Thinking that conveyancing solicitors are only involved in the paperwork when buying a property isn't uncommon. In reality, conveyancers do far more than this. They transfer the title deeds, arrange searches, and can offer helpful legal advice when issues come up in a survey.
Here we break down the different types of conveyancing professional and what they do. So you have everything you need to choose a great conveyancer and fully understand what you need them to do for your property purchase.
What is a conveyancing solicitor?
A conveyancing solicitor is a fully qualified practising solicitor who can undertake the conveyancing process on your behalf. They'll generally have wider training in other areas of the law.
This extra knowledge might be useful if you're dealing with other legal matters at the same time as buying a home. A good example of such legal matters includes drawing up your will. In England and Wales, all practising solicitors are registered with the Law Society. Conveyancing solicitors are regulated by the Solicitors Regulation Authority (SRA).
Note that solicitors in Scotland are overseen by the Law Society of Scotland. Their conveyancing process differs from the rest of the UK.
Licensed conveyancers
With the rise in home ownership in the 1980s, a law change meant that conveyancing could also be carried out by specialist lawyers. Conveyancers who are specialist lawyers are identified as “licensed conveyancers”.
Licensed conveyancers do not have the same experience in other aspects of law like solicitors. They are qualified lawyers who deal exclusively with property law.
They operate under a different regulatory framework from conveyancing solicitors, called the Council for Licensed Conveyancers. They are responsible for setting and maintaining professional standards in the industry.
DIY conveyancing
You might be surprised to learn that anyone can act as a conveyancer. Legally, nothing prevents homebuyers carrying out the legal process themselves although no mortgage lender will allow this so you would need to be a cash buyer.
DIY conveyancing is not a route we would recommend. the process is complicated and the risk of getting something wrong is incredibly high. Missing certain elements in a contract or following up on a property search could mean issues with the property. Your rights as an owner could potentially be missed too.
With what's likely to be the biggest purchase of your life, it's not worth taking the risk, is it?
What does a conveyancing solicitor do?
Your conveyancing solicitor will carry out different tasks depending on whether you buy a house, sell one, or both.
Their main role is to ensure that the transaction goes through legally, and to deal with all the small details. A conveyancing solicitor will carry out local searches and confer with the seller/buyer's solicitors. But organising a completion date for you is just the start. They keep the process going, update you on next steps and are there to answer your questions and concerns.
It makes sense to use the same conveyancing solicitor for both buying and selling. This way, they can help co-ordinate the timeline of your move.
The initial stages
The ball starts rolling once you have agreed a purchase price and the buyer’s offer has been accepted. Remember that accepting an offer isn’t legally binding for either party until contracts are exchanged. Overall, the conveyancing process often takes 8-12 weeks.
As a seller
Once you have found and instructed a conveyancer, they will request the property’s title deeds. If you own your property outright, you may hold these yourself or have them lodged with a solicitor.
If you have a mortgage, then the deeds will be held by the lender and your conveyancer will request them from the lender directly.
Following dematerialisation of title deeds mortgage lenders would have returned any title deeds to the homeowners for safe keeping. If the property is registered the Land Registry should hold all documentation electronically and title documents can be downloaded to issue draft contracts for approval.
Your conveyancer will also ask you to check and approve the property information form. The form outlines everything that will be included in the draft contract.
The conveyancer will also liaise between the buyer’s solicitor and yourself. This will be with regard to any queries or concerns from the buyer’s end about the property. Such things could include things like any items to be involved in the sale.
As a buyer
Your conveyancing solicitor will help work with your mortgage lender. They'll support you on working out whether you have to pay Stamp Duty Land Tax, and will carry out searches on the property. These will tell you certain things about the area and confirm your purchase is as expected.
From drafting contracts to completion
The exchange of contracts makes the sale legally binding; however, there are a number of stages to this process.
Your conveyancer will first provide a draft contract for you to agree and sign. The draft will outline the Particulars of Sale, Conditions of Sale and the agreed date of completion. The completed draft contract is then sent to the buyer’s conveyancer. Once this has been approved by everyone, the contract will be drawn up for you to sign.
Once signed, the conveyancers will exchange contracts. This is also the stage at which the buyer’s deposit will be transferred.
On the date of completion, the buyer's conveyancer will arrange the transfer of any outstanding money. This is when the property is legally transferred to the new owner and the money will go to the seller's solicitor. The completion date is also usually the date the seller needs to be out of the property. The keys will need to be given to the estate agent to hand on to the new owners.
You can learn more in our 'stages of the conveyancing process' guide.
Choosing a conveyancer
Conveyancing solicitors and licensed conveyancers are capable of dealing with the conveyancing process when you purchase a new property. If you're going to seek legal advice on other topics as well as the property transaction, then a conveyancing solicitor may be a better choice for you.
We've made it easy to help you find the perfect conveyancer for you. Have a look at our guide to 'choosing an excellent conveyancer' and our 'top questions to ask your conveyancer'.
Then, when you're ready, you can easily compare conveyancing quotes and reviews on our site!
Conveyancing solicitor FAQs
What is the average cost of a conveyancing solicitor?
On reallymoving the average cost of conveyancing services is around £2,037 including fees and disbursements. For a First Time Buyer, the average costs is £1,314*
Do I need a conveyancing solicitor to buy a house?
Although it is not compulsory that you hire a conveyancing solicitor when purchasing a property, it is not recommended to do your conveyancing yourself.
Licensed conveyancing solicitors have an extensive knowledge and will be able to spot things that you might miss that might result in costly mistakes. They will also have negligence insurance if anything does slip through the cracks whereas without this insurance you could be held liable for any errors.
How long does conveyancing take?
The average time frame for conveyancing is 8-12 weeks. This can depend on factors such as the complexity of the property chain and survey results.
What is checked during conveyancing?
During the conveyancing process your conveyancing solicitor will carry out property searches.
The main searches that are required by mortgage lenders are:
- Local Authority search
- Environmental search
- Water and Drainage search
If you are in a coal mining area, then it is also compulsory to get a coal mining search.
If issues are found during these checks, then further searches can be carried out.
Your Conveyancing Solicitor will also check the title deeds for the property and Property Information Forms supplied by the seller’s solicitor. Enquiries will be raised to clarify any legal points and responses provided by the seller.
When should I get a conveyancing solicitor?
You should instruct a conveyancing solicitor as soon as your house offer has been accepted. It can help to research and compare solicitors when you have found a property that you are interested in to get the process started as soon as possible.
Do solicitors charge if a house sale falls through?
The charge will depend on how far along the sale is and if your solicitor offers no sale, no fee. Even if you do have a no sale, no fee solicitor you may still have to pay for any disbursements.
* ​Based on data collected February 2024