Conveyancing Explained Simply
Conveyancing is the legal process of transferring property ownership from one person to another. It sounds complicated but here is what actually happens, step by step.
What Does a Conveyancer Do?
A conveyancer (either a solicitor or a licensed conveyancer) handles all the legal work when you buy or sell a property. They check the title is clean, carry out searches, handle the mortgage paperwork, manage the exchange of contracts and deal with the transfer of money. You cannot buy a property with a mortgage without one, and even cash buyers should use one to protect themselves.
What Does Conveyancing Cost?
Stamp duty is paid separately and is not included in conveyancing costs. Leasehold properties cost more due to additional enquiries.
The Conveyancing Timeline
The average conveyancing process takes 8-12 weeks from offer accepted to completion, but it can take longer if there are issues. Here is what happens at each stage.
Instruct Your Conveyancer (Week 1)
Once your offer is accepted, instruct a conveyancer immediately. They will send you identity verification documents and ask for money on account to cover search fees. The seller's conveyancer will prepare the draft contract and title documents.
Searches (Weeks 2-5)
Your conveyancer orders searches from the local authority and other bodies. The local authority search checks for planning issues, building control records, road schemes and conservation areas. Environmental searches check for flood risk and contaminated land. Drainage searches confirm the property is connected to mains drainage. Local authority searches can take 2-6 weeks depending on the council.
Enquiries and Title Review (Weeks 3-7)
Your conveyancer reviews the title documents and raises enquiries with the seller's conveyancer. These are questions about the property: boundaries, disputes, alterations, guarantees, fixtures and fittings. There can be several rounds of questions and answers. This is often the slowest part of the process.
Mortgage Offer (Weeks 3-6)
Your mortgage lender arranges a valuation, then issues the formal mortgage offer. Your conveyancer reviews the offer and the mortgage conditions. They will also check the property title meets the lender's requirements.
Exchange of Contracts (Week 8-10)
Once searches are back, enquiries are answered, mortgage offer is received and you are happy to proceed, you sign the contract and transfer your deposit (usually 10% of the purchase price) to your conveyancer. Both sides exchange contracts by phone. At this point the sale is legally binding. You agree a completion date. If you pull out after exchange, you lose your deposit.
Completion (Week 10-12)
On completion day, your conveyancer transfers the remaining money to the seller's conveyancer. Once the money is received (usually by early afternoon), the keys are released and the property is yours. Your conveyancer then registers the transfer with the Land Registry and pays any Stamp Duty on your behalf.
Exchange vs Completion: What Is the Difference?
Exchange is when the contract becomes legally binding. Both parties are committed. A completion date is set. The buyer pays the deposit.
Completion is when the money is transferred and you get the keys. There is usually 1-2 weeks between exchange and completion, though they can happen on the same day (known as a simultaneous exchange and completion).
What Can Go Wrong
- Chain collapse: If any buyer or seller in the chain pulls out, the whole chain can collapse. This is the most common cause of failed transactions. Nothing can be done to eliminate this risk entirely, but exchanging quickly once ready reduces the window.
- Slow searches: Some councils take 6-8 weeks for local authority searches. Your conveyancer can order personal searches from private companies, which are faster (3-5 days) but some mortgage lenders do not accept them.
- Title issues: Missing building regulations certificates, boundary disputes, restrictive covenants or absent landlord problems can all delay or derail a purchase. Indemnity insurance can sometimes resolve these issues.
- Gazumping: The seller accepts a higher offer from someone else after accepting yours. This is legal in England and Wales before exchange. Scotland has a different system that prevents this.
- Mortgage issues: The lender's valuation comes in lower than the purchase price (a down-valuation), or the mortgage offer is withdrawn because of a change in your circumstances.
Tip: Choose Your Conveyancer Carefully
Do not just go with the cheapest. A slow or unresponsive conveyancer can add weeks to the process and cost you the sale. Ask friends for recommendations. Check online reviews. A good conveyancer keeps you updated proactively and chases the other side. Expect to pay £1,000-1,500 for a competent conveyancer on a standard purchase.
Tip: Respond Quickly
The biggest delays in conveyancing are often caused by slow responses from buyers and sellers. When your conveyancer asks you to sign something, verify your identity or answer questions, do it the same day. Every delay on your side adds days to the timeline.
This guide covers the conveyancing process in England and Wales. Scotland uses a different system (with solicitors, missives and a binding offer stage). Northern Ireland has its own process too.
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