When to choose a conveyancer or solicitor
Solicitors
Qualified lawyers with experience in a range of legal fields including employment and family law.
Best for: Complicated transactions such as shared ownership agreements, purchase of leasehold properties or if there are issues with boundary disputes, rights of way or planning breaches.
Pros: Can provide better support to navigate more complex property situations and personal circumstances.
Cons: Often more expensive than conveyancers given their broader range of expertise.
Regulated by: The Solicitors Regulation Authority (SRA).
Conveyancers
Specialists who only work in the property sector.
Best for: Straightforward transactions for example freehold properties and new builds
Pros: Tend to be cheaper than solicitors and have modern online methods of managing the process, so it’s easier to keep track of how the purchase is progressing.
Cons: Only have knowledge of property law so will not be able to advise on more complicated legal matters.
Regulated by: The Council for Licensed Conveyancers (CLC).
Both conveyancers and conveyancing solicitors must be registered with the Council of Listed Conveyancers (CLC) to work in property law, but solicitors must also hold membership of The Law Society UK to cover other legal matters.
The conveyancing process, step by step
Step 1: How do I find a good conveyancer or solicitor?
As the biggest purchase of your life, be careful choosing the cheapest option as you will likely get what you pay for. Believe us, we’ve been there, done it and so have many other buyers who’ve got the grey hairs and empty pockets to prove it.
Although online conveyancers are often cheaper they may not be as easy to contact and your case handler might change frequently throughout the process. Make sure you check reviews and ask what their communication policy is. This is key! If you can’t contact someone over the phone you are at the mercy of being in an email queue, which is a huge drawback if you need any urgent help or when time is tight and you need an update on the latest status.
So where do you start? We recommend asking for recommendations from friends, family or colleagues. Even asking in community WhatsApp or Facebook groups if you are part of them. Alternatively, you can search regulated directories such as:
The Law Society’s “Find a Solicitor” service or the SRA register.
Or,
The CLC register for licensed conveyancers
Be mindful that some properties may need a specialist solicitor with expertise in certain areas and this can increase legal fees. For example properties in some parts of the north east may require mining reports to be carried out. Or contaminated land reports might be needed for properties built on old landfill sites. Choosing a local solicitor with knowledge of the area will help to speed up these checks.
When your property hunt is nearing you making a decision, we suggest this is a good time to start looking into recommended conveyancers and solicitors. The more prepared you are, the faster you can get the purchase process moving. If the seller wants to move quickly, this could work in your favour and make you a more attractive choice over a buyer who is less organised.
If you are getting a mortgage we suggest checking with your shortlist of conveyancers/ solicitors which lenders they work with. Some lenders will only deal with certain conveyancers or solicitors and those on their “panels”. If you use someone else you may need to pay a fee.
Step 2: Put your offer in and instruct your conveyancer or solicitor
Once you’ve found your legal knight in shining armour, your estate agent sends the memorandum of sale (details of the transaction) to your conveyancer. Your conveyancer will contact the seller's solicitor to request the draft contract pack, which includes the Property Information Form, the Fittings and Contents Form, and details about the property.
Step 3: Identity checks
These include:
- Proof of address
- ID typically via driving license or passport
- A recent utility bill or bank statement
- Proof of deposit
Depending on your situation you might be asked for additional documentation.
Step 4: Mortgage arrangements
Your lender reviews the property and arranges a valuation, which is a basic check of its value. This can be a part of the process which causes delays and issues. So make sure to check in regularly with your mortgage broker and conveyancer to make sure one side isn’t holding up proceedings.
Step 5: Surveys and searches
Alongside a lender’s valuation, many buyers opt for a homebuyer’s or structural survey. Conveyancers also perform searches including Local Authority, Drainage, Environmental to flag any legal or physical risks.
This is a common part of the process which can unfortunately uncover unexpected red flags for buyers, leading to house sales falling through. At this point not only would it be bitterly disappointing, but you will also be losing significant amounts of money spent on the searches and surveying costs. Our intelligent local area planning analysis and environmental risk insights highlight potential issues which could be raised in the searches. So if you love the house no matter what, at least you are prepared for what’s coming. Alternatively you can search for a more appropriate property before putting an offer in.
Step 6: Reviewing draft contracts - nearing the end now
Get ready to be on guard checking your emails. Once your lender is happy with the survey and all checks are completed, they will issue a formal offer. Your conveyancer will review all the information received and raise any questions or 'enquiries' to the seller's solicitor. Then it’s over to you to read and sign documents, often with a witness.
Step 7: Contract exchange - your new home is definitely in sight now
Once all enquiries are answered and you are satisfied, you will agree on a final completion date with the seller. This is also a good time to pay for house insurance so you are covered from the date of completion.
