What is Conveyancing?
Conveyancing is the legal and administrative process of transferring property ownership from one person to another. It's a fundamental part of buying or selling a home in the UK, and it's a requirement in law that you use a qualified conveyancer or solicitor to handle it.
The word comes from the old legal term "convey", meaning to transfer ownership. Today, it covers everything from the initial property enquiries through to completion, when the keys and ownership officially change hands.
If you're buying a property valued at £270,259 (the current UK average house price), conveyancing isn't optional. It's a protected process designed to safeguard both buyer and seller. It protects you from fraud, hidden debts attached to the property, disputes over boundaries, and countless other legal risks that could cost you far more than the conveyancing fees themselves.
Why Do You Need Conveyancing?
Property law in the UK is complex. There are registration requirements, mortgage implications, tax considerations, and dozens of potential issues that could derail a sale or leave you with legal liability after completion.
A conveyancer's job is to spot problems before they become your problems. They'll check whether the seller actually owns the property, whether there are any debts secured against it, whether there are disputes with neighbours over boundaries or rights of way, and whether the property meets building regulations. They'll also handle the transfer of funds, arrange insurance, and ensure all the paperwork is filed correctly with HM Land Registry.
Without a conveyancer, you'd be personally responsible for these checks. If you missed something, you couldn't claim on anyone's professional indemnity insurance. You'd simply be liable.
What Happens During Conveyancing? A Step-by-Step Timeline
Step 1: Appointment and Initial Instructions (Days 1-3)
Once your offer has been accepted, you'll instruct a conveyancer or solicitor. If you're buying with a mortgage, your lender will have requirements about which conveyancer you use. Some lenders insist on their own panel; others give you freedom to choose. Your conveyancer will send you an engagement letter explaining their costs, timescales, and what they need from you.
This is also when you'll pay an upfront deposit, typically £100-300, which covers preliminary searches and enquiries.
Step 2: Property Searches and Enquiries (Days 4-14)
Your conveyancer will raise searches on the property. These include local authority searches (which reveal planning history, building control approvals, and whether the property is in a flood risk area), environmental searches, water and drainage searches, and sometimes specialist searches depending on the property type.
They'll also send enquiries to the seller's conveyancer, asking questions like: Is the boundary fence yours? Are there any disputes with neighbours? Is the roof in good condition? Have you had building work done and do you have the paperwork to prove it complied with building regulations?
These searches typically take 5-10 working days and cost £200-500 depending on the property location and type.
Step 3: Report on Title (Days 10-21)
Your conveyancer will review the seller's title deeds (or the Land Registry register if it's registered land, which most properties now are). They'll check who owns the property, whether there are any restrictions on how it can be used, and whether anyone else has rights over it (for example, a neighbour's right to drive across the garden).
They'll provide you with a report explaining any issues they've found. This is important. You need to understand what you're buying.
Step 4: Mortgage Documentation (Days 15-30)
If you're borrowing money, your lender will send mortgage instructions to your conveyancer. These set out the lender's requirements and conditions. Your conveyancer must ensure the property meets these standards before completion. They'll also arrange for the lender to have a legal charge registered against the property, meaning they can recover their money if you stop paying.
With current 2-year fixed mortgage rates averaging 6.59% and 5-year rates at 3.97%, many buyers are factoring mortgage payments carefully into their budgets. Your conveyancer doesn't set the rate, but they do ensure the legal side is watertight so you can't lose your home to avoidable legal complications.
Step 5: Exchange of Contracts (Days 25-40)
Once all searches are back, enquiries answered, and your mortgage offer confirmed, you're ready to exchange. Both you and the seller sign identical copies of the contract. When both sides have signed and the copies are exchanged between conveyancers, you're legally committed to the purchase. You'll typically pay a deposit at this point (usually 5-10% of the purchase price).
From exchange onwards, you cannot pull out without losing your deposit and potentially facing legal action.
Step 6: Pre-Completion Matters (Days 40-50)
Your conveyancer will do a final check with the seller's conveyancer to confirm: the seller still owns the property free and clear (or will after the sale), there are no new debts attached to it, and all agreed searches and enquiries are satisfactory. They'll also arrange buildings insurance to start on completion day.
Step 7: Completion (Days 45-60)
On the completion date, your conveyancer will transfer the purchase money to the seller's conveyancer. Once they confirm receipt, the seller's conveyancer will release the keys. At this moment, you own the property. Your conveyancer will apply to HM Land Registry to register your ownership and your lender's charge.
Total conveyancing time from offer accepted to completion typically takes 8-12 weeks, though it can be faster or slower depending on circumstances.
How Much Does Conveyancing Cost?
Conveyancing costs vary, but here's what you can expect to pay:
- Conveyancer's legal fees: £600-£1,500 depending on property value and complexity. Buying a property worth £270,259 would typically fall in the £800-£1,200 range.
