Conveyancing

What is conveyancing?

Conveyancing, (performed by licensed conveyancers or conveyancing solicitors), is the legal work involved in transferring a property from one owner to another.

What does conveyancing mean?

· There are various strands to conveyancing but ultimately, it is a system of checking that the transaction is legal and, for the buyer, that there are no hidden issues with the property.

· The primary objective of the conveyancing process is to make sure a buyer is buying the house they think they’re buying – that’s literally all it is!

How much are conveyancing fees?

Typically the total paid (i.e. conveyancer’s basic fee + disbursements) are:

· Selling = £700-£1,250

· Buying = £950-£1,900 (this does not include SDLT).

In addition (when buying a property), your conveyancer will ask you to send over an upfront search deposit of £250-£350. This is simply so that your conveyancer has money on their account to pay for disbursements on your behalf and is not an extra cost as it’s accounted of in your final bill & completion statement.

Why your bill may be different

The size of your bill will of course depend on various factors including:

· The property value – many conveyancing firms charge a percentage or a fee based on the value of your property.

· Property tenure (freehold/ leasehold) – conveyancing costs an extra £50-£250 more when buying a leasehold property due to the extra legal paperwork involved.

· Extra Searches – if extra searches are required (eg. if you are in a mining or flood risk area), this will cost more.

· Indemnity Insurance – in some cases you may not be able to find essential paperwork such as guarantees or permissions, requiring either the buyer or seller to purchase an insurance policy to protect you if the missing paperwork becomes an issue.

A conveyancing quote should consist of two parts:

· The Basic Fee – This is the legal company’s fees for their conveyancer’s or solicitor’s time.

· Disbursements – anything which they pay to outside agencies on your behalf, such as search fees, stamp duty etc Really they should be roughly the same from one conveyancing quote to the next.

How much is the Basic Fee?

The legal company’s basic fee (sale &/or purchase) can be anywhere from £300-£2,400 plus VAT.

· For leasehold properties, add an extra £50-£250 to cover the extra paperwork.

· For transactions involving a mortgage, add an extra £50-£250 to cover your conveyancer having to deal with the mortgage lender.

How much are Disbursements?

The common disbursements you’ll encounter are:

· Land Registry office copies (£4-£8 per transaction, ie one for buying, one for selling).

· Telegraphic Transfer fee (£20-£30 per transaction, ie one for buying, one for selling) – only payable on amounts of £60,000 or more as lower amounts can be sent free of charge via BACS.

· Bankruptcy search (£2-£4) – if you are buying with a mortgage.

· Local authority searches (£100-£200) – this varies according to authority, so providing them with an exact postcode will allow the legal company to give you a more accurate quote.

· Drainage search (£30-£40) – this can vary between water companies.

· Chancel Repair Liability search (£10 + VAT), to check if you are liable to pay towards the upkeep of the parish church.

· Environmental search (£30-£35 + VAT) – to check for land contamination.

· Location specific local searches (£40-£70 per search) – depending on the location of the property you are purchasing, additional searches may be required, such as mining. Make sure these are included in the quote by checking with your legal company as soon as possible.

· Land Registration Fee (£40-£700) – this depends on the value of the property you are buying. Fees are detailed here.

· Stamp Duty Land Tax (SDLT) – this should be calculated automatically and included in your quote.

Can I do my own conveyancing?

Yes, you can, but I absolutely would not recommend it!

It's very time-consuming...

If you're buying a house and you miss something crucial that only becomes apparent after the purchase, then you have no recourse against the seller due to the common law principle of ‘caveat emptor’ (meaning ‘let the buyer beware’), which applies to property in the UK.

The end result is then you end up out of pocket by £10,000’s.

At least if you hire a professional, they have professional indemnity insurance and so you can sue them for damages.

And, if you’re buying with a mortgage, absolutely forget about it, as no lender will allow you to attempt DIY conveyancing. They will insist you hire a professional (Licensed Conveyancer or Solicitor).

How long does conveyancing take?

For relatively straightforward sale or purchase, expect the conveyancing of your home to take between eight and twelve weeks.

However, it can be much less, or a lot longer, depending on many circumstances.

How long do conveyancing searches take?

This depends on how quickly each organisation takes to respond.

· Many local authorities will turn searches round in about a week, some in a matter of days, but some can take up to six weeks to respond.

How long between exchange and completion?

This is usually two weeks, but does not have to be.

· You can request a longer timeframe if you are trading down and have a lot of items to get rid of.

· Or you can speed it up if it’s your first purchase, it depends on what is most convenient for you and what others in the chain will agree to.

