The conveyancing process explained

General guidance, not a personal recommendation. Lender criteria, insurance terms and costs depend on the product and your circumstances. Numerical examples are illustrations unless expressly identified as an individual quote. Check current terms with your adviser and tax or legal points with the relevant specialist.

"Conveyancing" is the legal process of transferring property ownership from seller to buyer. It's technical, process-heavy, and the main reason UK property purchases take 8-16 weeks rather than a fortnight. Much of it happens in the background, which is why buyers often feel their solicitor isn't doing anything, in fact, they're usually waiting for someone else's solicitor.

This guide explains what conveyancing actually involves, what causes delays, and how to choose a good conveyancer, because the choice matters more than most people realise.

How conveyancing actually unfolds

1. Instructing your solicitor

Once your offer is accepted, both sides instruct solicitors. You sign terms of business, pay an upfront fee (usually £200-£500 for searches and disbursements), and provide ID verification. Aim to do this within 48 hours of accepting/having your offer accepted.

2. Draft contracts and enquiries

Seller's solicitor sends a draft contract, title documents, and Property Information Form (TA6) to buyer's solicitor. Buyer's solicitor raises enquiries about anything unclear, leasehold terms, planning history, boundaries, easements, etc. This back-and-forth is where delays happen.

3. Searches

Buyer's solicitor orders local authority, environmental, water & drainage, and chancel searches (~£300-£500 total). These reveal anything that might affect the property, planning restrictions, flood risk, contamination, road schemes, etc. Usually take 10 working days.

4. Mortgage offer

Lender issues a formal mortgage offer. Solicitor checks it matches the transaction and reports anything unusual. This is also when the lender's valuation happens, and where down-valuations surface.

5. Report on title

Buyer's solicitor produces a formal report on the property for the buyer, summarising title, searches, enquiries, and lease terms (if leasehold). Review this carefully, it's the document that answers "is there anything I should know?"

6. Exchange of contracts

The moment the deal becomes legally binding. Deposit (usually 10%) moves from buyer to seller. Completion date is fixed. Before exchange, either side can walk away with no financial consequence. After exchange, walking away costs the deposit.

7. Completion

The day keys change hands. Mortgage funds and remaining purchase money transfer, solicitor registers the transfer with Land Registry, and the property is legally yours. Usually happens 1-4 weeks after exchange, though same-day is possible for simple chains.

8. Post-completion

Solicitor pays stamp duty to HMRC within 14 days, registers title change with Land Registry (takes weeks or months currently), and sends you your title deeds. You're done.

How to choose a conveyancer

Most movers choose conveyancers on price. This is usually a mistake, the gap between a good and bad conveyancer matters far more than the gap between £1,000 and £1,400.

• Ask about caseload. Conveyancers with 200+ active files will be slower than those with 40-60. Ask.
• Named solicitor, not 'your case handler'. Volume conveyancers hand cases between junior staff. You want one named person responsible.
• Local beats remote for leasehold / unusual titles. Complex leases and unusual tenures are handled much better by experienced local firms than centralised online conveyancers.
• Lender panel check. Your conveyancer must be on your lender's panel. We'll confirm before you instruct.
• Recommendations over review sites. We keep a short list of conveyancers clients have had good experiences with. Ask.

A good conveyancer keeps the transaction moving; a slow one lets it drift. Your choice is typically the single biggest controllable factor in how quickly (and smoothly) your purchase completes.