- Search fees: £200-£500
- Local authority searches: £100-£200
- HM Land Registry fee: £40-£910 depending on purchase price (paid at completion to register your ownership)
- Mortgage broker fee (if used): £0-£499
- Mortgage lender's valuation fee: £150-£1,000 (separate from a full survey)
- Survey cost: £300-£1,500 (important, but separate from conveyancing)
In total, conveyancing and associated costs typically run £1,500-£4,500 for a standard residential purchase. At first glance, this looks expensive. But here's the reality: a good conveyancer protects you from risks that could cost you tens of thousands of pounds.
Consider this: if your conveyancer fails to spot that the seller doesn't actually have building regulation approval for an extension, you could face an enforcement notice to demolish it. If they miss a neighbour's right of way across your garden, you could find yourself unable to use part of your own land. If they don't check for outstanding debts, you could inherit liability.
Professional indemnity insurance covers conveyancing negligence. Going private, or cutting corners, leaves you with no protection. The conveyancing fee is an investment that pays for itself through risk reduction.
Selling? How Conveyancing Works From the Seller's Side
If you're selling, your conveyancer's job is slightly different but equally important. They'll prepare the property information form (PIF), which answers all the buyer's questions about the property. They need to be honest. If you know there's a problem, you must declare it.
They'll also compile the evidence of your ownership (the title deeds or Land Registry register), arrange for any debts secured against the property to be paid off from the sale proceeds, and manage the exchange and completion process from your side.
Sellers often work with a good estate agent during the marketing phase. The agent's role is to find a buyer and negotiate the best price; the conveyancer's role is to manage the legal transfer once an offer is accepted. They're complementary services. Most sellers who try to sell privately without an agent end up accepting lower offers than they would have achieved with professional negotiation. Similarly, a conveyancer is non-negotiable regardless of whether you use an agent.
Do You Need to Use a Solicitor or a Conveyancer?
In England, Wales and Northern Ireland, both solicitors and licensed conveyancers can handle conveyancing. Both must be authorised and regulated. The main difference is that solicitors are lawyers who can do conveyancing among other legal work, while conveyancers specialise in property law.
For most straightforward house purchases and sales, a licensed conveyancer is perfectly adequate and often cheaper. If the transaction is complex (a listed building, a property with unusual covenants, or a commercial element), a solicitor might be preferable, but it's not essential.
What matters is finding someone regulated, experienced, and reputable. If you're working with an estate agent, they can recommend conveyancers they've worked with. You can also compare local conveyancers and solicitors online to see reviews and fees side by side, which helps you make an informed choice.
Common Conveyancing Problems and How to Avoid Them
Slow Replies From the Other Side
The biggest cause of delayed conveyancing is the seller's conveyancer being slow to answer enquiries or provide documents. There's no legal deadline, so it can drag. A good conveyancer will chase aggressively and keep you updated. Choose someone responsive.
Mortgage Offer Expiry
Mortgage offers expire (usually after 6 months). If conveyancing drags beyond that, you might need to reapply for a mortgage, potentially at a worse rate. This is rare if conveyancing proceeds normally, but it's worth being aware of. Current mortgage rates are volatile, so delays could cost you thousands in rate differences.
Unexpected Search Findings
Occasionally a search reveals something concerning: a planning breach, a flood risk, or environmental issues. Don't panic. Your conveyancer will help you understand what it means and whether it's a deal-breaker. Sometimes you can renegotiate the price; sometimes you can get indemnity insurance.
Missing Building Regulation Approval
If the property has had work done (an extension, loft conversion, rewired) without building regulation approval, you'll need evidence that it was done properly. If there's none, you might need a retrospective certificate or a builder's indemnity insurance policy. Your conveyancer will identify this and help sort it.
Private Sales and Conveyancing
You cannot complete a property sale without using a conveyancer or solicitor. Even if you sell privately (without an estate agent), you must still hire a conveyancer. The legal work is exactly the same.
Selling privately saves you the agent's commission (typically 1-2% of the sale price), but it means you're responsible for marketing, viewings, and negotiation yourself. Most private sellers end up accepting lower offers than they would have achieved with professional help. An agent earning 1.5% might cost you £4,000 on a £270,000 property, but if they negotiate £15,000 more, they've paid for themselves and put £11,000 in your pocket.
Conveyancing is still compulsory and will still cost the same. You can't cut corners on the legal side.
Finding the Right Conveyancer
Start by asking for recommendations from your mortgage lender (if applicable), your estate agent, friends, or family. Check they're regulated (solicitors are regulated by the Solicitors Regulation Authority; conveyancers by the Council for Licensed Conveyancers). Read reviews and ask about costs upfront.
Get quotes from at least two conveyancers. Prices vary, and the cheapest isn't always best if they're slow or unresponsive. You're looking for someone reliable who'll keep you informed and spot problems before they become yours.
If you're working with an estate agent, they can usually recommend conveyancers they know are efficient. This isn't a requirement, but it often smooths the process because all parties are used to working together.