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A conveyancing solicitor handles the legal work that transfers a property from seller to buyer. They arrange searches, check the contract and title information, raise and answer legal enquiries, coordinate exchange and completion, and submit the ownership change to HM Land Registry. A solicitor is not the only option: a licensed conveyancer, chartered legal executive or CILEX practitioner may also carry out conveyancing if properly qualified and regulated.
This guide covers England and Wales. Scotland and Northern Ireland use different home-buying systems, so the steps below should not be applied to those jurisdictions.
What is conveyancing?
Conveyancing is the legal process of buying, selling and transferring ownership of land or a home. It turns an agreed transaction into legally effective documents, checks that the property can be transferred as described, and makes sure money, title documents and outstanding legal matters are dealt with in the right order.
For an ordinary residential purchase in England and Wales, GOV.UK directs buyers to find a legal professional to handle the legal work. Sellers also need someone to prepare the sale contract and deal with the transfer. The professional may be a solicitor or another regulated conveyancing specialist.
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Who can carry out conveyancing?
| Provider | What the designation means | What to check |
|---|---|---|
| Solicitor | A lawyer who may offer conveyancing as part of a broader legal practice. | That the individual and firm are authorised for the work and that the quote identifies who will run your file. |
| Licensed conveyancer | A specialist legal professional focused on conveyancing. | That the provider is licensed and regulated by the appropriate body. |
| Chartered legal executive | A qualified legal professional who may handle property work within their authorised scope. | Their qualification, authorisation and supervision arrangements. |
| CILEX practitioner | A practitioner qualified through the Chartered Institute of Legal Executives route. | That they are authorised and regulated for the particular transaction. |
GOV.UK lists these provider types and advises checking regulation before instructing anyone. The title “conveyancer” by itself is not enough evidence of qualification.
What does a conveyancing solicitor do for a buyer?
The buyer’s representative protects the buyer’s legal position and prepares the transaction for exchange and completion. The work normally starts after an offer is accepted, but choosing a provider earlier means searches and paperwork can begin without avoidable delay.
1. Open the file and collect the information needed
The conveyancer takes your instructions, confirms your identity, records the agreed price and parties, and requests information about the property and the proposed transaction. Give them the details they ask for promptly, including any mortgage or chain information relevant to timing.
2. Order property searches
Searches investigate matters that may not be obvious from a viewing. The usual package includes:
- A local-authority search, which can reveal planning decisions, building-control matters, conservation restrictions and other entries held by the council.
- A water-and-drainage search, covering connections and relevant records held by the water authority.
- An environmental search, which can identify risks such as contaminated land or flooding indicators.
Searches are commonly paid for up front. The exact package depends on the property and the provider’s recommendation, so ask which searches are included and which are optional or additional. The process and the role of searches are described in GOV.UK’s guidance on making an offer.
3. Review the contract and title information
The conveyancer checks the draft contract, title register and plan, and the seller’s property information. The contract may set out:
- The sale price and the names of the parties.
- Property boundaries and the extent of the land being sold.
- Fixtures and fittings that will remain, such as built-in appliances.
- Rights and restrictions affecting use of the property.
- Planning restrictions and information about services.
- The proposed completion date.
They compare these documents with the search results and raise questions where information is missing, inconsistent or potentially significant.
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4. Raise enquiries and resolve outstanding issues
Legal enquiries are questions to the seller’s representative about the title, property forms, searches, alterations, rights, restrictions and practical arrangements. Your conveyancer explains the answers and identifies matters that need evidence, a legal undertaking, an indemnity policy or a change to the contract. They cannot guarantee that a property is physically sound; a survey is a separate inspection for condition and defects.
5. Prepare for exchange
When the investigation is sufficiently complete, the parties agree the final contract wording and a completion date. Your conveyancer checks that the deposit and other funds can be provided and that any lender or chain arrangements are ready. An accepted offer alone does not make the transaction binding in England and Wales.
