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Choose a regulated conveyancing provider that is approved by your mortgage lender, gives you a genuinely itemised quote, has experience with your type of purchase and explains exactly who will handle your file. Compare at least two firms before instructing anyone. An estate agent’s or lender’s recommendation is only a starting point: you are entitled to choose another firm.
What a conveyancing solicitor does for a home buyer
Conveyancing is the legal work that transfers a property to you. Your representative checks the seller’s title, orders and interprets searches, raises enquiries, reviews the contract, deals with your mortgage lender, arranges exchange of contracts and completes the purchase. After completion, the firm pays any required taxes from the funds provided, registers you as owner at HM Land Registry where applicable and deals with the lender’s charge.
The firm is not a surveyor, structural engineer or financial adviser. A solicitor can identify legal risks such as restrictive covenants, rights of way, planning information and title defects, but you still need an appropriate survey and should obtain independent advice on the mortgage and insurance decisions that sit outside the conveyancing retainer.
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Solicitor or licensed conveyancer: which should you use?
Both are legitimate routes for a standard residential purchase. The practical choice is the individual provider’s regulation, competence, lender-panel status, scope and service rather than the job title alone.
Solicitors
A solicitor is authorised by the Solicitors Regulation Authority (SRA) in England and Wales. A firm may also have wider legal capability, which can help if the purchase involves an unusual title, probate, a boundary dispute, planning problems or another legal issue outside a routine transfer. That broader capability does not automatically make a solicitor better at everyday conveyancing; check who will actually run your file and what is included.
Licensed conveyancers
A licensed conveyancer is authorised by the Council for Licensed Conveyancers (CLC). Conveyancing is their specialist area, and many provide a focused, process-led service for residential purchases. Ask whether the licence covers the work you need and whether the provider can act for your mortgage lender.
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Quality signals to check
- Verify the firm or individual on the SRA or CLC register before paying money or sending identity documents.
- Law Society membership and the Conveyancing Quality Scheme (CQS) can be useful additional signals, but they do not replace checking the actual quote, panel status and service arrangements.
- Ask about professional indemnity insurance and how the firm protects client money. The provider should explain its arrangements clearly.
- Use the regulator’s disciplinary or authorisation information where available, especially if a firm has recently changed its trading name or ownership.
MoneyHelper describes conveyancing as an important job and advises buyers to choose carefully and compare more than one firm. Treat that as a practical instruction: obtain written proposals from at least two suitable providers, not simply the first name supplied by an agent.
Check your mortgage lender’s panel before instructing
If you are borrowing, your lender normally requires a conveyancer from its approved panel. The conveyancer acts for you and carries out the lender’s legal work. A firm can be properly regulated yet not be approved by your particular lender.
How to confirm panel membership
- Tell each firm the exact lender, mortgage product (if known) and property address.
- Ask the firm to confirm in writing that it is on that lender’s current residential conveyancing panel and can act for the lender on your transaction.
- Ask your broker or lender to verify the firm independently. Do not rely only on a search result, an estate agent’s statement or an old email, because panels change.
- Record the confirmation with your quote and instruction letter. If you change lender later, check the panel again.
A panel mismatch can mean the lender appoints a separate lawyer, charges additional fees, duplicates questions or refuses to proceed with that firm. In the worst case you must change conveyancer or lender, losing time and potentially money. The SRA has identified panel membership as a source of consumer difficulty, so resolve it before instruction rather than after the mortgage offer arrives.
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Compare conveyancing quotes on a like-for-like basis
Ask for a written, itemised quote that separates the firm’s legal fee, VAT and disbursements. A low headline fee may exclude work that your purchase needs or charge separately for routine events. The indicative figure on MoneyHelper’s current guidance page, accessed in 2026, is about £2,000 including VAT at 20%; it is not a guaranteed quote and the amount varies with property, location, tenure, lender and complexity.
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Items a complete quote should identify
| Quote component | What to check |
|---|---|
| Core legal fee | Whether the fee is fixed, conditional or based on hourly work; the transaction type and value covered; and the point at which extra charges apply. |
| VAT | The VAT rate used and whether it is already included in each fee or added at the end. The 20% figure in MoneyHelper’s indicative example is the standard rate used for that example. |
| Local authority search | The fee, what the search covers and whether a personal search or an official search is being ordered. |
| Water and drainage search | The charge and whether it covers connections, sewer routes and other standard questions for the property. |
| Environmental search | The price and the risks reported, such as contamination, radon and flood information. |
| Land Registry work | Legal fees for registration and the Land Registry registration fee or other charge paid as a disbursement. |
| Mortgage work | The cost of acting for the lender, checking the mortgage conditions and completing any lender-specific requirements. |
| Bank transfers | Fees for sending completion funds, including whether each transfer is charged separately. |
| Leasehold work | Any additional fee for a flat or other leasehold property, including reviewing the lease, management information and notices. |
| Shared ownership | The extra work and fee for a shared-ownership lease, housing-association requirements and staircasing provisions where relevant. |
| Gifted deposit | Whether checking a gift letter, donor identity and lender requirements costs extra. |
| Indemnity policies | The solicitor’s arrangement fee and the premium itself, if a title risk requires a policy. Ask who chooses the insurer and who pays. |
| Failure to complete | What you owe if the purchase falls through, including work already done, search fees, bank charges and any abortive-transaction fee. |
Searches, Land Registry work and representation of the lender are recognised components of conveyancing pricing. Require the firm to distinguish a fee for its work from a disbursement paid to another organisation. Ask whether disbursements are estimates, when they must be paid and whether the firm requires money on account before ordering them.