Contracts are exchanged between your’s and the seller’s conveyancers, which makes the agreement legally binding. You will also pay your deposit.
Step 8: Completion day - the end is here and you have your dream home!
On the agreed date, your solicitor will transfer the remaining purchase funds to the seller's solicitor. The keys to your new property are released, and you can collect them.
Step 11: Post-completion checks
Your conveyancer pays Stamp Duty (if applicable) and registers you as the new owner at the Land Registry. Ownership officially passes to the you. Congratulations!
How long does it take?
How long is a piece of string? For a straightforward sale you could reach completion within four months of putting an offer in. However, this depends on several aspects. Delays are often due to chains, leasehold complications, gifted deposits, probate scenarios and a lack of preparation and proactiveness on the sellers or buyers part. Unfortunately you might be the most organised buyer out there, with a conveyancer, surveyor and mortgage broker A team. But if the seller’s side isn’t as on the ball, you can expect to add several weeks to the process.
How much does it cost?
This depends on whether you are buying and selling or just buying a property. Costs vary per region and on the complexity of the case.
- Buying only: on average between £1,000-3000.
- Buying and selling: on average between £2,000-3000
Always request a detailed, itemised quote to avoid hidden fees, such as SDLT administration or lease extension charges.
What conveyancing laws apply?
Conveyancing is governed by several key UK legal frameworks:
- Law of Property Act 1925 – outlines how ownership and land transfer work.
- Land Registration Act 2002 – requires formal registration of property ownership.
- Stamp Duty Land Tax – payable on most property transactions.
- Mandatory searches – Local Authority, Environmental, Flood Risk, Planning
Tips from experienced buyers
- Don’t let price be the only deciding factor, reputation and responsiveness are equally important.
- Always ask for a fully itemised quote to avoid unexpected charges.
- A local, accessible conveyancer can make communication easier.
- Respond promptly to any requests as momentum is everything in conveyancing
- Prepare insurance and deposit early.
- Keep copies of all documents for reference.
Final thoughts
Conveyancing is the legal backbone of any UK home purchase. It protects both parties, ensures clarity, and brings your purchase to a clean finish. While it can be complex and slow, a reliable and communicative conveyancer makes all the difference.
The conveyancing process explained
Quick Summary
Conveyancing is the process by which a property is transferred from seller to buyer. Whether you use a licensed conveyancer or a solicitor, the process is pretty much the same. However there are some key differences between the two, which we’ll explain below. Conveyancing is a key part of the process, and is not be underestimated. A bad conveyancer can have a detrimental impact on the success of your property purchase, so this guide is worth the six minute read.
When to choose a conveyancer or solicitor
Solicitors
Qualified lawyers with experience in a range of legal fields including employment and family law.
Best for: Complicated transactions such as shared ownership agreements, purchase of leasehold properties or if there are issues with boundary disputes, rights of way or planning breaches.
Pros: Can provide better support to navigate more complex property situations and personal circumstances.
Cons: Often more expensive than conveyancers given their broader range of expertise.
Regulated by: The Solicitors Regulation Authority (SRA).
Conveyancers
Specialists who only work in the property sector.
Best for: Straightforward transactions for example freehold properties and new builds
Pros: Tend to be cheaper than solicitors and have modern online methods of managing the process, so it’s easier to keep track of how the purchase is progressing.
Cons: Only have knowledge of property law so will not be able to advise on more complicated legal matters.
Regulated by: The Council for Licensed Conveyancers (CLC).
Both conveyancers and conveyancing solicitors must be registered with the Council of Listed Conveyancers (CLC) to work in property law, but solicitors must also hold membership of The Law Society UK to cover other legal matters.
The conveyancing process, step by step
Step 1: How do I find a good conveyancer or solicitor?
As the biggest purchase of your life, be careful choosing the cheapest option as you will likely get what you pay for. Believe us, we’ve been there, done it and so have many other buyers who’ve got the grey hairs and empty pockets to prove it.
Although online conveyancers are often cheaper they may not be as easy to contact and your case handler might change frequently throughout the process. Make sure you check reviews and ask what their communication policy is. This is key! If you can’t contact someone over the phone you are at the mercy of being in an email queue, which is a huge drawback if you need any urgent help or when time is tight and you need an update on the latest status.
So where do you start? We recommend asking for recommendations from friends, family or colleagues. Even asking in community WhatsApp or Facebook groups if you are part of them. Alternatively, you can search regulated directories such as:
The Law Society’s “Find a Solicitor” service or the SRA register.
Or,
The CLC register for licensed conveyancers
Be mindful that some properties may need a specialist solicitor with expertise in certain areas and this can increase legal fees. For example properties in some parts of the north east may require mining reports to be carried out. Or contaminated land reports might be needed for properties built on old landfill sites. Choosing a local solicitor with knowledge of the area will help to speed up these checks.
