Conveyancing Explained: The Basics
Conveyancing is the legal process of transferring ownership of a property from one person to another. It's a critical part of any property transaction—buying, selling, or remortgaging. Without conveyancing, the transfer isn't legally valid.
In England, Wales, and Northern Ireland, conveyancing is carried out by solicitors or licensed conveyancers. In Scotland, conveyancing is handled differently by solicitors who operate under Scottish law.
Why Is Conveyancing Necessary?
Property ownership in the UK is recorded at the Land Registry (managed by HM Land Registry). To legally change ownership:
- The owner must prove title: They have the legal right to sell
- The buyer must verify: The property is free of problems, debts, or disputes
- Documents must be reviewed: Contracts, searches, and legal agreements
- Funds must be secured: Typically through a mortgage lender
- The transfer must be registered: Land Registry must update ownership records
A conveyancer ensures all these steps happen correctly, protecting both buyer and seller.
The Conveyancing Process at a Glance
Appoint
Choose a solicitor or conveyancer
Search
Order searches about the property
Review
Check documents and contracts
Negotiate
Address any issues or concerns
Exchange
Sign contracts (legally binding)
Complete
Transfer funds and receive keys
Timeline: Typically 8-12 weeks from offer acceptance to completion, depending on complexity and search response times.
Who Is Involved in Conveyancing?
Solicitor or Conveyancer
- Handles all legal documents
- Conducts searches and enquiries
- Protects your interests
- Manages funds transfer
- Registers with Land Registry
Mortgage Lender
- Arranges property valuation
- Reviews searches and title
- Releases funds at completion
- Sets mortgage conditions
- Protects their loan security
Estate Agent
- Arranges the initial sale
- Coordinates between parties
- Handles deposit (for sellers)
- Passes information to solicitor
Surveyor
- Inspects property condition
- Identifies defects
- Values the property
- Reports findings to you
Local Authority
- Provides search results
- Confirms planning/building
- Verifies council records
- Searches take 2-4 weeks
Land Registry
- Records property ownership
- Maintains legal title
- Issues title register
- Collects registration fees
What Does a Conveyancer Do?
Pre-Contract (Buying)
- Review estate agent's information and property details
- Order local authority, water, environmental, and other searches
- Raise enquiries with seller's solicitor about the property
- Review search results and responses
- Obtain and review the draft contract from seller's solicitor
- Advise you on any issues or concerns
- Liaise with your mortgage lender about requirements
- Prepare contracts for signature
Exchange of Contracts
- Confirm all conditions are met
- Exchange signed contracts with seller's solicitor
- Collect deposit funds from you and pass to seller's solicitor
- Agree completion date
- Confirm you're legally committed to the purchase
Post-Exchange (Completion)
- Arrange buildings insurance
- Perform final property searches
- Confirm lender will release funds
- Request final statements from seller's solicitor
- Arrange key collection logistics
- Transfer funds at completion
- Receive keys from seller
- Apply to Land Registry to register your ownership
Different Types of Conveyancing
| Type | What It Is | Timeline | Cost |
|---|---|---|---|
| Buying | Purchasing a residential property | 8-12 weeks | £1,200-£1,800 |
| Selling | Transferring property to a buyer | 8-12 weeks | £600-£1,000 |
| Remortgage | Switching mortgages with same property | 2-4 weeks | £400-£800 |
| Refinancing | Changing loan structure on property | 2-4 weeks | £300-£600 |
| Buy to Let | Purchasing investment property | 10-14 weeks | £1,500-£2,500 |
| Auction Purchase | Buying at auction | 4-6 weeks | £1,000-£1,600 |
Solicitors vs Conveyancers: What's the Difference?
Trained lawyers who can handle conveyancing and other legal matters. More comprehensive but typically more expensive. Available on high street and online.
Specialists in property law and conveyancing only. Often cheaper (15-30% less) and equally qualified for straightforward property transactions.
Both are regulated and insured. Both offer similar protections. Choose based on experience, reputation, cost, and responsiveness.
