What Is Conveyancing? It is the legal process that transfers ownership of a property from the seller to the buyer. In England and Wales, it covers title checks, searches, enquiries, exchange, completion and registration.
The work often sits quietly behind the mortgage and survey, but it determines whether the buyer receives good legal title and whether the lender can release its funds.
What Is Conveyancing?
Conveyancing is the legal and administrative work required to transfer land or property between owners. It also checks the rights, restrictions and obligations attached to the property before the buyer becomes legally committed.
The seller’s representative prepares the contract papers. The buyer’s conveyancer reviews the title, orders searches, raises enquiries, reports on the legal position and deals with the lender’s instructions. After completion, the new ownership and mortgage are registered at HM Land Registry.
Who can carry out the legal work?
A buyer can instruct a solicitor, a licensed conveyancer or another appropriately authorised legal professional. The provider should be regulated and, where a mortgage is involved, acceptable to the lender.
Solicitors and most solicitor firms in England and Wales are regulated by the Solicitors Regulation Authority. Licensed conveyancers and specialist practices can be checked through the Council for Licensed Conveyancers. The quotation should explain what is included, which charges are estimates, who will handle the file and how progress will be reported.
What happens after an offer is accepted?
The conveyancer opens the file, confirms identity and source-of-funds information, obtains the contract papers and begins the legal checks. The buyer is not legally committed merely because the offer has been accepted.
The contract usually records the price, property, fixtures and fittings, completion arrangements and rights or restrictions. The title and mortgage conditions are reviewed, then enquiries are raised about matters such as planning documents, alterations, boundaries, guarantees, disputes or inconsistencies in the papers.
Which property searches are usually required?
A purchase commonly involves local authority, water and drainage, and environmental searches. Other searches may be recommended because of the property’s location, history or lender requirements.
These three searches are the usual starting point for most transactions. Searches examine records and risks connected with the land and area. They are not the same as a survey of the building’s condition or the lender’s valuation.
How long does conveyancing take?
There is no dependable fixed timescale. The transaction depends on documents, searches, enquiries, finance and every linked sale or purchase in the chain.
Current government guidance says the overall process of buying a home takes about five months on average, while the government’s 2026 reform roadmap describes around 120 days from accepted offer to completion. These figures are market-level indicators, not promises. Leasehold information, title defects, probate, lender conditions and delayed searches can all extend an individual transaction.
What does conveyancing cost?
Conveyancing cost is made up of the legal fee and payments made to third parties. A quotation should separate those items and explain which figures may change.
| Cost category | What it covers | What should be checked |
|---|---|---|
| Legal fee | The conveyancer’s professional work | Whether leasehold, lender and additional work are included |
| Searches | Reports from public bodies and data providers | Which searches are required and whether the price is estimated |
| Land Registry | Registration and official title services | The application type, property value and submission method |
| Transfer charges | Sending completion funds and related administration | Whether each charge is included in the headline quotation |
| Leasehold information | Management, service charge and freeholder documents | Who charges the fee and whether more documents may be needed |
HM Land Registry fees vary with the application, transaction value and submission method. Stamp Duty Land Tax is separate from the conveyancer’s fee, although the conveyancer commonly submits the return and arranges payment. Oakstead Finance’s guide to Stamp Duty bands and bills explains the wider tax position.
What happens at exchange and completion?
Exchange makes the sale contract legally binding, while completion transfers the money and ownership. The dates can be separated or occur on the same day.
Before exchange, the conveyancer should be satisfied with the title, searches, replies, mortgage offer and contract. The contract determines the deposit and consequences of default; one deposit percentage should not be assumed for every case. On completion, funds are transferred, the keys are released and the conveyancer deals with tax and registration work.
What does conveyancing involve for a leasehold purchase?
Leasehold conveyancing includes reviewing the lease and building-management information as well as the registered title. This usually creates more documents, enquiries and third-party involvement than a straightforward freehold purchase.
The conveyancer may examine the remaining term, ground rent, service charges, reserve funds, insurance, planned works, restrictions and consents. A lease approaching or below 80 years requires particular attention under the current framework, while lenders apply their own minimum-term rules. The conveyancer should confirm the law and lender position before exchange.
Can a buyer do the conveyancing personally?
A person can carry out personal conveyancing in some circumstances, but that does not make it suitable for most purchases. HM Land Registry warns that the process is legally complex and mistakes can be costly.
Its current guidance also states that most lenders insist on a conveyancer where a mortgage is involved. A professional carries insurance and can give legal advice that HM Land Registry, an estate agent or a mortgage broker cannot provide.
How do the broker and conveyancer roles differ?
The mortgage broker deals with finance, while the conveyancer deals with the legal transfer and the lender’s legal instructions. The roles overlap operationally but not professionally.
A broker can supply mortgage documents and help identify an outstanding lending condition. The conveyancer advises on title, contracts, searches and legal risk. Oakstead Finance’s guide to what happens after an offer is accepted places both roles within the wider purchase process.
In Summary
What Is Conveyancing? It is the legal framework that turns an accepted offer into registered ownership. It covers the contract, title, searches, enquiries, mortgage requirements, exchange, completion and registration.
The process can take months because it depends on sellers, lenders, search providers, managing agents and connected transactions. Buyers should take independent legal advice from a regulated conveyancer and independent mortgage advice where borrowing is involved. No buyer should exchange until the appointed legal professional confirms that the buyer is ready to become legally bound.
Frequently Asked Questions
The answers below cover the questions most commonly raised between an accepted offer and completion.
What is conveyancing in simple terms?
Conveyancing is the legal work that transfers property ownership from seller to buyer. It includes title checks, searches, enquiries, contracts, completion and registration.
Does a buyer need a solicitor or licensed conveyancer?
A regulated legal professional is strongly advisable. Most mortgage lenders require a conveyancer who is acceptable to the lender.
How long does conveyancing take?
There is no guaranteed period. Documents, searches, enquiries, mortgage conditions, leasehold information and the property chain all affect timing.
What is the difference between exchange and completion?
Exchange makes the contract legally binding. Completion is when the purchase money is transferred and ownership passes to the buyer.
Which searches are normally ordered?
Local authority, water and drainage, and environmental searches are common. The conveyancer may recommend others according to the property and location.
Can either party withdraw after exchange?
Withdrawal after exchange is normally a breach of contract and can create serious financial consequences. The precise position depends on the contract.
Why can conveyancing be delayed?
Common causes include missing documents, unanswered enquiries, search delays, lender conditions, leasehold information, title issues and transactions in a chain.
Is a lender’s valuation the same as a survey?
No. A lender’s valuation is primarily for the lender’s security decision. A survey considers the property’s physical condition for the buyer.
Is conveyancing required for a remortgage?
Legal work is usually needed when a mortgage moves to a new lender because the old charge must be addressed and the new charge registered.
What happens if the purchase fails before exchange?
Before exchange, the parties are usually not legally bound to complete in England and Wales. The buyer may still lose money spent on legal work, searches, valuation or survey costs.
A clear conveyancing file protects the buyer long after moving day. Oakstead can deal with mortgage requirements, while the appointed conveyancer remains responsible for legal advice and the transfer of ownership.
