Conveyancing Explained: The Legal Process of Buying a Home
Conveyancing is the legal process that transfers property ownership from the seller to you. It's separate from getting a mortgage — even if you're paying cash, you still need a conveyancer. Understanding each step, the timeline, and the costs can save you thousands and help you avoid surprises on the day you get the keys. Here's what actually happens when you buy a home in the UK.
What Is Conveyancing?
Conveyancing is the paperwork and legal work that transfers a property from seller to buyer. It's not the same as a mortgage (which is how you borrow money) or a survey (which checks the building is safe). Conveyancing is purely about the legal title: checking the seller actually owns what they're selling, checking there are no hidden claims against the property, and making sure all the paperwork is filed correctly with the Land Registry.
You need a qualified conveyancer — typically a solicitor or licensed conveyancing practitioner. You can't do conveyancing yourself (unlike some other legal services). The process is mandatory, and its cost is set by regulation — there's no real way to "shop around" for a bargain conveyancer because the work they do is fixed by law. What you can compare is service quality and whether they spot problems that others miss.
The Conveyancing Timeline: From Offer to Completion
The full conveyancing process typically takes 8–12 weeks. Here's what happens at each stage:
Weeks 1–2: After your offer is accepted Your solicitor carries out searches. These are checks against public records to reveal planning history, building control issues, flooding risk, environmental problems, and water/drainage details. The Local Authority search costs £150–£300. Water and environmental searches add £150–£200 combined. The searches take 2–3 weeks, so this is a big reason why conveyancing takes time — even when everything goes smoothly, you're waiting for government agencies to reply.
Weeks 2–4: Reviewing the property information Your solicitor asks the seller's solicitor for the property's legal title, proof the seller owns it, details of any charges against the property (mortgages, liens), and replies to standard questions about repairs, disputes with neighbours, and planning permission for any extensions or modifications. This is when problems surface. If the seller's extension from 2008 didn't have planning permission, that's caught here. If there's a neighbour dispute about a boundary, it shows up. Your solicitor flags any issues and negotiates — either the seller fixes it (rare), gives you a price reduction (common), or you walk away (your choice).
Weeks 4–8: Mortgage offer and searches return Your mortgage lender issues their formal offer. They've done their own valuation and are confirming they'll lend you the money. Your solicitor checks the offer and makes sure you understand any conditions. Local searches return. Your solicitor reviews them. If there's a flood risk flagged, your buildings insurance will cost more — you might want to back out or renegotiate. If there's a planning issue, your solicitor escalates it.
Week 8–10: Exchange of contracts This is the big moment. Both you and the seller sign contracts. Once you've exchanged, you're legally committed to buy — you lose your deposit (usually 10% of the property price) if you back out. The seller is committed to sell. A completion date is set, typically 1–2 weeks after exchange.
Before exchange, your solicitor confirms you have a mortgage offer (or cash confirmation), your deposit is cleared, the contracts match your agreement, all searches and enquiries are answered, and the property is insured from this moment. This is also when Stamp Duty Land Tax (SDLT) is calculated. On a £250,000 property as a first-time buyer in England, you pay £0 (the first £425,000 is exempt for FTBs). On a £500,000 property, you pay 5% on £75,000 = £3,750. That money is due at completion.
Weeks 10–12: Completion Your solicitor transfers your deposit plus mortgage money plus SDLT to the seller's solicitor. The seller's solicitor confirms they've got the money. You get the keys. You own the property. Within 2 weeks, your solicitor registers your ownership at the Land Registry (this can take another 4–8 weeks to process, but the property is yours as soon as completion happens).
Conveyancing Costs: The Full Breakdown
Most first-time buyers underestimate the non-mortgage costs of buying. Here's what you actually pay:
| Cost | Typical range | What it covers |
|---|---|---|
| Solicitor/conveyancer fees | £800–£1,500 | Legal advice, searches, document review, completion, Land Registry registration |
| Local Authority search | £150–£300 | Planning history, building control, flooding, environmental |
| Water & drainage search | £60–£100 | Which water company, any drainage issues |
| Environmental search | £50–£100 | Contaminated land, radon gas, industrial history |
| Stamp Duty Land Tax (SDLT) | 0–12% of price | 0% under £425k for FTBs; see gov.uk SDLT rates for current bands |
| Buildings insurance | £300–£800/year | Mandatory if you have a mortgage |
| Survey | £250–£600 | Homebuyer report or structural survey (lender's valuation is free but different) |
Real example: Buying a £250,000 flat as a first-time buyer in Manchester.
- Solicitor fees: £1,200
- Searches: £400
- Stamp duty: £0 (under FTB threshold)
- Survey: £450
- Buildings insurance (year 1): £500
- Total non-mortgage costs: ~£2,550
Plus you need a 10% deposit (£25,000 in this example) to offer to the estate agent before any of this starts. That's not a "cost" — it's money you'll eventually own in equity — but it's capital you need to have saved. See our mortgage fees guide for a full breakdown of what else might surprise you at purchase time.
