The Final Walkthrough Before Completion

What Is the Final Walkthrough?

The final walkthrough is your chance to see the property one last time before completion. You're checking that what you agreed to buy is what you're actually getting. The fixtures you negotiated are there. The property is in the condition you expected. Nothing's been damaged or removed unexpectedly.

You don't have an automatic legal right to a final walkthrough. But it's standard practice, and estate agents coordinate it routinely. The seller (or their agent) will let you in for a walk-around, usually for 30 minutes to an hour.

When to Schedule It

Aim for 24–48 hours before completion. Not too long before (the seller might decide to remove things or make changes), but not so close that you can't address issues if you find them.

Ask your conveyancer to arrange it on your behalf. They'll contact the estate agent. The agent will coordinate with the seller. They'll suggest a time. Usually morning or early afternoon (gives time to resolve issues before completion the next day).

Don't arrange it too early in the week if completion is Friday. If you find a problem on Monday and completion is Friday, there's time to negotiate. If you find it on Thursday, there's barely 24 hours to fix anything.

What You're Checking

Agreed Fixtures and Fittings

The contract specifies what stays: built-in kitchen, fitted wardrobes, light fittings, bathroom suite, garden shed, garden plants (sometimes). Check they're all still there and in the condition you agreed.

• Open cupboards. Check fitted appliances work (oven, hob, dishwasher if included).
• Check wardrobes are there and not stripped out.
• Check light fittings (in some deals, light fittings stay; in others, they're removed). Verify what was agreed.
• Check the garden for agreed items (shed, greenhouse, paving, plants). These are often removed unexpectedly.
• Confirm the seller hasn't added extra items that you didn't agree to take on.

Overall Property Condition

Walk through systematically. Ground floor to upstairs. Every room.

• Check for new damage: cracks in walls, scuffs, broken items
• Look for water stains or signs of leaks
• Check for signs of damp or mould
• Verify windows and doors work and locks function
• Check radiators are in place (some sellers remove them)
• Verify any agreed built-in appliances are still installed

You're not checking for wear and tear—the house has been lived in. You're checking for new damage or changes since you last viewed it.

Cleanliness and Removal Progress

Is the seller vacating properly? Are they removing their belongings? Or are they still moving in boxes and furniture?

• Check the property is being cleared
• Verify lofts and under-stairs cupboards are being emptied
• Check the garden is being cleared of the seller's items
• Confirm the garage is being vacated
• Check the property isn't being used as a storage unit (this would delay your move-in)

If the seller's still half-moved, that's not necessarily a problem—they have until completion to finish. But if completion's tomorrow and they're barely packed, flag it. Your conveyancer can contact them and confirm they're leaving by completion day.

Services and Access

• Test light switches work (basic functionality)
• Check heating's on and radiators work
• Verify water runs from taps
• Check the alarm system (if there is one) and request access codes
• Confirm you have or can access the water stopcock location
• Check the electricity box location and confirm it's accessible

You're not commissioning engineering surveys. You're doing a quick sanity check that basic services are accessible.

What To Do If You Find Problems

Minor Issues: Missing Items or Small Damage

Found that the curtain rails have been removed? Or there's a new crack in the plaster? Take photographs. Note it down. These are solvable.

Contact your conveyancer immediately. Tell them what you found. According to the Law Society's Conveyancing Protocol, they'll contact the seller's conveyancer and explain the issue.

The seller might:

• Replace/repair the item: If you've found the curtain rails missing, they can reinstall them before completion (next day or same day if you're only 24 hours away).
• Offer compensation: They pay you a set amount (say £500) and you purchase replacements yourself after completion.
• Accept retention of funds: Your conveyancer withholds money at completion (the amount needed to fix the issue) pending proof of repair.

Most sellers cooperate. They don't want completion delayed either. If the fix is quick and cheap, they'll usually do it.

Significant Issues: Structural Damage or Missing Major Components

Found evidence of structural movement (large cracks, doors not closing properly)? The fitted kitchen's been removed entirely? Major items missing that were meant to stay?

Contact your conveyancer immediately. These are more serious. Your options:

• Delay completion: Your conveyancer can request the seller repair issues before completion. Completion is postponed by a few days or weeks pending repairs.
• Renegotiate price: Ask the seller for a price reduction because of the issues. They might refuse, but it's worth negotiating. Your conveyancer handles this.
• Retain funds: Completion goes ahead but a larger sum is withheld pending repairs (say £5,000 if structural work needs doing). You're taking the risk that repairs cost what you estimated.
• Withdraw: Technically you can still withdraw, though after exchange you lose your deposit and incur costs. Only do this for genuinely catastrophic issues.

Your conveyancer will advise what's realistic given the type and severity of issues found. Most standard property transactions fall under the RICS home survey standards, which address property condition expectations.

If Everything Looks Good

Most final walkthroughs are uneventful. You walk through, check everything matches the contract, confirm there's no unexpected damage, and walk out satisfied.

Send a quick email to your conveyancer confirming everything's fine. Give them the green light for completion day tomorrow (or whenever it is). They'll let the seller's conveyancer know there are no issues.

After the Final Walkthrough

Once the walkthrough's done, you're in the home stretch. Completion's tomorrow (or the day after). Your conveyancer will confirm everything's ready with the seller's conveyancer. Funds will transfer in the morning. Keys will be released in the afternoon. You'll collect them and your house is yours.

The final walkthrough is usually the last direct contact you have with the property before it becomes yours. Make it count. Check everything. Document any issues. Then you're ready for completion day.

What if the seller refuses to let me do a final walkthrough?

It's not a legal right, but it's standard practice. Your conveyancer can push back and frame it as reasonable buyer protection. If the seller refuses, that's a red flag—flag it with your conveyancer immediately.

What if I discover major damage during the walkthrough?

Contact your conveyancer immediately. They can request the seller repair it before completion or withhold funds at completion pending repairs. If damage is catastrophic, completion can be delayed pending resolution.

Can the seller claim they didn't know about missing items?

The contract specifies what stays. If it's missing and was agreed to stay, it's a breach. Your conveyancer documents the absence and negotiates remedy. Usually the seller either replaces the item or compensation is withheld at completion.

What if I find minor cosmetic issues during the walkthrough?

Document them with photos. These rarely stop completion. Your conveyancer can request remedy or compensation, but if the seller refuses, you can proceed and address them post-completion yourself.