Conveyancing explained: the legal process of buying a home
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Quick answer: Conveyancing is the legal transfer of property ownership from seller to buyer. A solicitor or licensed conveyancer handles searches, contracts, Land Registry registration, and stamp duty — typically taking 8–16 weeks from offer to completion.
Once your offer on a property is accepted, conveyancing begins. It is the legal backbone of every UK property purchase. Your conveyancer checks the property's legal title, carries out local searches, negotiates the contract, and registers you as the owner at the Land Registry. Delays here are the most common reason purchases fall through or take longer than expected.
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Read the full mortgages & first homes guide →Primary source: www.gov.uk/buy-sell-your-home
Key stages of conveyancing
After instruction, your conveyancer requests the draft contract pack from the seller's solicitor and orders searches — local authority, drainage, environmental, and Land Registry.
They review the results, raise enquiries with the seller's solicitor, and report to you on any issues: planning restrictions, boundary disputes, or outstanding charges on the property.
Once both sides agree, contracts are exchanged with a deposit (usually 10%), and a completion date is set. On completion day, funds transfer and you receive the keys.
Choosing a conveyancer
You can use a solicitor's firm or a specialist licensed conveyancer. Online conveyancers are often cheaper but may be harder to reach by phone.
If you are getting a mortgage, confirm the conveyancer is on your lender's panel. Using a non-panel firm can delay or block your mortgage.
Common delays and how to avoid them
Leasehold properties take longer because the freeholder must provide management information. Ask the estate agent about leasehold status early.
Respond promptly to your conveyancer's requests for documents and decisions. Slow responses from either side are the biggest cause of delay.
Consider simultaneous exchange and completion only if you are confident there are no outstanding issues — it removes the safety net of a gap between exchange and completion.
Common questions
How much does conveyancing cost?
Legal fees are typically £800–£2,000. Add search fees (£250–£450), Land Registry fees (£20–£910 depending on price), and bank transfer charges. Leasehold adds £200–£500.
Can I use the same conveyancer as the seller?
No. Each party must have independent legal representation to avoid conflicts of interest.
What happens if conveyancing reveals a problem?
Your conveyancer will advise you. You can negotiate a price reduction, ask the seller to fix the issue, buy indemnity insurance, or withdraw from the purchase before exchange.