For many homeowners in Llandaff, Pontcanna, and other sought-after Cardiff neighbourhoods, selling a home is an exciting step — but it can also be stressful. One of the biggest concerns for sellers is a delay in completion.
The process of exchanging contracts is a pivotal moment in any property transaction, but several factors can hold things up. The good news? Many delays are avoidable if you know what to look out for and work with the right team.
At Fortis Estate Agents, our local expertise means we’ve seen it all — and we know how to keep your sale moving smoothly. Here’s what can slow things down and how to minimise the risk.
The exchange of contracts is the stage where your sale becomes legally binding. Getting there can be straightforward — but in reality, each transaction has its own quirks. Even if your sale seems simple, unforeseen variables can arise.
Let’s look at the most common reasons for delayed completions in Cardiff property sales.
If local authority searches aren’t returned on time, the exchange process grinds to a halt. Likewise, unresolved solicitor queries will pause everything until both parties are satisfied with the answers.
Any party — seller, buyer, solicitor, or agent — can cause delays if they’re slow to respond. To help things move faster:
Respond promptly to any solicitor queries.
Sign and return documents quickly.
Stay in regular contact with your solicitor and estate agent.
In premium areas like Llandaff and Pontcanna, where properties often attract discerning buyers, quick communication can make the difference between a smooth sale and a stalled one.
Most transactions are part of a chain — and if one link falters, the entire process is affected. Common chain problems include:
A buyer’s mortgage offer being withdrawn.
Another seller in the chain facing legal or survey issues.
A buyer developing “cold feet” and pulling out.
Choosing an experienced Cardiff estate agent like Fortis is vital. We proactively manage communication with all parties, quickly identifying and resolving concerns to keep the chain intact.
The wider property market can also affect your completion date. During busy periods — for example, when interest rates drop and demand surges — solicitors and local authorities can face backlogs.
While these delays are rare, they’re worth considering when planning your move, particularly if your sale is time-sensitive.
Although frowned upon, gazundering (a buyer lowering their offer at the last minute) and gazumping (another buyer making a higher offer before exchange) still occur. These practices are legal until contracts are exchanged.
While you can’t completely prevent this, choosing an estate agent who builds strong buyer relationships can significantly reduce the risk.
While you can’t control every factor — particularly those further down the chain — you can safeguard your side of the sale by:
Selecting a proactive estate agent with strong local market knowledge.
Ensuring your solicitor is responsive and experienced.
Staying engaged and communicative throughout the process.
At Fortis, we pride ourselves on being more than just estate agents — we’re negotiators, problem solvers, and advocates for our clients. Our experience in selling premium Cardiff homes means we know how to handle challenges quickly and discreetly, ensuring your sale progresses smoothly.
If you’re considering selling your home in one of Cardiff’s most desirable neighbourhoods, working with a local independent agent who understands the nuances of the market is essential. From managing buyer expectations to keeping your sale on track, Fortis offers a bespoke service designed to protect your timeline — and your peace of mind.
📞 Call us on 02920 561111
📧 Email hello@fortis.homes
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