Conveyancing is the legal process of transferring ownership of a property from one person to another. It is one of the most significant stages of any property transaction — the period between offer accepted and keys in hand during which solicitors on both sides work to ensure the purchase is legally sound and properly completed.
Most buyers understand that they need a solicitor and that conveyancing takes a while. Fewer understand exactly what is happening during that time, what they can do to help it move faster, and what the difference is between the various stages. This guide covers all of it in plain English.
What Conveyancing Involves
Conveyancing covers everything the law requires to properly transfer property from seller to buyer. For the buyer’s solicitor, this includes:
- Reviewing the contract pack sent by the seller’s solicitor
- Carrying out property searches — local authority, drainage and water, environmental, and others
- Raising enquiries about anything unclear or concerning in the title or contract
- Reviewing the mortgage offer and reporting it to the buyer
- Explaining all relevant documents and results to the buyer
- Arranging exchange of contracts and completing the transfer
For the seller’s solicitor:
- Preparing the contract pack — title documents, property information forms, fittings and contents forms
- Responding to enquiries raised by the buyer’s solicitor
- Obtaining a redemption figure from the seller’s mortgage lender
- Coordinating exchange and completion
Both sides are working toward the same goal — a clean, legally valid transfer — but represent their own clients’ interests throughout.
Who Does Conveyancing?
Conveyancing in England and Wales can be carried out by either a solicitor (regulated by the Solicitors Regulation Authority) or a licensed conveyancer (regulated by the Council for Licensed Conveyancers). Both are qualified to carry out residential conveyancing. The choice between them is less important than the choice of a specific individual or firm with a reputation for responsiveness and clear communication.
You are not required to use your estate agent’s recommended conveyancer. Many estate agents receive referral fees for introducing clients to particular firms — this does not mean those firms are the best option for you. Get at least two quotes and ask specifically about the firm’s current caseload and typical turnaround times.
The Conveyancing Process Step by Step
Instruction and Initial Work
Once you have had an offer accepted and instructed a conveyancer, the initial phase begins. The seller’s solicitor prepares and sends the contract pack — a set of documents including the draft contract, title documents, and property information forms completed by the seller. The buyer’s conveyancer reviews these documents and requests the results of property searches.
Property Searches
Searches are one of the most important stages of conveyancing and one of the main sources of delay. The standard searches are:
- Local authority search — reveals planning decisions, enforcement notices, road schemes, and other matters held by the council. The most commonly delayed search — some local authorities take four to eight weeks.
- Drainage and water search — confirms whether the property is connected to public sewers and water mains, and whether any public sewers run through the land.
- Environmental search — checks for flood risk, ground contamination, landfill sites, and similar environmental factors near the property.
- Chancel repair liability search — checks whether the property could historically be liable to contribute to church repairs. Less common but still occasionally relevant.
Additional searches may be required depending on the property’s location — mining searches in areas with a history of mining, land charge searches, and others.
Raising Enquiries
After reviewing the contract pack and search results, the buyer’s conveyancer raises formal enquiries — written questions to the seller’s solicitor about anything that needs clarification. Common enquiries cover:
- Boundaries and who is responsible for maintaining them
- Any disputes with neighbours
- Planning permissions for previous works
- Building regulations completion certificates
- Details of any service charges, ground rent, or management company arrangements for leasehold properties
The seller’s solicitor responds on the seller’s behalf. Slow or incomplete responses to enquiries are one of the most frequent causes of conveyancing delay.
Mortgage Offer
If the buyer is purchasing with a mortgage, the lender will instruct their own valuation of the property and — once satisfied — issue a formal mortgage offer. The conveyancer reviews this and reports on it to the buyer. The mortgage offer must be in place before exchange.
Exchange of Contracts
Exchange is the legally binding point of the transaction. Both buyer and seller sign identical contracts; the solicitors exchange them, confirm a completion date, and the buyer pays the deposit — typically 10% of the purchase price.
Before exchange, both parties can withdraw without legal penalty. After exchange, pulling out means losing the deposit (buyer) or facing a claim for damages (seller). This is why exchange is often described as the point at which the transaction becomes real.
