Conveyancing is the legal and administrative process of transferring ownership of land or property from one person to another. It usually begins after an offer has been accepted and continues through contract checks, searches, exchange of contracts, completion and registration of the new owner at HM Land Registry.

Whether you are buying your first home, selling a property, remortgaging or changing the legal ownership of a home, conveyancing is what turns an agreed transaction into a legally effective one. It is not simply form-filling: the work is designed to identify legal problems, protect the parties, satisfy mortgage-lender requirements and ensure that money and ownership are transferred correctly.

This guide explains what property conveyancing involves in England and Wales, what a conveyancer does, whether you can handle it yourself, typical timescales and costs, and what to look for when comparing conveyancing quotes.

What Is Conveyancing?

The simplest conveyancing definition is the legal process used to transfer ownership of land or buildings. In a residential sale or purchase, legal conveyancing covers the investigation of the property’s title, preparation and review of contracts, enquiries, searches, mortgage requirements, the transfer of purchase money and registration after completion.

Property conveyancing also applies to work beyond a standard house move. It can include remortgages, transfers of equity, leasehold transactions, auction purchases and sales, new-build homes and changes to registered ownership. The exact tasks depend on the transaction and on whether the client is buying, selling or doing both.

In England and Wales,an accepted offer is generally not legally binding until contracts are exchanged. Before the exchange, the conveyancer checks that the client understands what is being bought or sold and that the legal documents reflect the agreedterms. After exchange, the parties are committed to complete on the agreed date, subject to the contract.

What Is the Difference Between a Conveyancer and a Solicitor?

The terms "conveyancer" and "conveyancing solicitor" are often used interchangeably, but they do not always describe the same professional qualification.

A licensed conveyancer is a specialist property lawyer regulated by the Council for Licensed Conveyancers. A solicitor is regulated by the Solicitors Regulation Authority and may practice in conveyancing as well as other areas of law. Chartered legal executives and CILEX practitioners can also be qualified to carry out conveyancing work.

For a straightforward residential transaction, either a regulated licensed conveyancer or a solicitor experienced in property law may be suitable. The important points are that the individual or firm is properly regulated, has appropriate experience, is accepted by any mortgage lender involved and can deal confidently with the type of property and transaction.

A broader-services solicitor may sometimes be useful where the transaction overlaps with another legal area, such as complex trusts, probate, matrimonial proceedings, or a substantial dispute. A specialist conveyancing practice can be especially well placed to handle the volume, systems and practical demands of residential property work.

What Does a Conveyancer Do?

A conveyancer manages the legal work needed to move the transaction from an accepted offer to completion and, for a buyer, registration. The exact work differs between purchases and sales but commonly includes the following:

· Confirming identity, carrying out anti-money-laundering checks and checking the source of purchase funds;

· Obtaining or reviewing title documents, the draft contract and property information forms;

· Ordering and reviewing searches, including local authority, drainage and environmentalsearches where appropriate;

· Raising enquiries with the other side’s conveyancer and considering the replies;

· Checking legal rights, restrictions, covenants, boundaries and access arrangements;

· Reviewing a mortgage offer and complying with the lender’s instructions where the firm also acts for the lender;

· Explaining key legal findings and reporting to the client before exchange;

· Agreeing to the contract, coordinating exchange and fixing the completion date;

· Preparing financial statements and safely transferring completion funds;

· Repaying an existing mortgage on a sale and accounting for the net proceeds;

· Submitting any required Stamp Duty Land Tax return and payment for a purchase; and

· Registering the buyer and any new mortgage at HM Land Registry after completion.

Can I Do My Own Conveyancing in England?

It is legally possible to carry out your own conveyancing in some transactions. There is no general rule requiring every buyer or seller to instruct a solicitor or licensed conveyancer. In practice, however, DIY conveyancing is rarely advisable.

If a mortgage is involved, the lender will normally require a regulated legal professional who is on its approved panel to act. Even without a mortgage, the person doing the work must understand title documents, searches, contract law, property enquiries, tax and registration requirements, as well as the rules governing the handling of completion money.

Mistakes can be expensive and difficult to correct. Missing a restriction, covenant, boundary issue, access problem or lease provision could affect how the property can be used, sold or mortgaged. A failure to complete correctly may also expose a party to contractual claims. Professional conveyancers carry insurance and work within a regulatory framework; a person acting for themselves does not receive that protection.

Why Do I Need a Conveyancing Solicitor?

You do not always have a legal obligation to use a solicitor when buying or selling a house, but you will usually need an appropriately qualified conveyancer if there is a mortgage, and professional representation is strongly recommended even for cash transactions.

For a buyer, the conveyancer investigates matters that may not be visible at a viewing. These can include legal rights of way, restrictions, planning entries, drainage arrangements, flood or environmental risks, lease terms and obligations to contribute to shared areas. The conveyancer also checks the seller’s title and raises enquiries where information is missing or unclear.

For a seller, the conveyancer prepares the contract pack, answers the buyer’s legal inquiries with the seller’s input, obtains mortgage-redemption information and manages the transfer of ownership and sale proceeds. Where the seller is also buying, the conveyancer coordinates the linked transactions and completion funds.

A good conveyancer does more than process documents. They explain significant findings, negotiate appropriate changes, report on the legal position and help the client make an informed decision before exchange.

How Long Does Conveyancing Take?

