Conveyancing explained: the legal steps of buying a home
Buying a new home is exciting, but there are several important legal steps to take before you get the keys. These steps are known as the conveyancing process.
Our comprehensive guide breaks down the legal process of buying a house, so you can feel more prepared and confident throughout your homebuying journey. From instructing a solicitor to the moment you can finally move into your new home, read on to learn more about the key conveyancing steps involved.
What is the conveyancing process?
Conveyancing is the legal process of transferring a property from the seller to the buyer. It begins the moment your offer is accepted and ends when all the legal steps are complete, including registering the property in your name.
During this time, your solicitor or conveyancer takes care of all the essential conveyancing steps, such as reviewing the draft contract, arranging property searches and transferring funds to complete your purchase.
The conveyancing process ensures there are no hidden issues or surprises before you take ownership of your new home. It’s a crucial safety net that gives you peace of mind.
How long does conveyancing take?
Conveyancing typically takes between 8 and 16 weeks, but this varies depending on your specific circumstances and the complexity of your purchase.
The process is often quicker for more straightforward purchases, such as buying a freehold home with no property chain.
Several factors can affect how long conveyancing takes:
- The type of property you’re buying (leaseholds usually take longer than freeholds due to additional legal checks)
- Any issues found during surveys or searches
- Communication delays between solicitors, estate agents or other parties
- Whether you’re part of a property chain
- How long your mortgage application takes
- How busy the market is at the time
Understanding these factors can help you set realistic expectations and plan accordingly.
Key stages of the conveyancing process
Every home purchase is different, but generally, most buyers follow the same fundamental conveyancing steps. While the legal side can feel daunting at first, remember that each step is in place to protect you and keep your homebuying journey on track.
1. Instruct a solicitor or licensed conveyancer
Once your offer has been accepted, you’ll want to choose a solicitor or licensed conveyancer to handle all the legal work involved in your purchase.
Your estate agent may recommend someone, but it’s worth looking into a few different options. The right solicitor can make or break your experience, so don’t feel pressured to go with the first name you’re given.
Before you decide, ask key questions like what types of properties they usually deal with and how they’ll keep you updated throughout the process. If you’re buying a new build, for example, look for a specialist who has experience with the extra checks and paperwork that come with brand-new properties.
Solicitor vs conveyancer – what’s the difference?
Both solicitors and conveyancers can guide you through the conveyancing process, including reviewing contracts, raising enquiries and arranging property searches.
Solicitors are qualified in broader areas of law beyond property. They’re a great choice for more complex cases, such as leasehold properties, homes with boundary disputes or other unexpected legal issues that could cause delays.
Conveyancers specialise in property law, making them a reliable option if your purchase is relatively straightforward. They’re usually more affordable but still fully qualified to support property transactions.
Do I need a solicitor or conveyancer?
While you’re not legally required to hire a professional, it’s highly recommended – and many mortgage lenders insist on it. Buying a home involves complex legal work, and a qualified professional can help keep everything on track.
A good solicitor or conveyancer will:
- Handle all the legal paperwork, ensuring nothing important is missed
- Carry out thorough searches on the property to identify any issues early on
- Negotiate with the seller or estate agent on your behalf when needed
- Manage all deadlines and payments to keep the process moving smoothly
- Register the property in your name with the Land Registry
- Provide expert advice and guidance throughout the entire process
They should also keep you informed every step of the way.
2. Review the draft contract and raise enquiries
Once your offer is accepted, the seller’s solicitor prepares a draft contract and supporting documents – known as the contract pack.
Your solicitor will carefully review all the key details, including the purchase price, deposit amount, completion date and the names of the buyer and seller.
Some of the main documents included in the contract pack are:
- Property Information Form (TA6) – provides essential details about the property
- Fittings and Contents Form (TA10) – clarifies what’s included in the sale
- Copy of the Land Registry title – confirms current legal ownership and shows whether the property is freehold or leasehold
- Energy Performance Certificate – shows the property’s energy efficiency rating
- Any relevant planning permissions or building regulations certificates – these confirm whether any building work or alterations were done legally and meet safety standards
Your solicitor will raise any questions or concerns on your behalf and help explain anything you’re unsure about. If you're not clear on something, don’t hesitate to ask. Buying a home is a big step, so it’s important to understand exactly what you’re committing to.
3. Consider getting a survey
Getting a survey isn’t technically part of the conveyancing process, but it’s a valuable step that helps you understand the condition of your potential new home before you commit to the purchase. It can highlight issues like structural damage, damp or any urgent repairs.
The ideal time to book a survey is after your offer has been accepted but before you exchange contracts, which is when your purchase becomes legally binding. This gives you enough time to resolve any issues and decide whether to proceed with the purchase.
Surveys are optional, but many buyers choose to get one for peace of mind. It’s important to note that arranging the survey is your responsibility – your solicitor won’t do this for you.
If the survey reveals any significant issues, your solicitor can discuss your options with you. This might include renegotiating the price or asking the seller to make repairs.