Recommendation: For straightforward purchases, a licensed conveyancer or online solicitor can save money. For complex transactions (leasehold, new build, chains), choose a specialist with relevant experience.
Important: You Don't Have to Use Your Lender's Conveyancer
Your mortgage lender may recommend (or require) their preferred conveyancer, often to ensure timely completion. However, you're free to choose your own from any regulated solicitor or conveyancer. You may find better value, service, or expertise elsewhere. Always get multiple quotes.
Key Documents in Conveyancing
Title Documents
- Title Register: Official record of property ownership from Land Registry
- Title Plan: Map showing exact property boundaries
- Deeds: Historical documents proving ownership (for older properties)
Legal Documents
- Contract: Agreement between buyer and seller with terms and conditions
- Mortgage Offer: Lender's formal offer and conditions
- Completion Statement: Final costs breakdown
- Lease (if leasehold): Legal agreement defining your occupation rights
Search Results
- Local Authority Search: Planning, building control, environmental information
- Water & Drainage Search: Utilities and flood risk
- Environmental Search: Contamination and historical records
- Additional Searches: Mining, chancel repair, fire, flood (optional)
Other Documents
- Survey Report: Property condition assessment
- Energy Performance Certificate: Building efficiency rating (required)
- Building Regulations Certificate: Confirmation of approved work
- Insurance Documents: Buildings insurance confirmation
Common Issues Found During Conveyancing
Minor Issues (Usually Solvable)
- Boundary disputes or unclear boundaries
- Missing building regulation approvals for recent work
- Right of way or access issues
- Boundary fence responsibility unclear
- Outstanding council charges or disputes
Resolution: Indemnity insurance (typically £50-£200 one-time cost) covers these risks.
Moderate Issues (Requires Renegotiation)
- Subsidence or structural damage history
- Flooding risk identified in searches
- Environmental contamination concerns
- Lease term too short (leasehold below 80 years)
- Excessive ground rent or service charges
Resolution: Reduce purchase price, request repairs, or renegotiate terms.
Serious Issues (Deal Breakers)
- Seller has no legal right to sell
- Major undisclosed structural issues
- Lease with less than 30 years remaining
- Unresolved court orders or disputes
- Property subject to compulsory purchase order
Resolution: Walk away (if before exchange) or renegotiate significantly.
Learn More About Conveyancing
Explore our complete guides to understand every aspect of the conveyancing process:
Complete breakdown of fees, searches, and hidden costs
Freehold vs LeaseholdUnderstand the key differences and what affects your costs
First Time Buyer GuideStep-by-step process and what to expect as a new buyer
How Long Does Conveyancing Take?Timeline, delays, and how to speed up the process
Frequently Asked Questions
No. Conveyancing is the legal process handled by a solicitor or conveyancer. A survey is a property inspection handled by a surveyor. Both are important—conveyancing protects your legal interests, the survey protects your financial interests by revealing property condition.
Legally, you can't complete a property purchase without registered conveyancing. You must use a solicitor or licensed conveyancer. They're required by law to ensure proper legal transfer of property ownership. Costs are typically £1,200-£2,000 for straightforward transactions.
Technically yes, but it's not ideal. Switching involves transferring documents, updating lenders, and possible delays. It's better to choose carefully at the start. If you're unhappy with your conveyancer, discuss concerns before switching.
Most conveyancing issues are discovered before completion. After completion, you own the property "as is." However, conveyancers carry professional indemnity insurance (required by law). If your conveyancer made a mistake causing loss, you may be able to claim against their insurance.
Solicitors are regulated by the Solicitors Regulation Authority (SRA). Licensed conveyancers are regulated by the Council for Licensed Conveyancers (CLC). Both regulators require professional indemnity insurance, ongoing training, and conduct rules. Always check your conveyancer is registered with the appropriate regulator.
Ready to Start Your Conveyancing?
Get free, no-obligation quotes from regulated solicitors and conveyancers
Get Free Quotes Now