Conveyancing
Conveyancing is the legal process of transferring ownership of property or land from a seller to a buyer. In England and Wales it begins once an offer is accepted and ends when the transfer completes and the new ownership is registered with HM Land Registry. The work is carried out by a solicitor or a licensed conveyancer acting for each side.
The stages of conveyancing
Conveyancing follows a settled sequence. The buyer instructs a conveyancer once the offer is accepted. The seller's side prepares the draft contract and property information forms. The buyer's conveyancer carries out searches, raises enquiries and reviews the title and the mortgage offer. When both sides are satisfied, they exchange contracts, at which point the deal becomes legally binding and the buyer pays a deposit. Completion follows on the agreed date, the balance is paid, ownership passes, and the conveyancer registers the new owner with HM Land Registry and submits any tax due.
How long conveyancing takes
A straightforward purchase usually takes eight to twelve weeks from accepted offer to completion. The timeline stretches when searches come back slowly, when enquiries are complex, or when the transaction sits in a chain and depends on other moves completing. A buyer with no chain, such as a first purchase or a cash buyer, often completes faster.
Solicitor or licensed conveyancer
Both can handle a residential transaction. A licensed conveyancer is a property law specialist regulated for this work. A solicitor covers property among a wider range of legal matters and can be the better choice where a transaction has complications beyond the conveyancing itself. For most purchases either is suitable, and the practical differences come down to experience, responsiveness and cost.
What landlords should watch for
Buying to let adds a layer to the standard process. From working with self-managing landlords, we see three points cause the most friction. First, the Stamp Duty Land Tax surcharge on additional dwellings, which has stood at 5 percentage points above the standard rates since 31 October 2024, needs factoring into the budget from the outset. Second, leasehold flats require careful review of the lease term, ground rent, service charges and any letting restrictions before exchange. Third, a buy-to-let mortgage offer often carries conditions the conveyancer must satisfy, so it is worth keeping the lender and conveyancer aligned throughout.
Costs
Conveyancing costs combine the conveyancer's legal fee with disbursements, which are third-party charges such as searches, Land Registry fees and bank transfer fees. Any Stamp Duty Land Tax is paid on top and is usually handled by the conveyancer at completion. A buyer should ask for a full quote that separates the legal fee from disbursements so the figures can be compared properly.
Frequently asked questions
What is conveyancing in simple terms?
It is the legal work that moves ownership of a property from the seller to the buyer, from the accepted offer through to registration of the new owner with HM Land Registry.
How long does conveyancing take?
Typically eight to twelve weeks for a straightforward purchase, longer where there is a chain or where searches and enquiries take time.
Do I need a solicitor or a conveyancer?
Either can act on a residential purchase. A licensed conveyancer specialises in property, while a solicitor suits transactions with wider legal complications.
What is the difference between exchange and completion?
At exchange the contract becomes binding and the deposit is paid. At completion the balance is paid, ownership transfers, and the buyer gets the keys.
