What is Conveyancing? A Plain English Guide
What is conveyancing?
Conveyancing is the legal process of transferring ownership of property from one person to another. Whether you are buying your first home, selling an investment property, or remortgaging, conveyancing is the legal work that makes the transaction official and binding.
The process covers everything from reviewing the title (proof of ownership), checking for planning restrictions or rights of way, managing the exchange of contracts, and completing the legal transfer at the Land Registry.
Do I need a solicitor for conveyancing?
In England and Wales, you are not legally required to use a solicitor for conveyancing — but it is strongly recommended, and most mortgage lenders will insist on it. The alternative is a licensed conveyancer, who is a specialist who focuses solely on property transactions.
Using a qualified professional protects you from significant risks: undisclosed charges on the property, boundary disputes, missing planning permissions, and errors in the transfer documents that could be costly or even impossible to reverse later.
What does a conveyancing solicitor actually do?
When you instruct a conveyancing solicitor, they will typically:
- Check the title deeds and confirm the seller legally owns the property
- Carry out local authority, environmental, and water searches
- Review the draft contract sent by the seller’s solicitor
- Raise enquiries about any issues found during searches
- Advise you on any leasehold terms, covenants, or restrictions on the property
- Manage the exchange of contracts (at which point the sale becomes legally binding)
- Handle the transfer of funds on completion day
- Register your ownership with HM Land Registry
If you are selling, the process is broadly similar but in reverse — your solicitor prepares the contract pack, responds to the buyer’s enquiries, and manages the discharge of any existing mortgage.
How long does conveyancing take?
On average, conveyancing in England and Wales takes between 8 and 12 weeks from the date an offer is accepted to completion. This can be shorter for straightforward transactions with no chain, or significantly longer if there are complications — leasehold properties, a long chain, mortgage delays, or issues found during searches can all add time.
Leasehold conveyancing typically takes longer than freehold because of the additional enquiries that need to be raised with the freeholder or managing agent.
How much does conveyancing cost?
Conveyancing costs fall into two categories: solicitor fees and disbursements (third-party costs the solicitor pays on your behalf).
Solicitor fees for a standard residential purchase typically range from £800 to £1,500 plus VAT, depending on the property value, whether it is leasehold or freehold, and the complexity of the transaction. Many solicitors now offer fixed-fee conveyancing, which makes budgeting easier.
Disbursements include:
- Local authority search: £100–£300
- Land Registry fee: £20–£500 depending on property value
- Stamp Duty Land Tax (SDLT): varies by purchase price and buyer status
- Bank transfer fee: £20–£50
- Environmental and drainage searches: £30–£60 each
How to find a conveyancing solicitor
When choosing a conveyancing solicitor, look for:
- SRA regulation — all solicitors in England and Wales must be regulated by the Solicitors Regulation Authority
- Experience in your property type — leasehold, new build, shared ownership, and auction properties each have different requirements
- Clear fee structure — get a written quote that includes disbursements, not just the headline solicitor fee
- Communication — slow responses can delay a transaction; ask how they keep clients updated
My Legal Hub lets you search for verified conveyancing solicitors and property lawyers across the UK and internationally. All professionals are checked against their regulatory body before listing — so you can search with confidence.