanwhile, the buyer hears nothing and starts to worry.
It’s a perfect recipe for stress — and it’s avoidable.
How Technology Could (and Should) Help
The property world is slowly catching up with modern tech, but it’s still got a long way to go.
The tools exist:
Digital ID checks that take minutes instead of days
E-signatures for instant document turnaround
Online portals where everyone can see real-time updates
But not everyone uses them yet. Some firms still rely on paper letters and static PDFs. Until the whole industry modernises, progress depends on professionals being proactive — picking up the phone, chasing updates, and keeping everyone in sync.
What Buyers and Sellers Can Do to Help
You can’t control everything in a property transaction, but you can make a real difference by being prepared and responsive.
Here are a few tips we always share with our clients:
Get organised early. Have your ID, proof of funds, and mortgage in principle ready before making an offer.
Choose proactive professionals. The cheapest solicitor isn’t always the best — pick one known for good communication.
Respond quickly. Even a one-day delay on your end can ripple through the chain.
Ask for updates. Weekly check-ins keep everyone accountable.
Use a search agent. Having someone in your corner to coordinate things can save weeks — and a lot of stress.
Why These Delays Matter
Time isn’t just frustrating — it’s costly.
The longer a sale drags on:
Mortgage offers can expire, forcing reapplications.
Prices may shift, changing how much you pay or receive.
Buyers and sellers can lose confidence or pull out entirely.
And then there’s the emotional toll. The waiting, uncertainty, and constant checking for updates can be exhausting — especially when you’re juggling work, family, or a relocation deadline.
The Real Issue: Coordination
At the end of the day, it’s not the number of people involved that causes problems — it’s the lack of coordination between them.
Each professional is doing their part, but often nobody’s overseeing the whole picture. That’s where property search agents and buying agents make such a difference.
We step in to:
Keep everyone talking
Spot potential hold-ups early
Push for clear timelines
Keep you informed and calm throughout
It’s about turning what can feel like a maze of middlemen into a clear, managed path from offer to completion.
Final Thoughts
Delays in the home buying and selling process aren’t inevitable — they’re just the result of a system that’s slow to modernise and often poorly coordinated.
But with the right support, a bit of preparation, and clear communication, things can move faster and with far less stress.