Questions that expose a misleadingly low quote
- “What circumstances would make this estimate increase, and what is the rate or fee for each one?”
- “Is the price still valid if the transaction takes several months or the chain changes?”
- “Are replies to additional enquiries, a delayed completion, a gifted deposit or a lender change charged separately?”
- “If the seller withdraws or my mortgage is declined, what will I pay?”
- “Will I receive a revised estimate before you carry out chargeable extra work?”
Make sure the firm has the right experience
Tell the provider what you are buying before it prices the work. A freehold house, leasehold flat, new-build, shared-ownership home and a property with a gifted deposit create different legal tasks.
Leasehold property
Ask how often the fee earner handles leasehold purchases. The firm should review the length and terms of the lease, ground rent and service-charge provisions, restrictions on alterations or subletting, insurance obligations, planned major works and the landlord or managing agent’s information. Ask who pays for the management pack and what happens if it arrives late. A quote that treats a leasehold purchase as a basic freehold file may not show the true cost.
New-build home
New-build contracts often involve a developer’s timetable, a reservation period, a long-stop date, warranty documents, estate roads and services that are not yet adopted. Ask whether the firm routinely reviews developer contracts and what it charges for meeting a short exchange deadline or dealing with later completion arrangements.
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Shared ownership combines a lease with a purchase of a percentage and rent on the remaining share. The conveyancer needs to check the housing provider’s requirements, resale restrictions, staircasing provisions and lender conditions. Confirm that the quote includes this work rather than adding a generic “complexity” surcharge later.
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Gifted deposits and unusual funding
If someone else is giving you deposit money, tell the firm and lender at the start. The provider may need a signed gift declaration, donor identification and evidence that the money is not a loan. Cash savings, a sale proceeds chain, a family loan, help from a company or funds from overseas can each create additional source-of-funds checks.
Unusual title or property issues
Flag flying freeholds, lease extensions, a right of way, a private road, restrictive covenants, missing documents, probate sales, an unregistered title or recent alterations. Ask whether the named firm has handled that issue and whether a specialist colleague will advise you.
Understand the searches you are paying for
Searches provide information about the property and its surroundings. Standard searches usually include local authority, water and drainage, and environmental searches. They are normally paid up front, often as disbursements, before the solicitor orders them.
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This can reveal planning decisions, building-control information, conservation or other local designations, tree preservation orders and local land charges. It is not a survey of the building and does not reveal every planning matter, so ask your solicitor what the result means and whether additional enquiries are needed.
Water and drainage search
This usually addresses whether the property is connected to mains water and sewerage, the location of public sewers and other standard drainage questions. The result can affect extension plans, maintenance responsibilities and the need for further investigation.
Environmental search
An environmental report can flag historic contamination, landfill, radon potential, flood risk and other environmental indicators. A “clear” result is not a guarantee that the land or building is free of every risk. Where a report identifies a concern, ask whether a specialist report, insurance or a lender discussion is appropriate.
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When extra searches may be sensible
Your solicitor may suggest additional searches for issues such as mining, commons or chancel-related matters, depending on the property’s location and the title. Ask what risk the extra search addresses, its price, whether the lender requires it and what decision you could make with the result.
Test communication and file ownership before you sign
Service quality matters because conveyancing involves deadlines, a chain and documents you may not understand. SRA consumer research conducted in 2018 found that up to a quarter of recent home buyers were dissatisfied with some element of solicitor service. That historical figure is a reason to test the service model, not a prediction of how every current firm performs.
Ask who will handle the file
- Who is the named case handler and what is their qualification?
- Will a solicitor or licensed conveyancer personally review the title, contract and reporting letter?
- How many files does the handler carry, and who covers the matter during holidays or sickness?
- Will you deal with one person, a team or a central call queue?
Agree communication rules
- Ask how updates arrive: email, portal, telephone or a combination.
- Ask for the expected response time for routine questions and urgent chain deadlines.
- Find out whether the firm contacts you when there is no material progress, rather than leaving you to chase.
- Confirm how documents are signed and transferred securely, and how bank details are verified before you send completion money.
- Ask who can escalate a stalled matter and whether escalation has a separate charge.
Request a short written explanation of the workflow from instruction to completion. A clear answer is more useful than a promise that the firm is “fast”.