A straightforward residential transaction often takes around 8 to 12 weeks from an accepted offer to completion, but this is an estimate rather than a guaranteed timetable. Some transactions complete more quickly; others take considerably longer.

Common causes of delay include a long property chain, slow search results, outstanding mortgage offers, survey issues, missing documents, title defects, leasehold management information, probate, new-build deadlines and unanswered enquiries. A leasehold purchase will often involve more information and more parties than a freehold purchase, so it may take longer.

Clients can help by instructing a conveyancer early, completing identity and source-of-funds checks promptly, returning forms accurately, arranging finance without delay and responding quickly to questions. Even then, a conveyancer cannot control every organisation or person in the chain. Clear updates and realistic expectations are therefore as important as speed.

How Much Does Conveyancing Cost?

Conveyancing costs vary according to the property value, the work involved and the complexity of the transaction. Published UK comparisons often place the overall cost of a standard residential transaction, including legal fees, VAT and common disbursements, broadly in the region of £1,600 to £2,400. This is only a general guide: a simple sale may cost less, while leasehold, new-build, shared-ownership, auction, high-value or unusual-title work can cost more.

A quote should distinguish the firm’s legal fee from VAT and from third-party charges. It should also explain likely additional fees, for example, where the property is leasehold, unregistered, subject to a Help to Buy or Lifetime ISA arrangement or requires extra work after a title issue is discovered.

The cheapest headline quote is not necessarily the cheapest final bill. When comparing conveyancing quotes, look at the complete itemised estimate, which services are included and what circumstances trigger an additional charge.

What Are Conveyancing Disbursements?

Disbursements are payments made to third parties as part of the transaction. They are separate from the conveyancer’s own legal fee. Some are fixed; others depend on the property, location, price or the searches required.

Commonly purchased disbursements include local authority, drainage and environmental searches; HMLand Registry priority and bankruptcy searches; Land Registry registration fees; bank-transfer charges; and fees connected with leasehold information. Stamp Duty Land Tax may also be payable by a buyer, although it is a tax rather than a professional fee. The amount depends on the price and the buyer's circumstances.

A transparent quote should show the expected disbursements and make clear which figures are estimates. Search costs differ between areas, Land Registry fees depend on the transaction and value, and leasehold fees may be set by a landlord or managing agent.

What Should I Look for When Choosing a Conveyancer?

When choosing a conveyancer, compare more than the headline price. A useful checklist is:

1. Regulation and experience: check that the firm is regulated and regularly handles the type of transaction you are planning.

2. Mortgage-lender panel membership: a buyer should confirm that the conveyancer can act for the chosen lender, or a second firm may be needed.

3. A genuinely itemised quote: check the legal fee, VAT, disbursements and possible additional charges rather than comparing only the first figure shown.

4. Relevant expertise: leasehold, new-build, auction, shared-ownership and unusual-title transactions may require particular experience.

5. Communication: ask who will deal with the file, how updates are provided and how easy it is to contact the team.

6. Capacity and service: a very low quote is of limited value if the firm cannot respond, explain issues or progress the transaction effectively.

7. Reviews and recommendations: consider recent client feedback, but read the details rather than relying only on an overall score.

8. No hidden referral assumptions: you are free to choose your own conveyancer even if an estate agent, broker or lender recommends one.

Why Choose Arrow Conveyancing?

Arrow Conveyancing is a family-run business focused exclusively on conveyancing. Its team handles property work every day and supports clients from the initial quote through to completion.

Arrow offers fast, efficient transactions; transparency; fixed legal fees; and award-winning professionalism. The firm is regulated by the Council for Licensed Conveyancers, is a member of the Conveyancing Association and provides services for property purchases, sales, remortgages, transfers of equity, leasehold transactions and auction work.

With more than 50 members of staff and a specialist focus on property, Arrow combines established processes with clear client support. The right conveyancer cannot remove every delay from a property chain, but they can keep the legal work organised, identify problems early and explain what is happening at each stage.

Move Forward With Arrow Conveyancing

    YOUR PROPERTY MOVE,  HANDLED BY CONVEYANCING SPECIALISTS  

Planning a move, remortgage or change of ownership? Put your property transaction in experienced hands with Arrow Conveyancing. The specialist team can assist with purchases, sales, remortgages, transfers of equity, leasehold matters and auction transactions, with transparent fixed legal fees and support from quote to completion.

Call 0116 266 5394

Email:  hello@arrowconveyancing.co.uk

Visit: www.arrowconveyancing.co.uk

Head Office: 2nd  Floor, Mansion House, 41 Guildhall Lane, Leicester LE1 5FQ

Opening hours:  Monday to Friday, 9am-5pm

Disclaimer

The materials on this website do not constitute legal advice and are provided for general information only. Whether express or implied, no warranty is given concerning such materials. We shall not be liable for any technical, editorial, typographical, or other errors or omissions within the information provided on this website, nor shall we be responsible for the content of any web images or information linked to this website.  

The information contained in this article does not constitute financial advice or recommendation and should not be considered as such. Arrow Conveyancing does not offer financial advice and is not regulated by the Financial Conduct Authority (FCA). The authors of this article are not financial advisers and are therefore not authorised to offer financial advice.

Editorial note: Link this guide to Arrow Conveyancing's main conveyancing service page and, where relevant, to dedicated pages about choosing a conveyancer and conveyancing costs. Legal and fee information should be checked immediately before publication.

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