✓ Conveyancing is the legal process of transferring property ownership from seller to buyer
✓ All property transactions in England and Wales require a licensed conveyancer or solicitor
✓ The process typically takes 8 to 16 weeks from offer accepted to completion
✓ Buying and selling conveyancing are separate legal instructions — each party needs their own solicitor
✓ Key stages: instruction → searches → enquiries → exchange of contracts → completion
✓ Exchange of contracts is the legally binding point — neither party can withdraw without penalty
✓ Conveyancing costs include solicitor legal fees plus disbursements (searches, Land Registry, SDLT)
✓ Different rules apply for freehold, leasehold, new build, and shared ownership properties
✓ Scotland operates a separate legal system — the conveyancing process is materially different
If you have had an offer accepted on a property — or accepted an offer on your home — you are about to enter the conveyancing process. For most people, this is unfamiliar territory: a period of weeks or months during which solicitors exchange documents, raise enquiries, carry out searches, and ultimately transfer legal ownership from one party to another.
Understanding what is happening — and why — transforms the experience. Delays feel less opaque. Requests from your solicitor make sense. And when problems arise (as they often do), you are better placed to respond quickly and decisively.
This guide covers everything you need to know about conveyancing in England and Wales in 2026: the process, the costs, the timeline, the legal distinctions between property types, and what to look for when choosing the right solicitor for your transaction.
Conveyancing is the legal process by which ownership of a property is transferred from one person to another. In England and Wales, every property sale and purchase — whether freehold or leasehold, new build or resale — must be handled by a qualified legal professional: either a solicitor or a licensed conveyancer.
The word ‘conveyancing’ comes from the legal term ‘conveyance’ — the document that historically transferred property ownership. Today, the process is more complex: it involves title verification, property searches, contract negotiation, mortgage lender requirements, Land Registry registration, and the payment of Stamp Duty Land Tax.
Conveyancing is required not just for purchases and sales, but also for remortgages, transfers of equity, lease extensions, and any other transaction that changes the legal ownership or charges registered against a property.
📋 Fact-Checked: In England and Wales, all solicitors must be regulated by the Solicitors Regulation Authority (SRA). Licensed conveyancers must be regulated by the Council for Licensed Conveyancers (CLC). Both provide equivalent legal protection for clients. Source: SRA — sra.org.uk; CLC — clc-uk.org.
[Infographic Needed: Can you sell before probate? — YES / NO / MAYBE 3-state visual]
When instructing a legal professional for your property transaction, you will encounter two types of regulated practitioners: conveyancing solicitors and licensed conveyancers. Both are legally qualified to handle residential property transactions, but there are important differences.
| Conveyancing Solicitor | Licensed Conveyancer | |
|---|---|---|
| Qualification | Qualified solicitor with property law experience | Specialist conveyancing qualification (CLC) |
| Regulated by | Solicitors Regulation Authority (SRA) | Council for Licensed Conveyancers (CLC) |
| Scope of work | Full legal services — can advise on wider legal issues | Property transactions only |
| Complex transactions | Can handle disputes, litigation, and unusual issues | May need to refer complex matters to a solicitor |
| Cost | Typically slightly higher | Typically slightly lower |
| Best for | Complex transactions, leasehold, new build, disputes | Straightforward freehold purchases and sales |
For most standard residential transactions, either option provides an equivalent service. However, if your transaction involves a complex leasehold, a new build with developer negotiation, a shared ownership purchase, or any potential dispute, a specialist conveyancing solicitor with broader legal expertise is the stronger choice.
At NPS Law, our conveyancing team are qualified solicitors — meaning we can handle the full spectrum of residential property transactions, including those that become contentious or legally complex.
The buyer’s conveyancing process begins the moment your offer is accepted and ends when legal ownership is registered in your name at Land Registry. Here is what happens at each stage.
As soon as your offer is accepted, instruct your conveyancing solicitor. Do not wait. The seller can accept other offers until exchange of contracts — instructing your solicitor immediately signals seriousness and allows the legal process to begin without delay.