4. Conduct property searches
Your solicitor will carry out property searches to make sure there are no hidden issues with the home or the land it’s built on. These legal checks differ from a survey, which investigates the building’s physical condition, while searches focus on legal, environmental and planning matters.
The main property searches include:
- Land Registry search – verifies who legally owns the property and identifies any restrictions or charges
- Local authority search – checks planning permissions, nearby developments, road schemes and conservation areas
- Environmental search – looks at flood risk, land contamination or subsidence
- Water and drainage search – confirms how the property connects to the mains water supply and sewers
Additional searches
Depending on the property’s location, your solicitor might recommend extra searches:
- Mining search – checks for any past mining activity that could cause ground instability
- Chancel repair search – identifies whether you could be required to pay toward local church maintenance costs
- Railways search – reveals any plans for railway work or changes to train services that could affect property values
Working out which searches you need can feel overwhelming, but your solicitor will guide you through the process and let you know if any extra checks are required for your property.
5. Secure a mortgage offer
While your solicitor handles the legal work, you’ll need to finalise your mortgage offer.
During this time, your lender will arrange a mortgage valuation. This is a basic check to ensure the property is worth the amount you’re borrowing. Some lenders include it for free, while others may charge a small fee.
Once your mortgage is approved, your lender will send you a formal offer confirming how much they’re willing to lend and outlining all the terms and conditions of the loan. They'll also send a copy to your solicitor, who’ll review it and flag anything unusual.
How is a mortgage valuation different from a survey or search?
Many buyers confuse a mortgage valuation with a property survey or a legal search, but they’re not the same. A mortgage valuation only confirms the property's market value – it does not assess its physical condition or any legal or environmental risks.
6. Sign the contract
You’re ready to sign your contract when:
- You and your solicitor are happy with all the answers to your questions
- Your mortgage offer has come through from your lender
- You and the seller have agreed on a completion date, which is usually one to four weeks after you’ve exchanged contracts
- All legal checks and surveys are complete
At this stage, both you and the seller receive identical contracts to review and sign. Go through the final contract carefully with your solicitor. They’ll ensure all details are correct, including the purchase price, completion date and any special conditions that have been agreed upon.
Exchange contracts
Once you've signed, you're ready to exchange contracts. This is a significant moment – it means the sale is legally binding for both you and the seller. Your solicitors will exchange the signed contracts, and from then on, neither side can withdraw without incurring serious financial penalties.
You'll also need to pay your deposit at this stage, which is usually 10% of the purchase price.
What happens between exchange and legal completion?
Once you’ve exchanged contracts, you’re nearly at the finish line. There are still several important steps to complete before you can move in, but your solicitor will handle most of the legal work for you.
They’ll take care of things like:
- Requesting your mortgage funds from the lender
- Arranging secure fund transfers
- Confirming the exact completion date and time
- Preparing documents to officially transfer property ownership
- Carrying out final legal checks
In the meantime, you’ll need to:
- Set up home insurance – this is often a mortgage requirement and should be arranged once you exchange contracts
- Sign any final paperwork your solicitor sends you – this may include important documents like the transfer deed, which officially transfers ownership to you
- Prepare for your move – start packing and book a removals company if needed
- Ensure your funds are ready – your solicitor will need to access your remaining funds for transfer on completion day
- Update your service providers – notify your energy, broadband and other utility companies about your moving date and new address
7. Completion day
This is the final step in your homebuying journey. On completion day, your solicitor will complete any remaining administrative tasks and transfer the remaining funds to the seller’s solicitor. Once this payment is confirmed, the property is legally yours and you can collect the keys, usually from the estate agent.
What happens after legal completion?
After completion, your solicitor will wrap up any final payments and paperwork, including:
- Paying Stamp Duty
- Registering the property in your name with the Land Registry
- Sending you a receipt to confirm payment
- Providing you with your title deeds and other relevant documents
Understanding conveyancing costs
Basic solicitor fees usually cover services like reviewing contracts, managing payments and liaising with the seller’s solicitor. However, it’s always a good idea to check what’s included in the fee – some solicitors may charge extra for complex cases, such as leasehold properties.
Other conveyancing costs to plan for
On top of your solicitor’s fees, several additional charges may come up during the conveyancing process. These are often handled by your solicitor and included in your final bill.
Common additional costs include:
- Search fees
- Land Registry registration fee
- Stamp Duty
- Survey fees if you choose to get one
- Bank transfer fees for sending large sums of money
- ID verification fees
Tips for a smooth conveyancing process
You may not have control over how long the conveyancing process takes, but following these practical tips can help ensure everything runs as smoothly as possible:
- Respond to your solicitor promptly when they get in touch
- Keep your solicitor informed of any changes to your circumstances, contact details or mortgage status
- Be realistic about timelines and next steps
- Ask questions whenever you’re unsure about anything
- Check in regularly with your solicitor for progress updates and to keep the momentum going
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