Conveyancing Process: What Happens When You Buy

The conveyancing process in the UK ensures the legal transfer of property ownership from seller to buyer. It begins after your offer is accepted and ends when the purchase is registered with the Land Registry. Here’s a quick summary of the key steps and costs:

• Choose a Conveyancer: Compare quotes from solicitors or licensed conveyancers. Costs can vary.
• Get a Mortgage Agreement in Principle (AIP): Shows sellers your borrowing capacity and strengthens your position.
• Understand Costs: Budget for additional expenses like Stamp Duty, surveys, and moving costs – up to 15% of the property’s value.
• Legal Work After Offer Acceptance: Your conveyancer handles searches, contract reviews, and title checks. This stage takes 8–12 weeks.
• Exchange Contracts: This makes the sale legally binding. You’ll pay a deposit (usually 10% of the property price).
• Completion Day: Ownership transfers to you, and you collect the keys. Ensure funds, insurance, and final checks are in place.

On average, the process takes 12–16 weeks and costs around £1,474. Delays can occur due to searches, mortgage approvals, or chain-related issues, so preparation is key. Protect yourself from risks like gazumping by acting promptly and securing agreements early.

Tip: Organise your documents, choose reliable professionals, and stay proactive to avoid common pitfalls.

Conveyancing Process | What You Need To Know (UK)

1. Before Making an Offer: Getting Ready to Buy

Before diving into the property market, preparation is your best ally. Sellers and estate agents are far more likely to take you seriously if you come ready with the essentials. Here’s what you need to sort out before making an offer.

Choosing a Conveyancer

One of your first steps is selecting a solicitor or licensed conveyancer to handle the legal aspects of your purchase. Solicitors have more extensive legal training and can address complex issues, while licensed conveyancers focus solely on property law. Both are qualified, so your decision often hinges on cost and service preferences.

Get quotes from a few firms to compare costs accurately.

“Services should be clearly advertised. How much is it going to cost? Will it cost more if there are complications? Will there be charges if it falls through? Make sure to read all quotes carefully, if two are charging for an extra product and service, check that the third isn’t hiding it in the small print.”
– Alison Roberts, Legal and Compliance Director at a national conveyancing firm ^[4]

Before finalising your choice, check if your mortgage lender has an approved panel of conveyancers. If your chosen firm isn’t on the list, you could face an extra £200 in representation fees ^[3].

Look for firms offering online tracking systems that let you monitor the progress of your purchase. Some even provide digital ID checks and real-time updates through dedicated portals. Also, confirm there’s a backup contact in case your main conveyancer becomes unavailable ^[2].

To ensure quality, verify that your conveyancer is registered with The Law Society (for solicitors) or the Council for Licensed Conveyancers. Customer reviews on platforms like Trustpilot can also offer valuable insights ^[2][4].

Once you’ve chosen your conveyancer, the next step is securing your borrowing capacity with an AIP.

Getting a Mortgage Agreement in Principle

A mortgage agreement in principle (AIP), sometimes called a decision in principle or mortgage promise, shows sellers how much you could potentially borrow ^[5][7]. While it’s not a guaranteed offer, it’s a strong indicator of your buying power.

Apply for an AIP before you start house hunting. The process is quick – online applications usually take 10–15 minutes, with decisions often delivered within an hour ^[5][6]. Most AIPs remain valid for 60–90 days, giving you plenty of time to find a property ^[7].

Having an AIP boosts your credibility with estate agents, helps you set a clear budget, and reduces the risk of a sale falling through ^[5][6][7]. Before applying, review your credit report for errors and gather essential documents like recent payslips, bank statements, and details of your regular expenses. Most AIP applications only involve a soft credit check, so it won’t affect your credit score ^[5][6].

You can apply directly through banks and building societies or work with a mortgage broker who can compare deals across multiple lenders. An AIP can streamline the buying process and strengthen your position when negotiating with sellers.

Working Out Your Total Costs

Buying a property involves more than just the deposit. Some experts recommend setting aside up to 15% of the property’s value to cover additional expenses. For the average UK home priced at £281,000, buyers could face over £5,000 in fees – and this figure can double if you’re selling and buying at the same time ^[8][9].