Your solicitor will send you a client care letter, a copy of their terms of engagement, and an initial questionnaire requesting your personal details, proof of identity, and source of funds documentation (required under anti-money laundering regulations).
The seller’s solicitor prepares a draft contract pack, which includes the draft contract, title documents, the seller’s Property Information Form (TA6), the Fittings and Contents Form (TA10), and any relevant leasehold documentation. Your solicitor reviews these documents and raises enquiries on anything that requires clarification.
Your solicitor commissions a set of property searches — official enquiries made to local authorities, water companies, and other bodies to identify issues affecting the property. Most mortgage lenders require these as a condition of their offer. See Section 8 for a full explanation of what each search covers.
Search results typically take 1 to 4 weeks depending on the local authority. Some areas are significantly slower — this is one of the most common causes of conveyancing delay.
If you are purchasing with a mortgage, your lender will instruct a solicitor (often your own, acting in a dual capacity) to check that the property provides adequate security for the loan. Once the mortgage offer is formally issued, your solicitor reports to you on its terms and requests your signature on the mortgage deed.
Your solicitor raises enquiries with the seller’s solicitor — questions arising from the title documents, search results, Property Information Form, or anything else that requires clarification. The seller’s solicitor responds on behalf of the seller. This stage can involve multiple rounds of questions and answers, particularly for older properties or complex titles.
Once searches have returned, enquiries are resolved, and the mortgage offer is in place, your solicitor prepares a Report on Title — a comprehensive summary of everything they have found about the property. This sets out the key terms of the contract, any restrictions or obligations affecting the property, the results of searches, and the financial figures for completion. You review and approve this report before proceeding to exchange.
Exchange is the legally binding moment of the transaction. Both parties’ solicitors confirm the signed contracts over the telephone in a formal exchange call, and the buyer’s deposit (typically 10% of the purchase price) is transferred to the seller’s solicitor. A completion date is simultaneously agreed. From this point, neither party can withdraw without significant financial penalty.
On completion day, the remaining purchase funds are transferred from your solicitor to the seller’s solicitor. Once received, the seller’s solicitor authorises the release of the keys, and you collect them from the estate agent. Legal ownership passes to you at the moment funds are received.
After completion, your solicitor submits the Stamp Duty Land Tax return to HMRC and pays any tax due on your behalf. They then apply to Land Registry to register your ownership and any mortgage. Land Registry registration currently takes several weeks to several months depending on the complexity of the application and the current registration queue.
[Infographic Needed: Buying conveyancing timeline — step by step from offer accepted to keys collected]
💬 Had an offer accepted? Contact NPS Law for a free conveyancing quote within 24 hours. Fixed fees, no hidden costs, and a dedicated solicitor for your transaction from start to finish.
The seller’s conveyancing process runs in parallel with the buyer’s, though the seller’s solicitor has a more document-heavy role in the early stages and a more reactive role thereafter.
Instruct your solicitor as soon as your property is listed — ideally before you have an accepted offer. Your solicitor will ask you to complete the Property Information Form (TA6) and the Fittings and Contents Form (TA10). Completing these thoroughly and accurately at the outset saves significant time later and reduces the risk of buyer enquiries causing delay.
Your solicitor obtains official copies of your title register from Land Registry, confirming that you have the legal right to sell and identifying any charges (such as a mortgage) or restrictions (such as a covenant or lease) affecting the property.
The seller’s solicitor prepares the draft contract and contract pack — comprising the draft contract, title documents, completed Property Information Form, Fittings and Contents Form, and any relevant supporting documentation. This is issued to the buyer’s solicitor to begin their review.
The buyer’s solicitor will raise enquiries on the contract pack. Some will be standard; others will be specific to your property. Your solicitor advises you on how to respond. Providing prompt, accurate answers reduces delay significantly — particularly on common enquiries about planning permissions, building works, and boundary disputes.
If you have a mortgage on the property, your solicitor obtains a redemption statement from your lender — the exact amount required to repay your mortgage on the proposed completion date. This is factored into the completion statement showing your net sale proceeds.