How do I find a good conveyancing solicitor?

It’s wise to shop around, but don’t make your decision based on price alone.

A conveyancing solicitor must be a member of The Law Society, while a conveyancer must be a member of the CLC.

· Get 4-5 quotes – make sure everything is included with a fixed fee (i.e. won’t change down the line) and never pay by the hour.

· Have they provided you with a list of ALL the charges?

· Ensure they have experience in your type of property, eg new build, leasehold, shared ownership, understand how to use the Help to Buy or Lifetime ISA deposit which can be less than 5%.

· Make sure you are given a named contact, and their direct contact phone number/email address.

· Are they easy to get hold of, willing to meet face to face, and available outside normal office hours?

· Do they get good online reviews?

· Are they able to work to your preferred timescale?

Should I use the conveyancer recommended by my estate agent?

Maybe...

If you've asked them for advice on a conveyancing firm, then potentially.

If they're trying to push you down the route of using a certain conveyancer without you asking for advice, then definitely no!

Things to do, include:

· Ask the estate agent if they receive commission as this may inflate the bill and you may find a cheaper service elsewhere.

· Ask them how much commission they get.

· You don’t have to use the conveyancer/solicitor your estate agent recommends so compare their prices with other legal companies.

· Choose your conveyancer before you accept or make an offer so you can take your time and avoid having to make a rushed decision.

What does a conveyancing solicitor do?

For sellers:

· Checks identity of buyer

· Verifies they have the funds for the purchase

· Advises you on any legal issues which may affect the sale

· Obtains official copies of title deeds from Land Registry

· Provides information about the property to the buyer’s legal representative

· Prepares the contract of sale

· Formally exchanges contracts with buyer’s conveyancer

· Handles transfer of monies, pays off mortgage and (usually) pays estate agent

· Prepares and sends transfer deed to buyer’s legal representative, taking your details off the Land Registry for your property

· Finalises completion statement and pays any money owed

For buyers:

· Verifies your identity

· Advises on and orders searches, analysing results when they are returned

· Ensures you have funds in place, checks the mortgage offer and its terms and conditions

· Requests and reviews legal pack from seller’s legal representative

· Examines survey and raises any concerns, which are reported back to you

· Raises queries about the Property Information Form and Fixtures and Fittings Form

· Checks seller’s contract

· Agrees a completion date with seller’s conveyancer

· Formally exchanges contracts with seller’s legal company

· Prepares completion statement and sends to you

· Prepares and sends transfer deed to seller’s conveyancer

· Arranges funds transfer via cash or from mortgage lender and transfers to seller’s legal representative

· Pays stamp duty on your behalf, if agreed with you

· Registers you as the new owner with the Land Registry.

What’s the difference between solicitors & licensed conveyancers?

Both can carry out conveyancing work, however:

· A licensed conveyancer is only qualified to practice property law and must belong to the CLC (Council for Licensed Conveyancers).

· Solicitors can offer legal services over an above conveyancing because they have wider experience and training in many areas of the law.

· Solicitors are more suitable for complex transactions that touch on more than just conveyancing (the sale of a property as a result of divorce being a classic example).

· Solicitors must be registered with The Law Society.

Typical conveyancing timelines

Selling A House

· Week 1 – instruct a legal company and complete forms

· Weeks 2-12 (or longer) – legal company obtains copies of title deeds, draws up draft contract, liaises with you to answer questions from buyer, negotiates exchange and completion dates, confirms mortgage application

· Week 8 (or longer) – exchange contracts

· Two weeks later (usually) – completion

Buying A House

· Week 1 – make an offer and instruct a legal company, pay initial fees

· Week 2 – order searches, mortgage valuation and survey

· Weeks 3-8 (or longer) – legal company examines searches and survey, raises questions with seller. Examines contract from seller.

· Week 6-12 (or longer) – exchange contracts

· Two weeks later (usually) – completion

What is online conveyancing?

‘Online’ conveyancing is the same as ‘high street’ conveyancing – it’s the same legal process.

It’s just that with online conveyancing, all business is conducted online or over the phone – there is no high street presence.

You don’t need to use a local high street solicitor; you are free to choose company advertising on the web.

Pro Tip:

As with all things in life, some of the firms you’ll find online are terrible, many are average and some are excellent.

Do your research and ask people for advice on who they used and what their experience(s) were like!

Title Deeds: A beginners guide

· Title deeds are the official documents showing ownership of a property.

· They were originally paper documents but these days the Land Registry stores them electronically.

· Original paper deeds are usually stored by your mortgage lender or solicitor.