Estate-agent and lender recommendations: what you can and cannot be required to do
An estate agent or mortgage lender may suggest a conveyancer. Treat the recommendation as a lead and compare it with independent quotes. GOV.UK says you must be told if the estate agent or mortgage lender receives a payment, known as a referral fee, from the company being recommended. GOV.UK also says you do not have to use the recommended company.
Ask these questions before accepting a referral:
- Does the recommended firm appear on my lender’s panel for this purchase?
- What referral payment is made, and does it affect the quote or service?
- Is the recommendation based on the property’s complexity or simply a commercial arrangement?
- Can I receive the full itemised quote before the agent records my choice?
Do not allow a sales deadline to replace your own checks. You can tell the agent that you are obtaining quotes and will provide your chosen firm’s details once panel membership and pricing are confirmed.
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A practical selection process
- Describe the transaction. State the nation of the UK, property type and tenure, price, mortgage lender, chain position, expected timescale and any shared ownership, gifted deposit or unusual title issue.
- Shortlist regulated providers. Check SRA or CLC authorisation and look for relevant residential experience. Consider Law Society membership and CQS as additional information.
- Obtain at least two written quotes. Require separate legal fees, VAT and disbursements, plus charges for leasehold, mortgage work, gifted funds, indemnity policies and a failed transaction.
- Confirm panel status. Get written confirmation from both the firm and your lender or broker before you instruct.
- Interview the proposed handler. Ask who owns the file, how cover works, how quickly questions are answered and how escalation operates.
- Read the engagement letter. Check the scope, assumptions, cancellation or termination terms, complaints route, client-money arrangements and circumstances that trigger extra fees.
- Choose on total risk and service, not headline price. A slightly higher transparent quote may be better value than a low estimate that excludes ordinary work or leaves you without a named contact.
- Instruct promptly and provide complete information. Delays in identity checks, source-of-funds evidence or mortgage details can hold up searches and contract work.
Costs, deposits and a purchase that does not complete
Ask when money is required. Searches are usually paid up front, and the firm may request money on account for disbursements. Your completion statement should show the purchase price, deposit already paid, mortgage funds, taxes and registration costs where applicable, legal fees, VAT, disbursements and any adjustments such as rent or service charge.
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Do not assume a “no completion, no fee” advertisement means the entire transaction is free if it fails. It may exclude searches, Land Registry work, lender charges, bank transfers, indemnity premiums and work already completed. Have the firm state the failed-transaction charges in writing before you instruct.
Never treat an email changing bank details as automatically genuine. Verify account details using a trusted telephone number already held for the firm, and follow its secure payment procedure.
What to do when the transaction is delayed or goes wrong
Missing paperwork or title defects
Ask the conveyancer to identify the missing document or defect, explain the legal and practical risk, and set out possible remedies. These may include obtaining a document, a statutory declaration, a deed, a lender decision or an indemnity policy. Do not buy a policy simply to meet a deadline without understanding what it covers and excludes.
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Request the exact question raised, the seller’s answer and the evidence supporting it. If an answer is incomplete, ask what further evidence is needed and whether your surveyor, lender or another specialist should be involved.
Chain and exchange delays
Your solicitor cannot force another buyer or seller to exchange. Ask for a current list of outstanding items, the person responsible for each and the next date for an update. Do not book an irreversible move or give notice on a tenancy solely because an agent says exchange is imminent; exchange of contracts is the point at which the purchase normally becomes legally binding in England and Wales.
Complaints
Use the firm’s written complaints procedure first. It should tell you who investigates, the expected response stages and how to escalate. If the complaint is not resolved, use the applicable legal ombudsman or regulator route for the provider and nation involved. Keep the engagement letter, quote, emails, search results, invoices and a dated record of calls.
England and Wales, Scotland, and Northern Ireland
Consumer guidance is UK-wide, but property law, taxes, regulators and complaint routes differ among England and Wales, Scotland and Northern Ireland. Confirm that the provider is authorised to handle the property in the relevant nation and understands its process.
Before instructing, ask which searches, contract stages, registration authority, tax filings and professional complaints body apply to your purchase. A firm that regularly handles property in one nation may not be the right choice for a transaction in another. Your lender may also impose nation-specific panel requirements.
Questions to ask before choosing
- Are you authorised by the SRA or CLC, and can I verify that?
- Are you on my mortgage lender’s approved panel, and will you confirm that in writing?
- Who is my named handler, who covers them, and who reviews the legal report?
- What exactly is included in the fixed fee, and what triggers an extra fee?
- Which searches will you order, when must I pay for them, and what will they cover?
- What additional work or cost applies to my tenure, gifted deposit, shared ownership, new-build or title issue?
- What will I pay if the purchase fails before exchange, after exchange or because my mortgage changes?
- How do I receive updates, what is the response target and how do I escalate an urgent issue?
- What is your complaints procedure and which ombudsman or regulator applies?
The decision in one sentence
Instruct the regulated provider that combines confirmed lender-panel status, a complete written price, relevant property experience and a named, accountable handler—even if another firm offers a cheaper headline fee.
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