Conveyancing Explained — The Home Buying Process
Conveyancing is the legal process of transferring property ownership from seller to buyer. It sounds dry, but understanding what your solicitor is actually doing — and why it takes so long — will save you stress and help you spot problems before they derail your purchase.
What Is Conveyancing?
When you buy or sell a property, a solicitor or licensed conveyancer handles all the legal work: checking ownership, running searches, drafting contracts, transferring funds, and registering the property in your name with the Land Registry.
You can use a solicitor (a qualified lawyer who can also handle conveyancing) or a licensed conveyancer (a specialist who only does property law). Both are regulated and insured. Licensed conveyancers are often cheaper but solicitors can handle more complex situations.
The Conveyancing Process: Step by Step
- Instruct a solicitor— Do this as soon as your offer is accepted. Do not wait for the mortgage offer. Your solicitor will send you an engagement letter and request ID and proof of funds (anti-money laundering checks).
- Draft contract pack— The seller’s solicitor prepares the contract, title deeds, property information form (TA6), fixtures and fittings form (TA10), and any relevant leasehold documentation.
- Searches— Your solicitor runs local authority searches, environmental searches, water and drainage searches, and possibly mining or chancel repair searches depending on the area. These check for planning issues, flood risk, contaminated land, and other factors that could affect the property.
- Review and raise enquiries— Your solicitor reviews all documents and raises questions with the seller’s solicitor about anything unclear or concerning. This back-and-forth is often the slowest part.
- Mortgage offer received— Your lender issues a formal mortgage offer and sends it to your solicitor. They check the conditions and ensure the property is acceptable security for the loan.
- Report to you— Your solicitor sends you a detailed report on the property, highlighting anything important. You review and ask questions.
- Exchange contracts— Both solicitors agree a completion date. You sign the contract and pay the exchange deposit (usually 10%). After exchange, you are legally committed. Pulling out means losing your deposit.
- Completion— Your solicitor transfers the purchase funds to the seller’s solicitor. Once the money arrives, the keys are released. The property is yours.
- Post-completion— Your solicitor pays Stamp Duty (within 14 days of completion), registers the property at the Land Registry, and sends you the title deeds.
How Long Does Conveyancing Take?
The average is 8–12 weeks from offer accepted to completion. But it can take 16+ weeks if there are complications. The most common delays:
Slow search results
Local authority searches can take 2–6 weeks depending on the council. Some areas are much slower than others.
Long chains
If the seller is buying another property, and that seller is buying another, the chain can be 4–5 transactions long. One delay holds up everyone.
Leasehold complications
Leasehold properties require additional documentation from the management company, which can add weeks. Check the lease length early — under 80 years is a red flag.
Unresponsive parties
If the other side’s solicitor is slow to respond to enquiries, the whole process drags. Stay on your solicitor to chase regularly.
Conveyancing Costs
| Fee | Typical cost | Notes |
|---|---|---|
| Solicitor’s fee | £800 – £1,500 | Their charge for the legal work |
| Local authority searches | £200 – £400 | Varies by council area |
| Environmental search | £30 – £50 | Flood risk, contamination |
| Water & drainage | £30 – £60 | Connection to mains |
| Land Registry fee | £100 – £300 | Based on property price |
| Bank transfer fee | £25 – £50 | Telegraphic transfer of funds |
| Total | £1,200 – £2,000 | Excluding Stamp Duty |
Get at least three quotes. Beware of very cheap online conveyancers — they often have huge caseloads and poor communication. A local solicitor with smaller caseloads can be worth the extra £200–300.
How to Speed Up Conveyancing
Instruct a solicitor immediately after your offer is accepted. Do not wait.
Respond to requests quickly. When your solicitor asks for documents or signatures, do it the same day.
Get your mortgage Decision in Principle before making an offer. A full mortgage offer should follow within 2–3 weeks of application.
Ask about search turnaround times for the local authority before instructing. Some councils offer expedited searches for an extra fee.
Chase regularly. A polite weekly call to your solicitor asking for updates keeps your file on top of the pile.
What Can Go Wrong
Gazumping: The seller accepts a higher offer from someone else after accepting yours. Until exchange, they are free to do this. It is legal but infuriating.
Searches reveal problems: Planning applications next door, flood risk, contaminated land, or unadopted roads. Your solicitor will advise on the implications.
Chain collapses: If anyone in the chain pulls out, it can bring down the whole thing. There is no way to prevent this, but being chain-free (first-time buyer or cash buyer) makes you a stronger buyer.
Indemnity issues: Missing building regulations certificates, lack of planning permission for past alterations, or boundary disputes may require indemnity insurance.
Budget for conveyancing as part of your total purchase costs. Use our Stamp Duty Calculator on CalcPad to check what tax you will owe on completion.
Last updated May 2026. This guide is for general information only. Always use a qualified solicitor or licensed conveyancer for property transactions.