Exchange and completion proceed as described in the buying process. On completion day, you must vacate the property by the agreed time, and your solicitor receives the purchase funds, repays your mortgage, deducts their fees and disbursements, and transfers the net proceeds to you.
The distinction between exchange and completion is one of the most frequently misunderstood aspects of conveyancing — and one of the most important.
| Exchange of Contracts | Completion | |
|---|---|---|
| When it happens | When both solicitors confirm signed contracts by phone | When funds are transferred and keys released |
| Legal effect | Transaction becomes legally binding | Legal ownership passes to the buyer |
| Deposit | Buyer pays 10% deposit to seller's solicitor | Buyer pays remaining 90% of purchase price |
| Can you withdraw? | Only with significant financial penalty | No — transaction is complete |
| Gap between stages | Typically 1 to 4 weeks | Same day as completion |
| Keys | Not yet released | Released when funds received |
⚠️ Never book removal vans, give notice on your rental, or make irreversible moving plans before exchange of contracts. Until exchange, either party can withdraw without penalty. Many buyers and sellers have been caught out by assuming a transaction is ‘safe’ because it has progressed well — legally, nothing is binding until contracts are exchanged.
The most honest answer is: it varies significantly. The average conveyancing transaction in England and Wales currently takes 10 to 16 weeks from offer accepted to completion. However, this figure masks a wide range — straightforward freehold purchases can complete in 8 weeks, while complex leasehold transactions or those in long chains regularly take 6 months or more.
| Transaction Type | Typical Timeframe |
|---|---|
| Straightforward freehold purchase (no chain) | 8 – 10 weeks |
| Standard freehold purchase (with chain) | 10 – 16 weeks |
| Leasehold purchase (flat or maisonette) | 12 – 20 weeks |
| New build purchase (off-plan) | Variable — can be 3 to 18 months |
| Shared ownership purchase | 10 – 14 weeks |
| Remortgage | 4 – 8 weeks |
The most common causes of delay are slow local authority search returns, late or incomplete responses to enquiries, mortgage offer delays, and issues arising from the title or survey. See Section 10 for a full analysis of delays and how to avoid them.
📋 Fact-Checked: Average conveyancing timescales are based on industry data from the Conveyancing Association and HM Land Registry transaction data. Local authority search turnaround times vary significantly — some councils return results within days; others take 6 to 8 weeks. Source: Conveyancing Association; Land Registry.
Conveyancing costs fall into two categories: solicitor legal fees, and disbursements — third-party costs paid on your behalf. Always request a full quote inclusive of both before instructing.
| Cost Element | Typical Range |
|---|---|
| Solicitor legal fees | £850 – £2,000 + VAT |
| Local authority search | £60 – £300 (varies by council) |
| Water and drainage search | £30 – £60 |
| Environmental search | £30 – £60 |
| Land Registry registration fee | £20 – £910 (based on property value) |
| Stamp Duty Land Tax | Variable — see below |
| Bank transfer fee (CHAPS) | £25 – £50 |
| Identity/AML checks | £6 – £30 |
| Total (exc. SDLT, typical £250k purchase) | ~£1,500 – £2,500 + VAT |
| Cost Element | Typical Range |
|---|---|
| Solicitor legal fees | £750 – £1,500 + VAT |
| Land Registry title register copies | £6 – £15 |
| Bank transfer fee (CHAPS) | £25 – £50 |
| Mortgage redemption fee (if applicable) | £50 – £200 (lender dependent) |
| Total (typical transaction) | ~£900 – £1,800 + VAT |
SDLT is payable by buyers on residential property purchases above the relevant threshold. The rates from April 2025 are:
| Purchase Price | Standard Rate | First-Time Buyer Rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001 – £250,000 | 2% | 0% |
| £250,001 – £425,000 | 5% | 5% (0% on first £425,000 for FTBs) |
| £425,001 – £925,000 | 5% | 5% |
| £925,001 – £1.5m | 10% | 10% |
| Above £1.5m | 12% | 12% |
📋 Fact-Checked: SDLT rates apply from 1 April 2025 following the end of the temporary threshold increase. First-time buyer relief applies to properties up to £625,000 — no relief is available above this threshold. Source: HMRC — GOV.UK Stamp Duty Land Tax calculator.