Here’s a breakdown of the key costs:

• Stamp Duty Land Tax (SDLT): This is often one of the biggest expenses, ranging from 0% to 12% of the property’s value, depending on the price and your circumstances. First-time buyers may qualify for relief on properties up to £300,000, so check the latest thresholds ^[8].
• Survey Costs: A basic mortgage valuation costs between £150 and £800. A Level 2 Homebuyer Survey starts at around £400, while a more detailed Level 3 Building Survey begins at about £600. Choose based on your property’s condition and age, not just the price ^[8].
• Mortgage Fees: Expect to pay a booking fee (£100–£200), arrangement fees (£1,000–£2,000+), and account fees (£100–£300). Check if any fees are refundable if your application doesn’t proceed ^[8].
• Moving Costs: Basic removal services start at £400, but full-service options can exceed £1,000. Get multiple quotes and ensure the service is insured. Additional costs might include temporary storage (£22 per week for a 50-square-foot unit) and mail redirection (from £36) ^[8].
• Insurance: After exchanging contracts, buildings insurance is essential. On average, it costs about £298 per year, with contents insurance adding around £132 annually. Some lenders require buildings insurance to be active from the exchange date, not just completion ^[8].
• Local Searches: Your conveyancer will arrange local searches (around £250–£400) and electronic transfer fees (£25–£50). These uncover potential planning issues, environmental risks, or local authority matters that could affect your property ^[8].

To save money, compare quotes for surveys, removals, and insurance. Finding the right balance between cost and reliability can make a big difference.

Taking these steps will set you up for the next stages of the buying process.

2. After Your Offer Is Accepted: Starting the Legal Work

Once your offer is accepted, the focus shifts to the legal process, which your conveyancer will manage from this point until completion. On average, this process takes around 8–12 weeks, but for more complex cases, it can stretch to 12–16 weeks ^[15].

Your conveyancer’s first steps include reviewing property details, conducting essential searches, raising any necessary inquiries, and managing your mortgage arrangements. They will also examine the title deeds and other documents from the seller to confirm legal ownership. This groundwork ensures the property transfer proceeds smoothly.

Contract Preparation and Identity Checks

At this stage, you’ll need to complete identity and anti-money laundering checks ^[1]. To do this, you’ll be required to provide several key documents, such as:

• Proof of identity: A passport or driving licence
• Proof of address: A recent utility bill or council tax statement
• Proof of funds: Bank statements showing your deposit
• Mortgage offer: Once issued by your lender

Having these documents organised and ready can help avoid unnecessary delays. It’s a good idea to categorise and copy them in advance.

Meanwhile, the seller’s solicitor will prepare the contract pack. This typically includes documents like the TA6 Property Information Form and the TA10 Fittings and Contents Form. The TA6 form provides details about the property’s history, such as disputes, alterations, or planning permissions. The TA10 outlines which fixtures and fittings are included in the sale.

Once your identity is verified and the contract details are reviewed, your conveyancer will arrange for property searches to be carried out.

Property Searches and Surveys

Surveys assess the property’s condition, while searches help uncover any legal or environmental risks.

Property searches are essential for identifying risks and gathering key information about your new home. Costs for these searches generally range from £200 to £450, depending on your location and the number of checks required.

• Local authority searches (£50–£250): These check for planning applications, building regulations compliance, and any local development plans that might impact the property.
• Environmental searches (around £50): These identify risks like flooding, contamination, or ground stability issues.
• Water and drainage searches (£50–£100): These confirm details about water supply, sewerage connections, and any plans from the water authority.
• Mining searches (£25–£120): Crucial in areas with a history of mining activity.

The Environment Agency estimates that one in six properties in England and Wales is at risk of flooding, making environmental searches particularly important.

Property surveys, conducted by qualified surveyors, focus on the structural condition of the building. Costs for these surveys range from £400 to £1,500, depending on the level of detail required ^[14]. These surveys are typically done after your offer is accepted and can highlight any structural issues or necessary repairs.

Timing is a critical factor here. Delays in receiving search results can disrupt your timeline, so it’s wise to ask about expected timescales before instructing professionals – especially if you’re working towards a specific moving date ^{[15] [14]}.

Surveys and searches are a vital part of the conveyancing process, offering insights into the property’s condition and uncovering potential risks. Your conveyancer will oversee these tasks and review the findings. If any issues arise, you may have the opportunity to renegotiate the price or request that the seller address specific problems before completing the purchase.

3. Exchanging Contracts: Making the Deal Legally Binding

Exchanging contracts is the point where your property purchase becomes legally binding, locking both you and the seller into the agreement ^[17]. From this moment, walking away isn’t an option without facing hefty financial consequences.

Typically, contracts are exchanged 8–12 weeks after your offer is accepted, once all searches, surveys, and mortgage arrangements are finalised. This process usually takes place between 10am and noon ^[18][20]. At this stage, you’ll review the final contract and pay your deposit – key steps to officially sealing the deal.

