Key Points
- Conveyancing is the legal process of transferring property ownership from seller to buyer.
- It covers title investigation, searches, mortgage reporting, exchange of contracts, and completion.
- A conveyancing solicitor acts on your behalf — checking the title is clean, raising enquiries, and managing the legal paperwork.
- The process typically takes 8–12 weeks for a straightforward freehold transaction.
- Exchange of contracts is the point at which both parties are legally committed. Completion is when you get the keys.
What Does Conveyancing Mean?
Conveyancing is the legal process of transferring ownership of a property from one person to another. The word comes from the Latin "conveyare" — to carry or transfer. In practice, it covers everything a solicitor does between the point at which an offer is accepted and the moment the buyer receives the keys.
Conveyancing is required whenever a property changes hands — whether you are buying, selling, remortgaging, or transferring ownership. It is a legal requirement in England and Wales: you cannot register a change of ownership at the Land Registry without a solicitor or licensed conveyancer completing the process.
What Does a Conveyancing Solicitor Do?
A conveyancing solicitor acts on your behalf throughout the transaction. Their role includes:
- Investigating the title to the property — checking the seller actually owns it and that there are no undisclosed issues
- Ordering and reviewing conveyancing searches — local authority, drainage, environmental, and chancel repair searches
- Raising enquiries with the seller's solicitor about anything that needs clarification
- Reporting to your mortgage lender (if applicable) and ensuring the mortgage conditions are met
- Reviewing the draft contract and negotiating any amendments
- Exchanging contracts — the point at which both parties become legally committed
- Completing the transaction — transferring the purchase funds and registering the new ownership at the Land Registry
The Conveyancing Process: Step by Step
Here is what happens at each stage of a typical residential conveyancing transaction:
1. Instruction
You instruct a conveyancing solicitor once your offer has been accepted (if buying) or once you have accepted an offer (if selling). Your solicitor will send you a client care letter confirming their fees, the scope of work, and what they need from you.
2. Draft Contract and Title Investigation
The seller's solicitor prepares a draft contract and sends it to the buyer's solicitor along with the title documents. The buyer's solicitor investigates the title — checking ownership, any restrictions, covenants, or easements that affect the property.
3. Conveyancing Searches
The buyer's solicitor orders a series of searches to reveal information about the property that is not apparent from the title documents. The main searches are: local authority search (planning history, road adoption, enforcement notices), drainage and water search, environmental search, and chancel repair liability search.
4. Enquiries
The buyer's solicitor raises enquiries with the seller's solicitor about anything that needs clarification — boundary responsibility, disputes with neighbours, planning permissions, building regulations certificates, and so on. The seller's solicitor responds on behalf of the seller.
5. Mortgage Offer
If you are buying with a mortgage, your solicitor will receive a copy of your mortgage offer and report to you on the conditions. They will also act for your lender — checking the title meets the lender's requirements.
6. Exchange of Contracts
Once all enquiries are resolved, searches received, and mortgage conditions met, both parties sign the contract and a completion date is agreed. At exchange, the buyer pays a deposit (typically 10% of the purchase price). From this point, both parties are legally committed — neither can withdraw without penalty.
7. Completion
On completion day, the buyer's solicitor transfers the purchase funds to the seller's solicitor. Once received, the seller's solicitor authorises release of the keys. The buyer can then collect the keys from the estate agent. The buyer's solicitor then registers the new ownership at the Land Registry.
How Long Does Conveyancing Take?
A straightforward freehold purchase or sale typically takes 8–12 weeks from instruction to completion. Leasehold transactions, new builds, and chains can take longer. The main causes of delay are: slow responses to enquiries, mortgage offer delays, search delays, and chain complications.
What Are Conveyancing Fees?
Conveyancing fees consist of two parts: the solicitor's legal fee (their charge for the work) and disbursements (third-party costs such as search fees, Land Registry fees, and Stamp Duty Land Tax). A reputable conveyancing solicitor will confirm all costs in writing before any work begins.
Typical Conveyancing Costs (England & Wales)
- Legal fees: From £795–£1,095 + VAT for a standard freehold purchase or sale
- Search fees: Typically £300–£500 depending on the local authority and searches required
- Land Registry fees: Based on the purchase price — from £20 to £910
- Stamp Duty Land Tax (SDLT): Payable by buyers — rates depend on purchase price and buyer status
Do I Need a Solicitor or Can I Use a Licensed Conveyancer?
Both solicitors and licensed conveyancers can handle residential conveyancing in England and Wales. The key difference is that a solicitor has broader legal training and can advise on related legal issues — such as boundary disputes, restrictive covenants, or title defects — that may arise during the transaction. A licensed conveyancer specialises in property law only.