💬 Want an accurate conveyancing quote for your specific transaction? Contact NPS Law today — we provide fixed, itemised quotes within 24 hours with no hidden costs.
Property searches are official enquiries made by your solicitor to identify issues that affect the property or the land it stands on. Most mortgage lenders require a minimum set of searches as a condition of their offer. Even cash buyers are strongly advised to commission searches — the cost is modest compared to the potential risk of purchasing a property with an undisclosed problem.
| Search Type | What It Reveals | Required by Lenders? |
|---|---|---|
| Local Authority Search | Planning history, building regulations, enforcement notices, road adoption, tree preservation orders, smoke control zones | Yes |
| Water and Drainage Search | Whether the property is connected to mains water and sewerage; public sewer locations on or near the property | Yes |
| Environmental Search | Flood risk, ground contamination, former industrial use, radon levels, landfill sites | Yes |
| Land Registry Search | Priority search protecting against competing registrations during the transaction | Yes |
| Chancel Repair Search | Whether the property is liable for historic church repair costs | Recommended |
| Coal Mining Search | In coal mining areas — whether the land is affected by mine workings | Required in mining areas |
| Drainage Search (CON29DW) | Full drainage and water enquiries — standard in most transactions | Yes |
| Commons Registration Search | Whether any part of the land is registered as common land or a village green | Recommended |
Search turnaround times vary significantly by local authority. Some councils return results within 3 to 5 working days; others take 4 to 8 weeks. In slow-turnaround areas, solicitors sometimes use personal search agents to retrieve results directly from council records — these are faster but require indemnity insurance.
Not all conveyancing transactions are the same. The legal process, the documents involved, and the risks to be assessed vary significantly depending on the type of property you are buying or selling.
Freehold ownership means owning the property and the land it stands on outright, with no landlord and no ongoing ground rent or service charge obligations (unless the property is on an estate with management charges). Freehold conveyancing is generally the most straightforward — the title is cleaner, there are fewer documents, and the enquiries are narrower.
Key checks: title register and title plan, restrictive covenants, easements, chancel repair liability, and any overage or clawback provisions in the title.
Leasehold ownership means owning the right to occupy a property for the term of a lease — typically 125, 250, or 999 years for residential properties. The freeholder (or a management company) retains ownership of the building and the land, and charges service charges and (in older leases) ground rent.
Leasehold conveyancing is significantly more complex than freehold. Your solicitor must review the full lease, obtain a management pack from the freeholder or managing agent (which includes service charge accounts, insurance details, and information about planned works), and investigate the remaining lease term. A lease with fewer than 70 years remaining will be unmortgageable with most lenders, and a lease below 80 years is expensive to extend.
⚠️ Always check the remaining lease length before making an offer on a leasehold property. Lease extension costs increase significantly as the term falls below 80 years. Your solicitor will advise on the process and cost of extension under the Leasehold Reform Act.
New build conveyancing has its own distinct characteristics — a developer’s standard contract, tight exchange deadlines, and completion on notice rather than on a fixed date. Our dedicated New Build Conveyancing guide covers this in full detail.
Shared ownership transactions involve purchasing a share (typically 10% to 75%) of a leasehold property and paying subsidised rent on the remainder. The lease is complex, the SDLT treatment requires a specific strategic decision, and staircasing transactions involve additional legal work each time you increase your share. Our dedicated Shared Ownership guide covers everything you need to know.