6. Complete the purchase
On completion, the buyer’s conveyancer sends the purchase money to the seller’s representative. Once the seller confirms receipt, the legal transfer takes effect under the agreed contract and the buyer can collect the keys. The seller must leave the property in the condition and with the items specified in the contract. GOV.UK explains the buyer’s transfer and completion steps.
7. Register the new ownership
After completion, the buyer’s conveyancer normally applies to HM Land Registry to change the registered owner and records any relevant mortgage or restrictions. An individual can make some applications personally, but the forms, identity checks, fee and legal consequences can be complicated. HM Land Registry says: “Land registration is complex, designed to protect legal and financial interests in property.” Its guidance on joint ownership is at GOV.UK, and the transfer application process is described at transfer ownership of your property.
What does a conveyancer do for a seller?
The seller’s representative creates the legal package that allows the buyer to investigate and contract for the property, then completes the transfer and deals with secured borrowing.
Prepare the sale contract
After accepting an offer, the seller is responsible for producing a legal contract. If represented, the solicitor or conveyancer drafts the initial contract using the title information, property forms, plan, agreed price and proposed fixtures and fittings. They send it to the buyer’s representative for review.
Answer enquiries with the seller’s help
The buyer’s representative will ask questions about boundaries, rights, alterations, planning, services, disputes and the information supplied in the property forms. Your conveyancer puts those questions to you, checks supporting documents where necessary and sends accurate answers. Do not guess: tell the conveyancer if you are unsure so they can explain what evidence is needed.
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Negotiate contract details
The representatives may negotiate the completion date, included items, arrangements for a chain, or wording needed to address a title or search issue. Your conveyancer explains the legal effect of proposed changes before you agree to them.
Handle completion and secured debts
At completion, the buyer’s conveyancer transfers the money. The seller’s representative pays off the relevant mortgage or other secured debts, settles agreed fees and charges, and sends the signed legal transfer documents. The remaining balance is then accounted for according to your instructions. The seller-side sequence is set out in GOV.UK’s conveyancing guidance.
When do you need a solicitor when buying a house?
For a normal home purchase in England and Wales, arrange a solicitor or other regulated conveyancer before the post-offer legal work begins. This lets the provider request searches and open enquiries as soon as the offer is accepted. Waiting until later can leave you trying to catch up with the seller, mortgage arrangements or a chain.
You should also arrange representation when buying a leasehold or unusual property, buying with another person, selling one property to fund another, or dealing with title restrictions or registration issues. The exact work varies by transaction; ask the provider to confirm what is included rather than assuming every purchase follows an identical checklist.
Do you need a conveyancer to sell your house?
Use a solicitor or regulated conveyancer for the sale unless you have a specific reason and the legal ability to manage the work yourself. The seller must produce a valid contract, respond to enquiries, agree terms, redeem secured borrowing and deliver the transfer documents. A professional also coordinates with the buyer’s representative and the estate agent, reducing the risk that a missing document delays exchange.
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What happens after my offer is accepted?
- Instruct the legal professional. Send the firm the property, seller or buyer and funding details it requests, and confirm the quote and scope.
- Order searches and gather documents. The buyer’s conveyancer requests the usual local-authority, water-and-drainage and environmental searches; the seller’s conveyancer assembles the contract and title information.
- Review and question the paperwork. Both sides answer enquiries and resolve search, title, planning, boundary, fixtures and service issues.
- Agree the final contract and date. Do not treat an estate-agent confirmation of an accepted offer as legal completion.
- Exchange contracts. Both parties sign final copies and exchange them through their representatives. The agreement then becomes legally binding; withdrawing normally exposes a party to compensation and other contractual consequences.
- Complete. Funds and documents are transferred on the agreed date. The seller hands over the property and the buyer receives the keys.
- Register the ownership. The buyer’s conveyancer submits the Land Registry application and deals with any post-completion requirements.
The stages above are summarised in GOV.UK’s offer guidance and its ownership-transfer guidance.