· If your property has not changed hands (or been remortgaged) since 1990, your deeds will most likely not be stored digitally and the original paper version will be required by the Land Registry to register it for the first time.

· Problems can arise in this case if the original paper deeds cannot be found.

Registered & unregistered title

· If you are not sure if your property is registered, for a small fee you can find out here.

· Even if your property is registered, it is a good idea to keep your original deeds as they contain useful information about boundaries, which is not included in the Land Register.

· You can register land or property here.

Lost your deeds?

· If your deeds have been lost or destroyed, talk to your conveyancer or solicitor, as they can apply for a first registration on your behalf.

What is a deed of transfer?

· The TR1 form (also known as the transfer deed) is the paperwork that transfers the property from one party to another.

· It must be agreed and signed by vendor and buyer, in front of an independent witness, before completion can take place.

· These days, it is often signed before exchange.

Land Registry Title Plan

When a property is registered with HM Land Registry, a Title Plan is created.

This is a drawing showing the property, and general boundaries.

Exact boundaries are only shown if these were shown on plans contained in the title deeds.

The Title Plan forms part of the registered title, which consists of:

· Title Plan

· Title Register

· Any supporting documents referred to in the register and filed with HM Land Registry

Office Copy Entries

· When you sell a property, you need to obtain an official copy of the Title Register to confirm you are the legitimate owner.

· The Title Register is the digital version of your title deeds stored by HM Land Registry.

· These are known as Office Copy Entries, and cost £3 from the Land Registry.

· They are usually sent with the Land Registry Title Plan, which costs an addition £3.

· Office Copy Entries contain the date and time of the official copy and is only valid for six months from that date.

· If completion is likely to take place more than six months after the date of the Office Copy Entries, a further copy should be sent for.

Conveyancing Searches

· When you purchase a property, your conveyancer or solicitor will order searches to find out more about the property and the local area.

· This is to highlight any potential issues, such as the risk of flooding or building work due to take place nearby.

· Certain searches apply to all property, while there are additional location-specific searches available, for instance if you live in a former mining area.

· Getting ‘searches’ is not compulsory for cash purchasers but they are a wise precaution, as you will have no redress if a problem arises later on.

· Mortgage lenders insist that searches are carried out.

· Your conveyancer will advise on what searches you should have ordered.

Local authority search

This examines local plans and will tell you if the property is listed, if it is in a conservation area or if there are any other restrictions on the property, such as smoke-free zones, or livestock restrictions.

It will highlight potential risks, such as flooding or radon gas, and may recommend that more detailed searches are carried out.

Many people think this will also uncover any planning permissions (PP) applied for and although this can be done, it isn’t guaranteed, so if you are buying make sure you check local information sources such as print and online newspapers, for pending or possible planning, especially if it has yet to be applied for.

Drainage search

This obtains information from the water company about:

The location of drains
If any publicly maintained drains run through the property
If the property is connected to the mains water supply
The location of public sewers
How surface water drains away

This search is essential if you are intending to extend your home as if the extension will be over drainage, you will need to secure the water company’s permission.

Environmental and flooding search

This discovers if land in the area has been contaminated by industrial use, risks of subsidence and will often include a flooding search.

Location specific local searches

Depending on the location of the property you are purchasing, additional searches may be advised.

Leasehold

· Leasehold is effectively the long-term rent of a property.

· Ownership of the property, the land on which it sits and the communal areas belong to a freeholder or landlord.

· As the leaseholder, you typically pay ground rent, a service charge and maintenance fees.

· Most flats and apartments in England and Wales are sold leasehold. The rules are different in Scotland, where leasehold is now rare.

· Leases should not be allowed to drop below 80 years as they become much more expensive to extend at this point.

· before you make any offer to purchase the property with a lease close to (or below) 80 years, find out how much it will cost to extend the lease.

Freehold

· Most houses are sold freehold, which means you buy the building and the land on which it stands and own the ‘title absolute’.

· In 2017 there was controversy over some new build homes being sold as ‘virtual freehold’ with extra long leases of 999 years.

· This was coupled with ground rents increases that were unfair and punitive to the leaseholder.

· The government is currently in consultation about ending this practice.

Share of Freehold

· Leaseholders may jointly agree to purchase the freehold – this is known as collective enfranchisement – even if the landlord does not wish to sell it, due to changes in the law made under the 1993 Leasehold Reform, Housing and Urban Development Act.

· Certain criteria must be met, including at least half of leaseholders in a block being in agreement.

· The purchased freehold would then be run by a freehold company, which can be an external agency paid to do so, or formed by the leaseholders themselves.