[Infographic Needed: Property type comparison — freehold vs leasehold vs new build vs shared ownership]
Delays are the most common source of frustration in property transactions. Understanding the causes helps you take preventive action and manage expectations when delays arise.
| Cause of Delay | How to Avoid It |
|---|---|
| Slow local authority search returns | Ask your solicitor about turnaround times in the area — consider personal searches in slow councils |
| Incomplete Property Information Form | Seller should complete the TA6 thoroughly before listing — not after offer accepted |
| Slow responses to enquiries | Seller should prepare answers to common enquiries in advance; both parties should respond within 48 hours |
| Mortgage offer delays | Apply for your mortgage as early as possible — instruct a broker before your offer is accepted |
| Survey issues requiring renegotiation | Commission a survey early; agree your response strategy with your solicitor before raising with the seller |
| Long or complex chains | Consider a simultaneous exchange policy; keep your solicitor updated on all parties in the chain |
| Leasehold management pack delays | Seller's solicitor should request the management pack on day one — these take 2 to 6 weeks |
| Gifted deposit queries | Prepare a gift letter and source of funds evidence for your solicitor from the outset |
| Land Registry backlogs (post-completion) | This affects registration time after completion — it does not delay the transaction itself |
The conveyancing market ranges from large online-only factories processing thousands of cases per month to specialist high-street firms with deep local knowledge. Price is an important factor — but it is not the only one.
💬 At NPS Law, every client is assigned a named conveyancing solicitor from instruction to completion. Fixed fees, direct communication, and specialist expertise across all property types. Contact us today for a free initial consultation and a fixed-fee quote within 24 hours.
The following questions reflect the most commonly searched conveyancing queries from buyers and sellers in the UK.
Technically, there is no legal requirement to use a solicitor — you can conduct your own conveyancing as a cash buyer. However, it is strongly inadvisable. If you are purchasing with a mortgage, your lender will require a regulated solicitor or licensed conveyancer to act on their behalf. Even cash buyers face significant legal risk without professional representation — a missed restriction, an undisclosed liability, or an error in the Land Registry application could have serious financial consequences.
Exchange of contracts is the legally binding point of the transaction — once contracts are exchanged, neither party can withdraw without financial penalty. Completion is when funds are transferred and legal ownership passes, typically 1 to 4 weeks after exchange. Do not make irreversible plans (removal bookings, notice on a rental) until after exchange.
Yes — the majority of conveyancing work can be conducted remotely. Documents are signed electronically or by post, searches are commissioned online, and communication is by email and phone. At NPS Law, we handle transactions for clients across England and Wales without requiring in-person meetings, though we are always available to speak by phone or video call.
A property chain arises when multiple transactions are linked — you are buying from someone who is buying from someone else, and so on. Every link in the chain must be ready to exchange simultaneously. If one transaction hits a problem — a survey issue, a mortgage delay, a buyer pulling out — the entire chain is affected. Longer chains carry a greater risk of collapse.
After exchange of contracts, withdrawal by either party constitutes a breach of contract. If the buyer withdraws, they lose their 10% deposit. If the seller withdraws, the buyer can sue for specific performance (forcing the sale) or claim damages equivalent to their loss. Withdrawal after exchange is legally and financially serious — it is exceptionally rare precisely because the consequences are so significant.
First-time buyers typically pay between £1,200 and £2,500 including VAT for solicitor fees and search disbursements, plus Stamp Duty Land Tax. First-time buyers pay no SDLT on the first £425,000 of a property’s purchase price, and 5% on the portion between £425,000 and £625,000. Properties above £625,000 do not qualify for first-time buyer SDLT relief.
The title register is the official record of property ownership held by HM Land Registry. It confirms who owns the property, any charges registered against it (such as a mortgage), and any restrictions or covenants affecting what can be done with it. Your solicitor obtains official copies at the start of the transaction and checks them carefully to ensure the seller has the right to sell and the title is free of undisclosed issues.
💬 Have more questions about conveyancing? Contact Us, NPS Law’s specialist team is available for a free initial consultation — no obligation, no charge. We handle conveyancing transactions across England and Wales
This article is for general informational purposes only and does not constitute legal advice. The information applies to England and Wales unless otherwise stated. Individual circumstances vary — please consult a qualified solicitor before taking action.
©️ Copyright 2026 NPS Law is a trading name for NPS Law LLP. Solicitors of England and Wales. Authorised and Regulated by the Solicitors Regulation Authority. SRA Number 570169. A list of all Partners is available on the SRA directory for this firm.