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What is the difference between exchange and completion?
| Stage | What happens | Legal effect |
|---|---|---|
| Accepted offer | The seller agrees to the buyer’s offer, usually through the estate agent, while legal checks continue. | Not normally binding in England and Wales; either side may still withdraw before exchange. |
| Exchange of contracts | The representatives exchange signed final contracts and confirm the agreed completion date. | The sale and purchase become legally binding. Withdrawal usually triggers contractual compensation. |
| Completion | The buyer’s money reaches the seller’s representative, documents are released and keys are handed over. | Ownership and possession transfer according to the contract. |
Confusing these milestones is a common source of risk. Do not make irreversible moving or financial commitments on the assumption that an accepted offer has the same effect as exchange.
How long does conveyancing take?
GOV.UK says buying a home takes about five months on average, and its selling-a-home guidance gives the same approximate average. Those figures describe the overall process, not a guaranteed legal timetable, and a chain can make it longer. Search turnaround, missing documents, mortgage arrangements, title defects, negotiations and the number of linked transactions all affect the date.
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Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.How to choose and compare a conveyancing provider
Compare providers on the work they will actually perform, not just the headline fee.
| Comparison point | Questions to ask |
|---|---|
| Qualification and regulation | What is the fee earner’s qualification? Which body regulates the firm? Who supervises the file if the named contact is unavailable? |
| Quote scope | Does the quote cover acting for a buyer, seller, leasehold, mortgage, chain and Land Registry registration? Which tasks trigger an extra fee? |
| Searches and disbursements | Which searches are included, which are optional, and which costs must be paid before work proceeds? |
| Communication | Will you have a named case handler? How will you receive updates, documents and urgent exchange requests? |
| Capacity and timing | How many active files does the team handle, and who covers holidays or sickness? |
| Referral arrangements | Did an estate agent or lender recommend the firm, and will that business receive a referral fee? |
| Total expected cost | Request a written estimate separating the professional fee, taxes, searches, registration and other disbursements. |
Estate agents and mortgage lenders may recommend a legal provider, but they must tell you if they receive a referral fee and you do not have to use that firm. These consumer-choice points are covered by GOV.UK.
What does conveyancing cost?
The official guidance reviewed here does not establish a current typical conveyancing fee, so a single “average price” would be misleading. Your total depends on the property, tenure, transaction complexity, searches, registration work, mortgage arrangements and any problems that require additional legal work.
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- The firm’s professional fee.
- Search fees, which are commonly requested up front from a buyer.
- Land Registry and other official charges.
- Any tax, lender, leasehold, bank-transfer or identity-check charges that apply.
- Possible extra work for a chain, title defect, missing document, unregistered land or unusual ownership arrangement.
Ask whether the estimate is fixed, conditional or merely indicative, and what happens if the transaction falls through. Do not compare two quotes unless you have checked that they cover the same work.
Common conveyancing problems and practical responses
Searches reveal a concern
Ask the conveyancer what the result means, whether further information is available and whether the issue affects value, insurance, mortgageability or future use. Do not waive a material concern simply to meet a preferred date.
The title plan does not match the physical boundary
Raise the discrepancy before exchange. Your conveyancer may need evidence, a statutory declaration, a deed or another agreed solution. Proceeding without understanding the boundary can leave ownership or access disputed.
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Tell your conveyancer what you know and provide documents rather than assumptions. The representatives can agree a qualified answer, obtain evidence or amend the contract. Exchange should wait if the missing information affects the decision to buy.
The chain is not ready
Ask for a chain-wide position update and distinguish “ready to exchange” from “ready to complete.” Your own conveyancer cannot force another transaction to finish, but can identify the dependency and explain the consequences of changing dates.
You are asked to exchange before you understand the contract
Request a plain-language explanation of the price, deposit, boundaries, included items, restrictions, completion date and consequences of default. Exchange is the binding point; do not authorise it until you understand the terms and have supplied the required funds.
Jurisdiction and scope limits
This explanation is for residential conveyancing in England and Wales, based on current GOV.UK guidance. Scotland and Northern Ireland have different property-law processes. It is general information, not advice on a particular title, lease, tax position or transaction. For a live purchase or sale, use a regulated provider in the correct jurisdiction and ask them to explain any issue specific to your property.
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