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.
For the wider cluster covering surveys, chains, auctions, selling routes and offer-stage risks, use the main Buying and Selling Property UK hub.
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.
Your home may be repossessed if you do not keep up repayments on your mortgage. PocketWise provides information and guidance, not financial advice. Seek independent mortgage advice before making decisions about borrowing.