Choosing a Conveyancer: What Actually Matters
A good conveyancer is not the cheapest one. A conveyancer who misses a planning issue or a neighbour dispute can cost you tens of thousands. Here's how to choose:
Get 3 quotes. Ask explicitly what's included. Do they charge extra for searches? Extra if the sale falls through? Extra if there's a survey issue?
Check they're regulated. Solicitors are regulated by the Law Society. Licensed conveyancers are regulated by the Council for Licensed Conveyancers. Either is fine — both have professional indemnity insurance. Unregulated conveyancers are cheaper but if they mess up, you have no comeback.
Ask about experience with your type of property. If you're buying a leasehold flat, ask how many leasehold purchases they've done. Leasehold conveyancing has extra complications — service charges, ground rent, lease length, maintenance disputes. If you're buying a leasehold property, make sure they know leasehold law.
Phone them with a question. If it takes 2 days to get a reply, that's how responsive they'll be during the stressful completion phase. During the final week before completion, you might email them 3 times with questions — you want someone who answers the same day.
Common Conveyancing Mistakes — and How to Avoid Them
Not doing a proper survey. Your lender will do a valuation (free), but that's not the same as a survey. A valuation checks the property is worth what you're paying — a survey checks the property is actually safe. On a property over 20 years old, a Homebuyer Report (£400–£600) is worth every penny. It's found problems like dodgy electrics, missing roof tiles, and failing gutters — all expensive to fix post-purchase.
Exchanging without mortgage approval. Once you've exchanged, you're legally committed. If your mortgage offer falls through at the last minute, you lose your deposit. Confirm with your lender that your offer is definitely issued before you exchange. Ask your conveyancer to press the lender for written confirmation.
Buying a leasehold property without reviewing the lease. If the lease is under 80 years, you'll struggle to remortgage or sell in 5–10 years. If the freeholder is charging £5,000/year in service charges, you need to know that before you buy. Your conveyancer should flag these, but ask explicitly.
Not budgeting for stamp duty. First-time buyers get relief (0% up to £425,000), but if you're buying above that or you're not a FTB, stamp duty is a real cost. On a £300,000 property as a non-FTB, you pay 5% on £50,000 = £2,500. Budget for it, or it surprises you at completion.
Rushing the searches. Searches take 2–3 weeks. If you're under time pressure, searches can be delayed. Order them early, and don't exchange contracts until they've returned and been reviewed. A problem found in week 2 is cheaper to fix than a problem found at completion.
Not reading the contract. The contract is 20–30 pages of legal jargon. Your conveyancer will explain the key parts, but read it yourself. If you don't understand something, ask. This is the document that binds you to the purchase.
Frequently Asked Questions
What's the difference between a surveyor and a conveyancer? A surveyor inspects the building and reports on its condition (structural issues, damp, electrics, etc.). A conveyancer handles the legal paperwork (title, searches, completion). You need both. The surveyor is hired by you (or your lender, though their valuation isn't the same as your survey). The conveyancer is hired by you.
Can I buy without a conveyancer? No. The Land Registry requires a conveyancer or solicitor to transfer the property. Even if you're paying cash, you still need one.
What if the survey finds a problem — can I renegotiate? Yes. If the survey finds structural issues, you can ask the seller to fix them (unlikely), reduce the price, or you can walk away — but only if you haven't exchanged yet. Once you've exchanged, you're committed. This is why you must have a survey before exchanging, not after.
How long does conveyancing actually take? 8–12 weeks is typical. The searches alone take 2–3 weeks. If there are complications (title issues, survey problems, mortgage delays), it can take longer. The longest part is usually waiting for the seller's solicitor to answer questions — you can't control that.
Do I need a mortgage broker as well as a conveyancer? No, they're different services. A broker helps you find and apply for a mortgage. A conveyancer does the legal work to buy the property. You can use both, neither, or just one. They don't overlap. If you're a first-time buyer, a broker can help you understand which mortgages suit your situation.
What's the "completion date"? The date when the property becomes yours. Your solicitor transfers the money, the seller's solicitor transfers the deeds, you get the keys. You're responsible for the property from this moment — if it burns down the night before completion, that's the seller's problem. If it burns down the night after, that's yours. Buildings insurance must be in place by completion.
What if I'm buying a property with someone else? Your conveyancer handles the legal title so you both own it. You'll both sign the contract and complete together (though one person can complete on behalf of both if needed). See joint mortgages: buying with a partner for how joint ownership works with mortgages.
Do I have to use a local conveyancer? No. Your conveyancer can be anywhere in the UK. Most are local, but some large firms work nationwide and are cheaper. The trade-off is less local knowledge — they won't know the local council's planning quirks or neighbourhood reputation. For most properties, a national firm is fine. For anything unusual (listed buildings, shared ownership, buy-to-let), a specialist is worth the extra cost.
What Happens Next
If you're in the process of buying, get 3 quotes from conveyancers now — even before you've exchanged. Use our mortgage calculator to understand your monthly payments once you own the property. And if you're weighing whether to buy or rent, see rent vs buy to see the long-term economics of ownership.
Conveyancing is slow, sometimes frustrating, and feels expensive. But it's there to protect you. When you get the keys and own a home, the time and cost are worth it.