What happens on settlement day
Settlement day is when ownership of the property legally transfers from the seller to you. It's the date specified in your Sale and Purchase Agreement, and it's when you get the keys.
Most of the work happens behind the scenes between lawyers and banks. You'll be eagerly waiting while the professionals make sure everything is in order before the money moves.
"Settlement usually happens in the early afternoon. We'll call you as soon as it's confirmed and let you know you can collect your keys."
Pre-settlement checklist
In the days before settlement, there are several things you need to complete:
- Pre-settlement inspection: Walk through the property (ideally 1-2 days before settlement) to check it's in the same condition and any agreed items are present
- Transfer funds to your lawyer: Your deposit and any balance not covered by your mortgage must be in our trust account before settlement day
- Sign mortgage documents: Your bank will require you to sign loan documents before they release funds
- Arrange insurance: Your house insurance must be in place from settlement day — banks require this
- Organise utilities: Arrange to have power, gas, internet, and water transferred to your name from settlement day
Important: Fund transfer timing
We'll tell you the exact amount to transfer and our trust account details. Transfer funds at least 2 business days before settlement to allow for bank processing. Same-day transfers often don't clear in time.
What your lawyer does vs what you do
What we handle
- • Prepare and lodge title transfer documents
- • Coordinate with the seller's lawyer
- • Receive mortgage funds from your bank
- • Pay the seller and complete settlement
- • Register the new title in your name
- • Register your bank's mortgage
- • Notify the council of ownership change
What you handle
- • Complete pre-settlement inspection
- • Transfer funds to our trust account
- • Sign mortgage and transfer documents
- • Arrange house and contents insurance
- • Set up utilities in your name
- • Collect keys from the agent
- • Plan your move-in day!
How the money flows
On settlement day, significant sums move between multiple parties. Here's how it usually works:
Your deposit and any cash contribution reach our trust account
Your mortgage lender transfers the loan amount to our trust account
We transfer the full purchase price to the seller's lawyer
We register the transfer with LINZ — you are now the legal owner
Once settlement is confirmed, the agent releases the keys to you
What could go wrong
Settlement delays are uncommon but do happen. Here are the most common causes:
The bank hasn't released the mortgage funds. Usually resolved same day but can delay key handover by hours.
If the seller is buying another property that same day, delays in their purchase can delay yours.
If you find problems during your final inspection that weren't there before, settlement may need to be delayed to resolve them.
If mortgage documents weren't signed in time or other paperwork is incomplete.
If anything delays your settlement, we'll call you immediately and explain what's happening. Most delays are resolved within hours.
Collecting your keys
Once we confirm settlement is complete, you can collect your keys. Here's what to expect:
- We'll call you: As soon as settlement is confirmed (usually early afternoon), we'll let you know
- Keys from the agent: The real estate agent holds the keys and will release them to you once notified
- Check all keys: Make sure you have keys for all doors, garage remotes, alarm codes, and any gate or letterbox keys
- Take photos: Photograph meter readings (power, gas, water) for your records
Congratulations! Once you have those keys, you are officially a homeowner. Welcome home.
How we help
We coordinate with your bank and the seller's lawyer, handle all the paperwork, and call you as soon as settlement is confirmed so you can collect your keys.