Conveyancing is one of the most important — and often most frustrating — parts of buying or selling a property. Understanding the process, typical timelines, and potential pitfalls helps you stay informed and push things along when needed.
The Conveyancing Process: Buying
Step-by-Step Timeline
| Stage | What Happens | Typical Duration |
|---|---|---|
| 1. Instruct a solicitor | Choose and engage your conveyancer | Day 1 |
| 2. Property searches | Local authority, environmental, water, drainage | 2–4 weeks |
| 3. Review title deeds | Solicitor checks ownership and any issues | 1–2 weeks |
| 4. Raise enquiries | Solicitor asks seller’s solicitor questions | 2–4 weeks |
| 5. Mortgage offer | Lender issues formal mortgage offer | 2–4 weeks (parallel) |
| 6. Review contract pack | You review and approve all documents | 1 week |
| 7. Exchange contracts | Legally binding commitment; pay deposit | 1 day |
| 8. Completion | Keys handed over; you become the owner | 1–4 weeks after exchange |
Total: 8–16 weeks (longer in chains)
Property Searches
Your solicitor commissions several searches to check for issues:
| Search | What It Checks | Cost |
|---|---|---|
| Local authority | Planning permissions, building regulations, road schemes | £100–£200 |
| Environmental | Flood risk, contamination, subsidence | £30–£50 |
| Water and drainage | Public drains, water supply | £30–£60 |
| Chancel repair liability | Obligation to contribute to church repairs | £15–£25 |
| Mining (if applicable) | Past mining activity | £30–£50 |
Exchange vs Completion
Exchange: The point at which you become legally committed. You pay a deposit (usually 10% of the purchase price) and set a completion date. After exchange, pulling out means losing your deposit.
Completion: The day you get the keys. The remaining purchase money is transferred, and ownership legally passes to you.
Conveyancing Costs
| Cost | Typical Amount |
|---|---|
| Solicitor/conveyancer fee | £800–£1,500 + VAT |
| Property searches | £250–£400 |
| Land Registry fee | £100–£300 |
| Bank transfer fee | £30–£50 |
| Stamp duty | Varies by property price |
| Leasehold extras (if applicable) | £200–£500 |
| Total legal costs | £1,200–£2,500 |
Choosing a Conveyancer
| Factor | What to Check |
|---|---|
| Accreditation | CQS (Conveyancing Quality Scheme) accredited |
| Fee structure | Fixed fee preferred over hourly (avoids surprises) |
| Reviews | Check Trustpilot, Google, and personal recommendations |
| Communication | Will they update you regularly? |
| Location | Local knowledge is useful but not essential (online conveyancers work well) |
| No completion, no fee | Some firms offer this — you don’t pay if the sale falls through |
Common Delays and How to Avoid Them
| Delay | Cause | Prevention |
|---|---|---|
| Slow searches | Overloaded local authority | Instruct solicitor immediately after offer accepted |
| Outstanding enquiries | Seller slow to respond | Chase regularly via your solicitor |
| Mortgage offer delays | Lender processing times | Apply early; provide all documents promptly |
| Chain issues | Another party in the chain stalls | Stay in close contact; be flexible on dates |
| Leasehold complications | Management company slow; lease issues | Instruct searches early; flag leasehold issues immediately |
| Title issues | Boundary disputes, missing documents | Solicitor should flag early; may need indemnity insurance |
Tips to Speed Things Up
- Instruct a solicitor before your offer is accepted — hit the ground running
- Get your mortgage agreement in principle before making an offer
- Respond to your solicitor’s requests immediately — delays are often at the buyer’s end
- Provide ID and proof of funds early — anti-money laundering checks take time
- Be flexible on completion dates — rigid dates can stall chains
- Maintain regular contact — a weekly check-in with your solicitor keeps things moving
Selling: The Seller’s Conveyancing Process
| Stage | Action |
|---|---|
| 1. Instruct solicitor | Engage your conveyancer |
| 2. Complete property information forms | TA6 (property information), TA10 (fittings and contents) |
| 3. Provide title deeds | Or solicitor obtains from Land Registry |
| 4. Respond to buyer’s enquiries | Answer all questions promptly and honestly |
| 5. Agree completion date | Coordinate with buyer and any chain |
| 6. Exchange contracts | Legally binding |
| 7. Completion | Hand over keys, receive sale funds |
For a broader view of property buying, see our first-time buyer guide and home survey guide.