TL;DR
- Conveyancing is the legal process of transferring ownership of property from seller to buyer.
- The process covers property searches, contract exchange, and completion.
- Typical conveyancing costs are 1,000 to 2,500 pounds for a standard residential transaction.
- The process from offer acceptance to completion typically takes 8 to 16 weeks.
- You do not need a solicitor from the area where the property is. Online conveyancers are fully regulated.
- Exchange of contracts is the point at which the transaction becomes legally binding.
Key Facts
What Is Conveyancing?
Conveyancing is the legal process by which ownership of a property is transferred from one person to another. In England and Wales, every property transaction must go through a conveyancing process to be legally valid. The process involves a series of legal checks, searches, and documentation carried out by a qualified professional, either a solicitor regulated by the Solicitors Regulation Authority or a licensed conveyancer regulated by the Council for Licensed Conveyancers.
Conveyancing applies to every stage of property ownership: buying, selling, remortgaging, transferring ownership between individuals, and equity release. The specific steps involved vary depending on whether the transaction is a freehold or leasehold purchase, whether the property is newly built or existing, and whether it is being bought with or without a mortgage.
The Stages of the Conveyancing Process for Buyers
Instruction: Once an offer is accepted, the buyer instructs a conveyancer. The conveyancer sends out initial documents including the client care letter, anti-money laundering checks, and the initial information forms. The buyer provides proof of identity and the source of funds.
Searches: The conveyancer orders a set of property searches to identify any issues that affect the property or land. The standard residential search package includes a local authority search (planning permissions, enforcement notices, road adoption, tree preservation orders), a water and drainage search (sewer proximity, water supply), an environmental search (flood risk, contaminated land, subsidence), and a chancel repair search (ancient liability for church repairs). Searches typically take 1 to 3 weeks depending on the local authority.
Enquiries: The buyer conveyancer raises enquiries to the seller conveyancer based on the title documents, searches, and survey results. Typical enquiries cover boundaries, rights of way, planning history, building regulations, guarantees and warranties, and ongoing maintenance charges for leasehold properties. The seller must respond to each enquiry satisfactorily before the transaction can proceed.
Mortgage offer: Where the buyer is purchasing with a mortgage, the lender carries out its own valuation and issues a formal mortgage offer. The buyer conveyancer reviews the mortgage offer conditions and reports to the client on its contents. The conveyancer acts for both the buyer and the lender in most residential transactions.
Exchange of contracts: Once all searches are received, enquiries are resolved, and the mortgage offer is in place, the buyer and seller exchange signed contracts. Exchange is the point at which both parties are legally committed to the transaction. The buyer pays the deposit on exchange, typically 10% of the purchase price. The completion date is agreed at exchange.
Completion: On the agreed completion date, the balance of the purchase price is transferred to the seller and the buyer receives the keys. The seller conveyancer transfers the title deeds and the mortgage is redeemed. The buyer conveyancer pays Stamp Duty Land Tax to HMRC and registers the new owner at HM Land Registry.
The Stages of the Conveyancing Process for Sellers
The seller conveyancer obtains the title register from HM Land Registry, drafts the contract pack, and prepares the property information forms (TA6) and fittings and contents form (TA10) for the buyer to review. The seller provides information about the property including planning consents, building regulations certificates, guarantees, and details of any disputes or issues with neighbours.
On exchange the seller receives the buyer deposit. On completion the seller receives the balance of the purchase price, the existing mortgage is repaid, and the net proceeds are released to the seller after conveyancing fees and any other charges are deducted.
Leasehold Conveyancing
Leasehold transactions are more complex and typically take longer than freehold transactions. The buyer conveyancer must review the lease, obtain a management pack from the freeholder or managing agent (which sets out service charge accounts, building insurance, and any ongoing disputes), and raise specific leasehold enquiries. Management packs can take 2 to 4 weeks to obtain and often cost 200 to 400 pounds paid by the seller. Leasehold conveyancing adds time and cost to both buyer and seller transactions and is one of the more common causes of transaction delay.
