16/07/2026
4 things that can go wrong between offer and settlement:
A pre-approval is not a guarantee of formal approval.
Lenders conduct a full assessment once a property is identified, and issues can emerge at that point that were not apparent earlier. A change in your employment situation, a new debt, or a lender valuation that comes in below the purchase price can each create problems after you have already signed a contract. Avoiding this comes down to preparation. Make sure your financial position is stable and avoid taking on new credit between pre-approval and settlement.
Building and pest inspections reveal unexpected problems
A building and pest inspection carried out after exchange can uncover issues that were not visible during open homes. Structural defects, rising damp, termite activity or roof problems can range from manageable to deal-breaking, depending on the severity and cost to rectify. Where possible, arrange inspections before you sign rather than during a cooling-off period, so you have time to assess the results properly. If issues do emerge after exchange, your conveyancer can advise on what options are available to you under the contract.
The vendor is unable to settle on time
Settlement delays do not always come from the buyer. Vendors can face their own complications, including delays in finding or settling on their next property, issues with discharging their existing mortgage, or problems with the title. In a chain of related transactions, a delay at one end can ripple through, affecting everyone else. Building some flexibility into your own arrangements where you can, including your moving plans and any bridging finance, reduces the pressure if settlement does shift. Your conveyancer should be in regular contact with the vendor's representative in the lead-up to the settlement date.
The property condition changes before settlement
You are entitled to take possession of the property in the same condition it was in at the time of sale. In practice, problems can arise if the vendor removes fixtures or fittings that were included in the contract, or if damage occurs to the property between exchange and settlement. A pre-settlement inspection, typically carried out in the days before settlement, is your opportunity to check the property against the contract and raise any concerns before the keys change hands.
Getting the right finance in place well before settlement reduces one of the most common sources of stress during this period. A mortgage broker can help you compare your options and manage the finance process from application through to settlement day.
