Conveyancing Services
Expert legal services for buying and selling property with confidence
What is Conveyancing?
Conveyancing is the legal process of transferring property ownership from seller to buyer, handled by qualified legal professionals—either solicitors or licensed conveyancers. These professionals manage all legal aspects of property transactions including drafting and reviewing contracts, conducting essential property searches revealing hidden issues, liaising between parties, handling exchange of contracts (when the sale becomes legally binding), managing completion day when ownership transfers and keys are handed over, and registering the new ownership with the Land Registry. Conveyancers protect buyers from legal problems, ensure the property title is clear and transferable, verify planning permissions and building regulations compliance, and handle all funds transfers securely.
The conveyancing process typically takes 8-16 weeks from offer acceptance to completion, depending on whether you're in a property chain, the complexity of the property (leasehold properties take longer than freehold), and the efficiency of all parties involved. Typical costs for buyers range from £1,300-£2,500 including legal fees (£800-£1,500), property searches (£250-£400), Land Registry fees (£135-£270 based on property value), and other disbursements. Sellers pay £900-£1,650 for conveyancing. Most conveyancers offer 'no-move-no-fee' arrangements meaning you only pay if your purchase or sale completes, protecting you if the transaction falls through.
Choosing the right conveyancer is crucial—compare quotes from at least three firms, check reviews and recommendations, ensure they're on your mortgage lender's approved panel, confirm they offer fixed fees rather than hourly rates, and assess their communication methods and responsiveness. While cost is important, the cheapest option isn't always best—poor service causes delays that can cost you far more through increased mortgage rates, rental costs, or lost properties. Both solicitors and licensed conveyancers have equal legal powers for property transactions, with licensed conveyancers often specialising purely in property work and offering better value. Essential property searches include local authority searches (revealing planning, building regulations, road schemes), environmental searches (flooding, contamination risks), and water/drainage searches—these protect you from expensive surprises after purchase and are required by mortgage lenders.
Key Aspects of Conveyancing
Qualified solicitors protect your interests, review contracts, and handle complex legal requirements
Essential local authority, environmental, water, and drainage searches reveal hidden property issues
Complete conveyancing takes 8-16 weeks depending on chain complexity and property type
Conveyancing fees typically £800-£1,500 plus £250-£400 in searches and disbursements
Expert Tips & Insights
Conveyancers (solicitors or licensed conveyancers) handle all legal aspects of buying/selling property: drafting/reviewing contracts, conducting property searches, liaising with other parties' solicitors, arranging exchange of contracts, handling deposit payments, completing Land Registry transfer, dealing with mortgage lenders, calculating stamp duty, and managing completion day fund transfers. They ensure legal title is properly transferred, protect you from fraud, check planning permissions and building regulations compliance, investigate boundaries and rights of way, and resolve title defects. Licensed conveyancers have same legal powers as solicitors for property transactions but cost less.
Standard searches include: Local Authority Search (£100-£300)—planning permissions, building control, road schemes, conservation areas; Environmental Search (£40-£80)—contaminated land, flooding risk, radon gas; Water & Drainage Search (£40-£80)—water supply, sewerage, public drains; Land Registry Search (£3)—current ownership, mortgages, restrictions. Optional searches: Chancel Repair Liability (£15-£30), Coal Mining (£45), Highways (included in Local Authority), Commons Registration (rare). Total search costs: £250-£400 typically. Searches take 1-4 weeks. Consider indemnity insurance (£20-£100) instead of expensive searches for low-risk issues.
Typical timeline after offer accepted: Week 1-2: Instruct conveyancer, mortgage application submitted, draft contract sent. Week 2-4: Property searches ordered and returned, mortgage offer received, survey conducted. Week 4-6: Contract review, raise enquiries with seller's solicitor, answers returned. Week 6-8: Satisfy mortgage lender conditions, exchange contracts (legally bound, deposit paid—typically 10%). Week 8-12: Final searches, transfer deed signed, completion statement agreed. Week 12: Completion day—keys handed over, balance paid. Chain-free purchases: 6-8 weeks possible. Long chains or leasehold: 12-16+ weeks. Delays from: slow searches (4+ weeks), mortgage delays, chain issues, title problems.
Typical costs buying £250k property: Conveyancer legal fees £800-£1,500 (cheaper outside London/Southeast), Searches £250-£400, Land Registry fees £135-£270 (based on property value), Bankruptcy search £2 per person, Bank transfer fees (CHAPS) £30-£50, ID verification £5-£20, Leasehold enquiries £200-£400 extra (if applicable), Mortgage lender fees to conveyancer £100-£200, SDLT submission £0-£50. Total: £1,300-£2,500 typically. Selling: £800-£1,500 legal fees, leasehold management pack £200-£400 extra, bank transfer £30-£50. Total: £850-£2,000. Compare quotes—cheap isn't always best (service quality varies). Avoid uplift on disbursements (searches/Land Registry—conveyancer charges you more than they pay).
Compare: Qualifications (solicitor vs licensed conveyancer—both equally valid), Local vs national firms (local knows area, national may be cheaper but less personal), Fixed-fee vs hourly (fixed fee better—typically offered), Communication methods (phone, email, online portal access), Reviews and recommendations (check Google, Trustpilot, ask estate agent/specialist), No-move-no-fee (most offer this—you only pay if purchase completes), Professional indemnity insurance (minimum £2-3 million), and SRA/CLC regulation. Questions to ask: What's included in quote? Are search fees extra? Any additional charges? Average timeline? Who handles my case? Will I deal with same person? How often updated? Panel member for my lender?
Common problems and solutions: Defective title (seller doesn't legally own, boundaries unclear, missing deeds)—conveyancer investigates, may get indemnity insurance. Planning/building regs non-compliance (extensions without permission, no completion certificates)—seller must remedy or indemnity insurance. Searches reveal issues (contaminated land, subsidence risk, road schemes)—renegotiate price or pull out. Chain delays (someone in chain delays/pulls out)—regular communication, be ready to exchange. Gazumping (seller accepts higher offer)—exchange contracts quickly, consider lock-in agreement. Missing information (Management pack delays, seller slow responding)—chase via conveyancers. Stamp duty errors—conveyancer calculates and submits correctly. Always: Read documents carefully, ask questions, don't rush exchange, get indemnity insurance for minor issues rather than pulling out.
Frequently Asked Questions
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