Conveyancing Costs
Conveyancing costs for buyers on a standard freehold residential purchase in 2026 typically range from 1,000 to 2,500 pounds inclusive of legal fees and disbursements. Disbursements are the third-party costs paid by the conveyancer on the client behalf, including search fees (typically 300 to 500 pounds), Land Registry registration fees (based on the property value, from 20 to 500 pounds for standard residential transactions), and the Land Registry transfer fee. Stamp Duty Land Tax is a separate government tax payable on top of conveyancing costs.
Online conveyancing firms often quote lower fees than high street solicitors for standard transactions. They are fully regulated and provide the same legal protections. However, they may be less responsive to queries and less able to handle complex or non-standard transactions. For straightforward freehold purchases, an online conveyancer can represent good value. For leasehold, new build, shared ownership, or help-to-buy transactions, a more experienced specialist firm may be worth the additional cost.
How to Choose a Conveyancer
New Build Conveyancing
New build conveyancing has additional features compared to buying an existing property. The buyer is typically purchasing off-plan, meaning the property does not yet exist. The conveyancer must review the development title, the estate management arrangements, the specification, the developer warranty (typically an NHBC Buildmark or similar 10-year structural warranty), and the completion date provisions. New build contracts often contain developer-friendly clauses including long completion periods and provisions allowing changes to the specification. Buyers should not assume that the developer recommended solicitor will act in the buyer best interests.
Conveyancing in a Chain
A property chain occurs when a series of linked transactions must all complete on the same day. Each transaction depends on the others completing simultaneously. Chains are common in England and Wales and are one of the most frequent causes of transaction delay and failure. A broken link anywhere in the chain, such as a buyer withdrawing or a mortgage offer being declined, can collapse the entire chain. The conveyancer manages the chain by coordinating with solicitors on all linked transactions and identifying issues before they cause delays.
Property Searches Explained
A local authority search reveals planning permissions and refusals, enforcement notices, tree preservation orders, listed building status, and road adoption. Cost is typically 100 to 300 pounds. A water and drainage search confirms mains connection and sewer positions. An environmental search covers flood risk, contaminated land, ground stability, and proximity to landfill. A chancel repair search identifies historic ecclesiastical liability for church repairs. For rural properties, a mining search may also be required depending on the area.
Check that the firm is regulated by the SRA (solicitors) or CLC (licensed conveyancers). Ask for a full quote including all disbursements and confirm there are no hidden extras. Check reviews and the complaint history of the firm. Ask how the file will be managed and whether you will have a named contact rather than a generic inbox. Confirm the firm is on the approved panel of your mortgage lender, as lenders require their own panel-approved firm to act on their behalf.
Frequently Asked Questions
Do I need a local solicitor for conveyancing?
No. Conveyancing in England and Wales can be carried out by any regulated solicitor or licensed conveyancer regardless of location. Most conveyancing is now conducted remotely with documents exchanged electronically. Location of the conveyancer has no bearing on the outcome.
How long does conveyancing take?
A standard freehold transaction typically takes 8 to 12 weeks from offer acceptance to completion. Leasehold transactions and those involving a chain typically take 12 to 16 weeks. New builds can take longer depending on build completion dates.
What is exchange of contracts?
Exchange of contracts is the point at which both the buyer and seller sign identical contracts and the conveyancers exchange them. From this point both parties are legally bound. The buyer pays a deposit on exchange, typically 10% of the purchase price. If either party pulls out after exchange, they face financial penalties.
Can I do my own conveyancing?
It is legally possible but strongly inadvisable. Mortgage lenders will not accept self-conveyancing: a regulated professional must act for the lender. Errors in conveyancing can result in defective title, liability for undisclosed issues, and costly litigation. The cost of professional conveyancing is modest relative to the transaction value and the risk of getting it wrong.
What searches are required for a property purchase?
The standard search pack includes a local authority search, a water and drainage search, an environmental search, and a chancel repair search. Additional searches such as a mining search, a flood search, or a highways search may be recommended depending on the property location.