Legal Enquiries

· When your conveyancer has received all the necessary information relating to the property you’re buying, including the draft contract, survey, searches and, if leasehold, the leasehold information pack, they are in a position to examine them and raise any enquiries (questions basically).

· They do this to ensure the property you are buying represents a solid purchase.

· Ultimately it needs to be mortgageable (even if you personally are buying with cash) and there must be no issues with the property that mean it cannot be sold in the future.

The Draft Contract Pack

As well as the draft contract of sale, the draft contract pack contains information about the property being sold.

It includes:

· Draft contract – this is the first version, before it has been agreed by both sides.

· Property Information Form (TA6) – containing information about access rights, drains, building work etc.

· Fixtures and Fittings Form (TA10) – stipulating which items are and are not included in the sale, plus those which are available separately and the price.

· Leasehold Information Form (TA7) – if the property is leasehold, this additional form gives details of the lease, the Management Company and service charges.

Explained: Exchanging Contracts

· When both the buyer and seller have agreed the terms of the contract, both parties then sign a copy and give instructions to their conveyancers to exchange contracts (i.e. send each other their client’s signed contract).

· The two legal representatives will usually exchange contracts formally, over the phone, with the conversation being recorded.

· This is a major milestone in the transaction as it makes it legally binding.

· If either party pulls out after exchange, they are likely to be liable for the other’s costs.

Solicitor ID Checks

· When you instruct a solicitor or conveyancer, you must provide proof of your identity and address, usually with a current passport or photo driving licence, accompanied by a utility, council tax bill or correspondence from HMRC.

· Most conveyancers will use an online ID checking service and will charge you approx. £5-£25 for this per person.

· Due to the large amounts of money changing hands when property is bought and sold, there is a greater risk of fraud.

· Because of this, and to comply with Money Laundering Regulations, your legal representative must check your identity and address before proceeding.

· Your conveyancer could be held jointly responsible for any fraudulent transaction if they miss this vital step.

Moving House Checklist

· If required, get a mortgage offer in principle – a full mortgage offer will not be given until you have found a property to buy and valuation has been carried out

· Instruct a solicitor or conveyancer

· Make an offer on a property

· Order a survey

· Raise/answer queries about the property

· Fill in and read all the legal forms and contracts quickly, but carefully

· Secure quotes for removals, including packing services

· Arrange insurance for new property so you can exchange

· Exchange contracts via your legal company

· Book removal company

· Inform utilities/service providers, get meters read and cancel/amend contracts

· Inform contacts of new address

· Complete contracts

· Move in

The Law Society Conveyancing Protocol

The Law Society Conveyancing Protocol is a 31-page document detailing the duties and obligations of a legal company, whether acting for a buyer or seller.

It features a list of ‘general obligations’ which, in brief, include:

· Acting in the best interests of the client

· Conflict of interest can occur if acting for more than one party within a transaction

· Guard against fraud and illegal activity

· Remain courteous, fair and honest

· Co-operate and share information to assist in the transaction, without compromising client confidentiality

· Respond to all communication in a timely fashion and acknowledge receipt of documents and data

· Arrange for cover if absent

· The process should be transparent

· Provide client with written confirmation of the name of the person carrying out the work, the regulated individual supervising the work and the complaints procedure

Buyer Conveyancing

What it is: The legal process that transfers a home to you and checks you’re buying what you think you’re buying (title, rights, restrictions).
Who does it: Solicitor or licensed conveyancer.
Typical costs (freehold, buyer): ~£700–£1,500 in total conveyancing fees/disbursements (not including any Stamp Duty Land Tax). Expect ~£250–£350 placed on account for searches.
Typical timeline: About 8–12 weeks from offer accepted to completion (chains/complexities can extend this).

Step-by-step (buyers)