This legal commitment works both ways. If you pull out after the exchange, you could lose your deposit and face additional costs. On the flip side, if the seller backs out, you’re entitled to your deposit back, with interest, and may also claim compensation for expenses like solicitor fees.

Checking the Contract Details

Before contracts are exchanged, your conveyancer will send you the final version for review. This is your last chance to address any concerns or clarify anything that seems unclear ^[18]. While your conveyancer ensures the documents match the agreed terms, it’s still wise to double-check a few key areas yourself:

• Title deeds and ownership: Confirm the seller has the legal right to sell the property and check for any restrictions or covenants that could impact its use.
• Property boundaries: Ensure these align with what you observed during viewings and the survey findings.
• Fixtures and fittings: Verify that the listed items – like wardrobes, light fittings, or garden sheds – match what you agreed to purchase.

The contract will also specify the completion date, which is when you’ll receive the keys and take legal ownership. Typically, this date is set 7 to 14 days after the exchange.

To avoid any last-minute hiccups, it’s helpful to have a checklist. Ensure all surveys and searches are complete and satisfactory, confirm your written mortgage offer is secured, make sure the deposit funds are in your solicitor’s account, and agree on the completion date. Also, double-check that the fixtures and fittings align with your expectations ^[18].

“Exchanging contracts means you are legally committed to buying the property so you have to make sure you have everything in place beforehand so that nothing can go wrong.” – Angela Kerr, Director, Editor ^[20]

Paying Your Deposit

Once the contract details are finalised, the next step is paying your deposit. This is usually 10% of the property’s purchase price, though it can sometimes be negotiated down to 5%. The funds must be transferred to your solicitor’s account before the exchange.

When transferring your deposit, always verify your solicitor’s bank details verbally with a second contact at their office to avoid fraud. After the exchange, your solicitor will send the deposit to the seller’s solicitor, who will hold it securely in a client account until the completion date.

If you decide to withdraw after the exchange, the seller is entitled to keep your deposit and may even claim additional damages for any losses incurred. However, if the seller pulls out, you’ll get your deposit back with interest and can also claim compensation for solicitor fees and other expenses.

It’s also crucial to arrange buildings insurance from the exchange date, as you become legally responsible for the property from that point ^[18].

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4. Completion Day: Getting the Keys

Completion day is the final milestone in your property-buying journey – the point when ownership officially transfers from the seller to you. This usually happens 7 to 28 days after exchanging contracts, and it’s the day you finally get the keys to your new home. To keep things running smoothly, stay organised and prepared. If there’s no chain involved in your purchase, completions often happen around 11am, though the absolute deadline is typically 5:30pm, when the CHAPS banking system and conveyancer offices close. This day is the culmination of all your legal and financial groundwork.

What Happens on Completion Day

On the morning of completion day, your conveyancer will arrange the transfer of funds to the seller’s conveyancer to finalise the purchase ^[28]. Once the funds are confirmed, the legal ownership is transferred, and you can collect your keys from the estate agent.

Make sure all funds are ready in advance, including the remaining purchase price, solicitor fees, Land Registry fees, and Stamp Duty ^[32]. If you’re using a mortgage, confirm with your lender that the funds will be sent to your conveyancer on time.

Keep your phone close by, as your estate agent or conveyancer might need to contact you for any last-minute updates. A quick call to your conveyancer early in the day can also help ensure everything stays on schedule ^[30].

The seller is required to vacate the property by the agreed completion date ^[29]. Meanwhile, your conveyancer will handle the final steps of registering your ownership with the Land Registry ^[29].

It’s also important to have your insurance in place. Buildings insurance should already be active from the exchange of contracts, and you should arrange for contents and home insurance to start on the completion date ^[30].

While most completions go smoothly, occasional hiccups like bank delays, removal issues, or disputes over fixtures can occur. To minimise potential problems, transfer funds to your solicitor a day early, thoroughly vet removal companies, and confirm which fixtures and fittings are included in the sale ahead of time.

Tasks After Completion

Once you’ve got your keys, there are a few essential tasks to tick off to settle into your new home. Start by taking meter readings at both your old and new properties to ensure accurate utility billing and avoid disputes.

Next, inspect your new home thoroughly. Check the heating, confirm all agreed fixtures and fittings are in place, and ensure the property matches the survey’s findings. If anything seems off, notify your solicitor immediately.

Your conveyancer will also complete the legal process by updating the Land Registry to officially register you as the owner ^[29].

Don’t forget to update your address with banks, employers, and other key institutions. You might also want to set up mail redirection through Royal Mail to avoid missing important correspondence ^[30].