When your property hunt is nearing you making a decision, we suggest this is a good time to start looking into recommended conveyancers and solicitors. The more prepared you are, the faster you can get the purchase process moving. If the seller wants to move quickly, this could work in your favour and make you a more attractive choice over a buyer who is less organised.
If you are getting a mortgage we suggest checking with your shortlist of conveyancers/ solicitors which lenders they work with. Some lenders will only deal with certain conveyancers or solicitors and those on their “panels”. If you use someone else you may need to pay a fee.
Step 2: Put your offer in and instruct your conveyancer or solicitor
Once you’ve found your legal knight in shining armour, your estate agent sends the memorandum of sale (details of the transaction) to your conveyancer. Your conveyancer will contact the seller's solicitor to request the draft contract pack, which includes the Property Information Form, the Fittings and Contents Form, and details about the property.
Step 3: Identity checks
These include:
- Proof of address
- ID typically via driving license or passport
- A recent utility bill or bank statement
- Proof of deposit
Depending on your situation you might be asked for additional documentation.
Step 4: Mortgage arrangements
Your lender reviews the property and arranges a valuation, which is a basic check of its value. This can be a part of the process which causes delays and issues. So make sure to check in regularly with your mortgage broker and conveyancer to make sure one side isn’t holding up proceedings.
Step 5: Surveys and searches
Alongside a lender’s valuation, many buyers opt for a homebuyer’s or structural survey. Conveyancers also perform searches including Local Authority, Drainage, Environmental to flag any legal or physical risks.
This is a common part of the process which can unfortunately uncover unexpected red flags for buyers, leading to house sales falling through. At this point not only would it be bitterly disappointing, but you will also be losing significant amounts of money spent on the searches and surveying costs. Our intelligent local area planning analysis and environmental risk insights highlight potential issues which could be raised in the searches. So if you love the house no matter what, at least you are prepared for what’s coming. Alternatively you can search for a more appropriate property before putting an offer in.
Step 6: Reviewing draft contracts - nearing the end now
Get ready to be on guard checking your emails. Once your lender is happy with the survey and all checks are completed, they will issue a formal offer. Your conveyancer will review all the information received and raise any questions or 'enquiries' to the seller's solicitor. Then it’s over to you to read and sign documents, often with a witness.
Step 7: Contract exchange - your new home is definitely in sight now
Once all enquiries are answered and you are satisfied, you will agree on a final completion date with the seller. This is also a good time to pay for house insurance so you are covered from the date of completion.
Contracts are exchanged between your’s and the seller’s conveyancers, which makes the agreement legally binding. You will also pay your deposit.
Step 8: Completion day - the end is here and you have your dream home!
On the agreed date, your solicitor will transfer the remaining purchase funds to the seller's solicitor. The keys to your new property are released, and you can collect them.
Step 11: Post-completion checks
Your conveyancer pays Stamp Duty (if applicable) and registers you as the new owner at the Land Registry. Ownership officially passes to the you. Congratulations!
How long does it take?
How long is a piece of string? For a straightforward sale you could reach completion within four months of putting an offer in. However, this depends on several aspects. Delays are often due to chains, leasehold complications, gifted deposits, probate scenarios and a lack of preparation and proactiveness on the sellers or buyers part. Unfortunately you might be the most organised buyer out there, with a conveyancer, surveyor and mortgage broker A team. But if the seller’s side isn’t as on the ball, you can expect to add several weeks to the process.
How much does it cost?
This depends on whether you are buying and selling or just buying a property. Costs vary per region and on the complexity of the case.
- Buying only: on average between £1,000-3000.
- Buying and selling: on average between £2,000-3000
Always request a detailed, itemised quote to avoid hidden fees, such as SDLT administration or lease extension charges.
What conveyancing laws apply?
Conveyancing is governed by several key UK legal frameworks:
- Law of Property Act 1925 – outlines how ownership and land transfer work.
- Land Registration Act 2002 – requires formal registration of property ownership.
- Stamp Duty Land Tax – payable on most property transactions.
- Mandatory searches – Local Authority, Environmental, Flood Risk, Planning
Tips from experienced buyers
- Don’t let price be the only deciding factor, reputation and responsiveness are equally important.
- Always ask for a fully itemised quote to avoid unexpected charges.
- A local, accessible conveyancer can make communication easier.
- Respond promptly to any requests as momentum is everything in conveyancing
- Prepare insurance and deposit early.
- Keep copies of all documents for reference.
Final thoughts
Conveyancing is the legal backbone of any UK home purchase. It protects both parties, ensures clarity, and brings your purchase to a clean finish. While it can be complex and slow, a reliable and communicative conveyancer makes all the difference.