Completion
Completion is the day the property changes hands. The buyer’s conveyancer transfers the balance of the purchase price to the seller’s conveyancer. Once received, the estate agent releases the keys. The buyer is the legal owner from this point.
After completion, the conveyancer registers the new ownership at HM Land Registry and pays Stamp Duty Land Tax on the buyer’s behalf.
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How Long Does Conveyancing Take?
From offer accepted to exchange, the average is 12 to 16 weeks, though this varies considerably. A straightforward freehold transaction with no chain, no complications, and prompt search returns can complete in eight to ten weeks. A leasehold transaction, a long chain, or a property with title defects or complex enquiries can take four to six months.
The main causes of delay are:
- Local authority search backlogs — some councils still take over 50 days. Instructing your conveyancer on the day an offer is accepted, rather than waiting a week, can compress the overall timeline.
- Slow enquiry responses — if the seller or their solicitor is slow to respond to enquiries, progress stalls. Buyers should keep gentle pressure on their conveyancer to chase.
- Chain dependencies — any transaction with a chain means your completion depends on every other transaction in the chain completing simultaneously. A delay anywhere in the chain affects everyone.
- Mortgage processing delays — the buyer’s lender may take longer than expected to issue the formal mortgage offer.
- Leasehold complications — obtaining management pack information from a managing agent or freeholder can take weeks and can hold up exchange.
What Conveyancing Costs
Conveyancing fees consist of two components: legal fees (what the conveyancer charges for their work) and disbursements (third-party costs such as search fees and Land Registry registration fees).
For a standard residential purchase in England, total conveyancing costs typically fall in the range of:
- Legal fees — £800 to £1,500 for a standard freehold purchase; £1,000 to £2,000 for leasehold, which involves additional work
- Disbursements — searches typically cost £250 to £400; Land Registry fee depends on purchase price (£20 to £910 on a scale based on property value); SDLT paid by the conveyancer on the buyer’s behalf
Some firms offer fixed fee conveyancing. Others charge hourly rates. For a standard transaction, fixed fee is usually more cost-effective and predictable. Ask for a full quote including all disbursements before instructing — the headline legal fee is rarely the total cost.
For guidance on finding a regulated conveyancer, check: Council for Licensed Conveyancers — find a conveyancer
Conveyancing for Leasehold Properties
Leasehold conveyancing involves additional steps that freehold transactions do not. The conveyancer must obtain and review the management pack from the freeholder or managing agent — which includes service charge accounts, details of any planned major works, ground rent terms, and other financial information about the building. This adds both time and cost.
The Leasehold and Freehold Reform Act 2024, which came into force in stages from March 2025, has changed some of the rules around leasehold. Confirming the current lease terms and the impact of recent legislation on any leasehold property is a core part of the buyer’s conveyancer’s job.
For official guidance on property searches and the conveyancing process, check: GOV.UK — buying or selling your home
Conclusion
Conveyancing is the legal infrastructure of every property transaction — the process that ensures ownership transfers cleanly, title is valid, searches reveal no hidden problems, and the mortgage and contract conditions are properly met. It typically takes 12 to 16 weeks and costs £1,500 to £3,500 in total for a standard purchase.
Instructing a conveyancer the day your offer is accepted — not after a week or two — is the single most controllable way to compress the timeline. Choosing a firm with a reputation for responsiveness and clear client communication is worth spending a little more than the lowest quote.
Frequently Asked Questions
How long does conveyancing take in England?
From offer accepted to exchange of contracts, conveyancing typically takes 12 to 16 weeks for a standard transaction. First-time buyers purchasing a freehold property without a chain can sometimes complete in 8 to 10 weeks. Leasehold properties, long chains, or complicated titles often take 4 to 6 months.
What is the difference between exchange and completion in conveyancing?
Exchange is when both parties sign contracts and become legally committed — the buyer pays the deposit and a completion date is set. Pulling out after exchange means the buyer loses the deposit. Completion is when the money transfers and the buyer legally becomes the owner and receives the keys, typically one to two weeks after exchange.
Do I have to use the estate agent's recommended conveyancer?
No — you can choose any regulated solicitor or licensed conveyancer. Estate agents often receive referral fees for recommending specific firms. Get at least two independent quotes, check reviews, and ask about turnaround times before instructing. The cheapest option is not always the fastest.