Although most of the paperwork is handled for you, your conveyancer will still need to submit your Stamp Duty Land Tax return and finalise other documents with HM Land Registry. These formalities can take several weeks, but they don’t require your active involvement.

Finally, keep all property-related documents in a safe place. This includes contracts, survey reports, and warranty details, as they may be needed for insurance claims or when you decide to sell the property in the future.

5. Problems to Watch Out For and How to Avoid Them

Conveyancing isn’t always straightforward, and knowing what could go wrong can spare you a lot of hassle and expense. With 1 in 3 house sales collapsing in 2023 ^[36], understanding potential pitfalls and how to sidestep them is key to safeguarding your investment and ensuring the process stays on track.

Preventing Delays

The conveyancing process generally takes between 12 and 16 weeks ^[36], but issues can easily stretch this timeline. One frequent cause of delays is errors in documentation. Missing or incorrect paperwork can bring everything to a standstill, so it’s crucial to double-check all documents and consult your conveyancer if you’re unsure about anything. Replacing missing documents can also be time-consuming, so ensure everything is in order early on.

Mortgage approvals are another common sticking point. To avoid delays, apply for your mortgage early, provide all required documents promptly, and follow up regularly. Getting a mortgage agreement in principle before making an offer can give you a head start and strengthen your position.

Property searches can also drag out the timeline, especially for leasehold properties. For instance, Leasehold Property Enquiries (LPE1) typically take 54 days to complete ^[36]. To speed things up, instruct your conveyancer to begin local searches as soon as your offer is accepted. If delays persist, ask whether a ‘personal local authority search’ conducted by a search company might be faster. For leasehold properties, ensure your conveyancer requests the LPE1 promptly and pay any associated fees quickly to keep things moving.

Chain-related delays are another hurdle. Keeping communication clear and maintaining a short chain can help reduce the risk of hold-ups.

Survey results can sometimes throw a spanner in the works, too. If your survey highlights issues, consider getting repair quotes or asking the seller to address the problems before completion. Alternatively, you could use the findings to negotiate a lower price. For more serious concerns, such as damp, it’s wise to seek further assessment from a specialist.

Once you’ve done everything possible to minimise delays, the next step is protecting yourself from gazumping.

Protecting Yourself from Gazumping

While delays can slow things down, gazumping – where a seller accepts a higher offer after agreeing to yours – can completely derail your plans ^[38][39]. This practice is legal in England and Wales until contracts are exchanged, so acting quickly is essential. The shorter the gap between agreeing on terms and exchanging contracts, the lower the risk of gazumping ^[40].

Having a mortgage agreement in principle before making an offer can make you a more attractive buyer, especially if you’re not paying in cash ^[39]. Building a good rapport with the seller through prompt and clear communication can also help you stand out as a serious buyer.

You might also ask the seller to take the property off the market once your offer is accepted ^[39][40]. Negotiating a lock-out agreement, which grants you exclusive rights to purchase the property within a set timeframe, can provide additional security ^[39][40].

Home Buyers Protection Insurance is another option. Starting at around £74, this insurance can cover expenses like conveyancing and survey fees if the sale falls through. Those who claimed in 2023/24 received an average of £975 ^[39].

If you do face gazumping, consider whether you can make a higher counter-offer. Highlighting your strengths – such as being a first-time buyer with no chain, offering flexibility on moving dates, or other appealing factors – can sometimes tip the scales in your favour.

It’s worth noting that gazumping is far less of a concern in Scotland. Once an offer is accepted there, sellers are legally bound not to entertain other offers ^[38].

Conclusion: Your Conveyancing Journey

At first glance, the conveyancing process might feel overwhelming. But breaking it down into clear steps – like selecting the right conveyancer, securing a mortgage agreement in principle, exchanging contracts, and finally collecting your keys – helps you stay in control of your property purchase. With proper preparation and expert guidance, it’s possible to navigate the process smoothly while sidestepping common issues.

Thanks to advancements in technology, conveyancing has become more efficient than ever. Fletcher Longstaff’s award-winning digital services are a prime example, offering features like 24/7 case access, real-time updates, and digital document completion. These innovations mean there’s no need to visit an office in person, saving you time and hassle ^[43].

We offer a fixed-fee structure and ‘No Completion, No Fee’ guarantee and have earned a stellar 5.0 rating on Trustpilot from over 1,000 reviews and a 100% client recommendation rate on ReviewSolicitors ^{[43][44][45].}

Clients often praise Fletcher Longstaff for their professionalism, patience, and clear communication – even in the trickiest of cases ^[45].

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