Line up your mortgage
Get an Agreement in Principle and compare products (or use a broker).
Choose your conveyancer
Get 3–5 fixed-fee quotes with full itemisation. Consider “no completion, no fee” and optional homebuyers insurance to cover lost searches/survey if the deal collapses.
Instruct your conveyancer
You’ll receive a client care letter to sign, complete ID/AML checks, provide proof of funds/AIP, and place money on account for searches.
Make the offer
When accepted, ask the agent to remove the property from the market (show you’re progressing within ~14 days: conveyancer instructed, valuation/survey booked).
Contract pack & searches
Your lawyer receives the draft contract and title papers from the seller’s lawyer, then orders searches (local, drainage & water, environmental, plus any location-specific ones) and raises enquiries.
Finalise your mortgage
The lender issues a formal offer. Share valuation/survey with your lawyer—useful for follow-up enquiries.
Report on title
Your lawyer sends a plain-English report covering title, searches, enquiries, restrictions, lease terms (if any), and fixtures & fittings. Read it carefully and query anything unclear—especially tenure and lease length.
Sign documents
Sign the contract and TR1 transfer (often ahead of exchange) and your mortgage deed if applicable.
Send the deposit
Your lawyer must hold cleared funds before exchange. Deposits are commonly 5–10% (chains sometimes “pass up” a lower deposit).
Agree insurance & completion date
Buildings insurance (for freeholds) usually needs to be in place from exchange. All parties fix the completion date in the contract.
Exchange contracts
Once everyone in the chain is ready, lawyers exchange by recorded call. The deal becomes legally binding and the date is set.
Pre-completion checks & funds
Your lawyer runs priority/bankruptcy searches, issues the completion statement, and collects the balance (including SDLT and Land Registry fee). Lender funds are requested to arrive in time.
Completion (keys day)
Your lawyer sends the purchase money to the seller’s lawyer; the agent releases keys—often around early afternoon.
After completion
Your lawyer files the SDLT return and registers you (and the mortgage) at HM Land Registry. If leasehold, they’ll serve notices on the landlord/manager. Keep all paperwork and warranties safely.

Quick buyer tips

Move fast on forms and proofs; delays often come from missing documents.
Double-check fixtures & fittings and property information match what was agreed.
For leaseholds, watch remaining term (80 years is a key threshold) and review service charges/ground rent.
Plan removals, meter readings, lock changes, and address/utility updates early.

Seller Conveyancing

What it is: The legal process that transfers your home to the buyer and documents what’s included, what’s promised, and any restrictions.
Who does it: Solicitor or licensed conveyancer (DIY is possible but not recommended).
Typical costs (seller, standard sale): ~£600–£1,000 in total conveyancing fees/disbursements.
Typical timeline: About 8–12 weeks from offer accepted to completion (chains/complexities can extend this).

Step-by-step (sellers)

Decide who will do your conveyancing
Choose a fixed-fee, “no move, no fee” firm—avoid hourly billing, large “factory” operations, and default agent/lender referrals if they aren’t value-led.
Sign & return the Letter of Engagement
This formally instructs your conveyancer and sets fees/terms. Nothing starts until it’s signed and returned.
Provide proof of ID
Supply photo ID (passport or driving licence) and recent proof of address.
Complete the property forms
Fill in TA6 (Property Information) and TA10 (Fittings & Contents) accurately and promptly.
If leasehold, also complete TA7 and provide the lease; request the management information pack early (it can take weeks). If you’re unsure about items to leave, mark as “TBC/for negotiation.”
Send certificates, permissions, guarantees
Provide copies of warranties, planning permissions, building regs approvals, and any guarantees referenced in the forms.
Speak to your mortgage lender
Confirm your outstanding balance, any early-repayment charge, and whether you can port your mortgage.
Have your solicitor send the draft contract to the buyer
The pack includes title documents, TA forms, what’s included, any separate items/prices, and key certificates. A provisional completion date may be suggested.
Provide access for the buyer’s valuation/survey
Expect questions if issues are raised.
Renegotiate if needed
If the survey flags significant works, the buyer may seek a price adjustment or ask for repairs before exchange.
Help your conveyancer answer enquiries
Respond quickly to questions arising from the buyer’s searches (planning, drainage, environmental) and from your TA forms/survey.
Finalise the contract & agree completion dates
When the buyer is satisfied, they sign. You agree a completion date that suits the chain. Until exchange, either party can walk away; after exchange, the contract is binding.
Exchange contracts & receive the deposit
Lawyers exchange by recorded call once everyone in the chain is ready. Your lawyer receives the buyer’s deposit. From this point, backing out risks claims for costs.
Get organised for your move
The exchange-to-completion window is commonly ~2 weeks (can be shorter/longer by agreement). Pack, book removals, and check what you must leave per the TA10.
Completion day: confirm your solicitor is ‘in funds’
Your lawyer receives the balance from the buyer’s lawyer, redeems your mortgage, settles fees/agent commission, confirms completion, and issues your completion statement.
Vacate the property
Hand keys to the agent and leave any spares inside. You’re typically expected to be out by around early afternoon (often ~1pm).

Quick seller tips

Fill in TA forms early and honestly—most delays come from missing info or documents.
Order leasehold management packs as soon as possible.
Keep a clear list of inclusions to avoid disputes on move-out.
If survey issues arise, be pragmatic—price adjustment or targeted repairs can keep momentum.
Line up removals, meter readings, and change-of-address notifications ahead of completion.