Property Completion Statement Explained: 2026/27 Guide
What's on a UK property completion statement from your solicitor in 2026/27, how to check it for errors, and a worked example for both buyers and sellers.
What a completion statement actually is
A completion statement is the financial summary your solicitor prepares shortly before completion, translating all the moving parts of a property transaction — purchase price or sale price, mortgage funds, fees, and various adjustments — into a single, final figure: the exact amount you need to send to complete a purchase, or the exact amount you'll receive from a sale.
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Open Mortgage calculatorWhat's on a buyer's completion statement
- Agreed purchase price
- Less: mortgage advance (the amount your lender is providing)
- Less: deposit already paid at exchange of contracts
- Plus: Stamp Duty Land Tax (or the Welsh/Scottish equivalent) due on the purchase
- Plus: solicitor's fees and disbursements — search fees, Land Registry fees, bank transfer fees, and the solicitor's own professional fee
- Net balance due from you to complete
What's on a seller's completion statement
- Agreed sale price
- Less: mortgage redemption figure — the amount needed to pay off your existing mortgage in full, including any early repayment charge if applicable
- Less: estate agent fees
- Less: solicitor's fees and disbursements
- Net proceeds due to you
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Open Stamp Duty calculatorWorked example: a buyer's completion statement
Purchase price: £320,000 Mortgage advance: £256,000 (80% loan-to-value) Deposit paid at exchange: £32,000 Stamp Duty Land Tax due: £6,000 (based on the buyer's specific circumstances) Solicitor's fees and disbursements: £1,450
Calculation: £320,000 (purchase price) − £256,000 (mortgage) − £32,000 (deposit already paid) = £32,000 balance of purchase price still owed £32,000 + £6,000 (Stamp Duty) + £1,450 (fees) = £39,450 total due from the buyer before completion
Worked example: a seller's completion statement
Sale price: £320,000 Mortgage redemption figure: £145,000 (including a small amount of accrued daily interest) Estate agent fee (1.2% + VAT): £4,608 Solicitor's fees and disbursements: £1,100
Calculation: £320,000 − £145,000 (mortgage redemption) − £4,608 (agent fee) − £1,100 (solicitor fee) = £169,292 net proceeds to the seller
Common reasons figures shift slightly
- Mortgage redemption figures include daily accrued interest, so a delay to completion (even by a day or two) can change the exact figure needed
- Utility, ground rent, or service charge apportionments between buyer and seller for the period spanning the completion date
- Updated Stamp Duty calculations if your circumstances (first-time buyer status, ownership of another property) were clarified or changed since an earlier estimate
What to do when you receive it
- Check the headline figures — purchase/sale price, mortgage amount, Stamp Duty — against what you expected
- Compare fees to your original quote from your solicitor, querying any unexpected additional charges
- Query anything unclear immediately, well before the funds transfer deadline
- Arrange funds transfer in good time — ideally one to two working days before completion, allowing for bank processing
The bottom line
A completion statement is the final, concrete translation of your property transaction into a single number, and reviewing it carefully — rather than simply transferring whatever figure is requested — is a worthwhile last check before money moves. Catching a genuine error at this stage, while there's still time to query it with your solicitor, is far easier than trying to unwind a mistake after completion has already happened.
Frequently asked questions
What is a completion statement?
A completion statement is a document your solicitor prepares shortly before completion, itemising every financial element of your property transaction — purchase price, mortgage funds, deposit, Stamp Duty, solicitor's fees, and any other charges or adjustments — showing the final net amount you need to pay or will receive.
Do both buyers and sellers get a completion statement?
Yes, though the content differs — a buyer's statement typically shows funds needed to complete (purchase price plus fees minus mortgage advance and deposit already paid), while a seller's statement shows sale proceeds minus any outstanding mortgage redemption, estate agent fees, and solicitor's fees.
When should I receive my completion statement?
Usually a few days before the planned completion date, giving you time to review it, query anything unclear, and arrange for any required funds to reach your solicitor's account in good time before completion.
What should I check on a buyer's completion statement?
Confirm the purchase price matches your agreed offer, check the mortgage advance figure matches your mortgage offer, verify Stamp Duty Land Tax has been calculated correctly for your specific circumstances (first-time buyer relief, additional property surcharge, etc.), and review the solicitor's fees and disbursements against your original quote.
What should I check on a seller's completion statement?
Verify the sale price matches the agreed figure, check the mortgage redemption figure is accurate and up to date (mortgage redemption figures can change slightly if there's a delay, due to daily interest accrual), and review the estate agent and solicitor fees against what was originally agreed.
Why might a completion statement figure differ slightly from what I expected?
Small differences often come from adjustments for utility bills, ground rent, or service charges apportioned between buyer and seller for the period around completion, or from a mortgage redemption figure that includes accrued daily interest up to the actual completion date rather than an earlier estimate.
What if I spot an error on my completion statement?
Query it with your solicitor immediately — completion statements are prepared under time pressure close to the deadline, and genuine errors (an incorrect fee, wrong Stamp Duty band, or outdated mortgage figure) do occasionally occur, and it's far easier to correct before completion than after funds have moved.
Does the completion statement include Stamp Duty Land Tax?
Yes, for a buyer's statement — the calculated Stamp Duty (or Land Transaction Tax in Wales, Land and Buildings Transaction Tax in Scotland) is included as an amount you need to fund alongside the purchase price, since your solicitor will typically pay this to HMRC (or the relevant tax authority) on your behalf shortly after completion.
Can the completion statement change on the day of completion itself?
It's uncommon but possible, usually only for small adjustments like an updated mortgage redemption figure if completion happens on a different date than originally estimated, since daily interest continues to accrue on an outstanding mortgage until the exact day it's actually redeemed.
Do I need to send funds to match my completion statement before completion day?
Yes — your solicitor typically needs cleared funds in their client account before completion, meaning you should arrange the transfer at least one to two working days before the planned completion date to allow for bank transfer processing times.
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