How to Choose a Conveyancing Solicitor

Choosing a solicitor feels like a decision you should get right, yet most buyers make it based on whoever their estate agent recommends or whichever online quote looks cheapest.

Neither approach is ideal. Here's what actually matters when picking someone to handle the legal side of your biggest purchase.

Solicitor vs Licensed Conveyancer: What's the Difference?

First, let's clear up the terminology.

Solicitors are qualified lawyers regulated by the Solicitors Regulation Authority (SRA). They've trained broadly in law and may handle property as part of a wider practice.

Licensed conveyancers are property specialists regulated by the Council for Licensed Conveyancers (CLC). They focus exclusively on property transactions.

Both are:

• Fully qualified to handle your purchase
• Regulated and insured
• Required to follow professional standards
• Covered by compensation schemes if things go wrong

For a straightforward purchase, either works well. For complex situations—commercial elements, disputed boundaries, unusual lease terms—a solicitor with broader legal training might spot issues a property specialist wouldn't.

What to Look For

In my experience as a conveyancer, I saw the difference between good and poor conveyancers from the other side. Here's what separates them:

Proper Regulation

Check they're genuinely regulated:

• Solicitors: Search the SRA website (sra.org.uk) for their registration
• Licensed conveyancers: Search the CLC website (clc-uk.org)

Don't skip this step. Unregulated providers exist and offer no protection if things go wrong.

Property Experience

Ask how many residential purchases they handle annually. You want someone who does this regularly, not a general practice solicitor who handles one property transaction a month.

High volume isn't everything—you also want them to have capacity for your case. But experience means they've seen common problems before and know how to handle them.

Reviews and Recommendations

Look for reviews on:

• Google
• Trustpilot
• The SRA/CLC websites (for complaints history)

Personal recommendations from friends who've bought recently carry weight. Ask specifically about communication—did they feel informed throughout?

Communication Style

This matters more than most buyers realise. During the weeks of conveyancing, you'll have questions. A solicitor who takes days to respond to emails creates unnecessary stress.

When getting quotes, note how quickly they respond and how clearly they explain things. That's a preview of the service you'll receive.

Availability and Workload

Ask:

• Who will handle my case? (The person you're speaking to, or someone else?)
• What's your current workload like?
• How do you communicate updates?

A brilliant but overloaded solicitor may not serve you as well as a competent one with capacity.

Local vs Online: Which Is Better?

This is the question everyone asks. Here's the honest answer: both work, and neither is objectively better.

Local Solicitor Advantages

• Face-to-face meetings if you want them
• Knowledge of local council quirks and search times
• May spot area-specific issues
• Often more personal service
• Physically accessible if problems arise

Online/National Conveyancer Advantages

• Usually cheaper (lower overheads)
• Often more streamlined processes
• Case tracking portals
• Extended availability (some offer evenings/weekends)
• Works fine for straightforward purchases

When Each Makes Sense

Choose local if:

• You prefer face-to-face contact
• The property has complex local factors (listed building, unusual tenure)
• You're buying in an area with known issues (mining, flooding)
• This is your first purchase and you want more hand-holding

Choose online if:

• You're comfortable with digital communication
• The purchase is straightforward
• Price is a significant factor
• You want evening/weekend availability

Understanding Quotes: Comparing Like-for-Like

Here's where buyers get caught out. A quote that looks cheaper may cost more once you add everything up.

Legal Fees vs Disbursements

Every quote has two parts:

Legal fees — What the solicitor charges for their work. This is where they make their money.

Disbursements — Costs they pay on your behalf to third parties:

• Search fees (£250-£400)
• Land Registry fees (£95-£500 depending on price)
• Bank transfer fees (£25-£50)
• Various smaller fees

Some quotes include comprehensive disbursement estimates; others show only legal fees with "disbursements additional."

Fixed Fee vs Hourly

Most conveyancing is now fixed fee, which is better for you—you know the cost upfront.

If quoted hourly rates, be cautious. Complex purchases can escalate quickly, and you have no cost certainty.

What Should Be Included

A good quote includes:

• Legal fees for a standard purchase
• All standard searches
• Land Registry fees
• Bank transfer fees
• VAT (check if prices include this)

Hidden Extras to Ask About

Ask specifically whether these are included or extra:

• Leasehold supplement (if applicable)
• Mortgage lender fee (acting for your lender too)
• Gifted deposit work
• Help to Buy/shared ownership fees
• Expedited completion fee
• "Abortive" fee if the sale falls through

The cheapest headline quote often becomes expensive once extras are added.

Getting Proper Comparisons

Request quotes that include:

• Legal fees (including VAT)
• Complete disbursement estimate
• All supplements that apply to your situation
• Confirmation of what's NOT included

Then compare the totals, not just the legal fee headline.

Questions to Ask Before Instructing

Don't just accept a quote—ask these questions:

About Your Case

1. "Who specifically will handle my purchase?" — Get a name. You want to know who to contact.

2. "What's your realistic timeline for a purchase like mine?" — If they promise 6 weeks when you know council searches take 4, they're being optimistic.

3. "How will you communicate with me?" — Email? Phone? Portal? How quickly do you typically respond?

4. "What hours are you available?" — Important if you work standard office hours.

About Costs

5. "Is this quote fixed and complete?" — Confirm no hidden extras.

6. "What would increase this cost?" — Understand scenarios where fees might rise.

7. "What if the sale falls through?" — Some charge abortive fees; others don't.

About Experience

8. "How many purchases do you handle annually?" — You want experience, but also capacity.

9. "Have you handled purchases in this area before?" — Local knowledge helps.

Red Flags to Avoid

From my experience, these warning signs predict problems:

Very Low Quotes

If one quote is significantly cheaper than others, ask why. They may:

• Have hidden extras
• Use unqualified staff for most work
• Be volume-focused with poor service
• Cut corners on searches

Cheap conveyancing that causes delays or problems costs far more than paying slightly extra for quality.

No Clear Point of Contact

"Our team will handle your case" means nobody is personally responsible. You want a named individual who knows your file.

Poor Communication During the Quote Process

If they take a week to send a quote or don't answer questions clearly, that's how they'll behave during your purchase. Slow communication now means slow communication when timing matters.

Pressure to Instruct Immediately

Legitimate solicitors don't pressure you. If they're pushy about signing up, be wary.

No Property Experience

A family law solicitor who "also does conveyancing" isn't ideal. You want regular property work.

Estate Agent Kickbacks

Estate agents often recommend conveyancers because they receive referral fees—sometimes £200-£300 per referral. The recommended firm may be perfectly good, but the recommendation isn't unbiased. Get independent quotes to compare.

When to Instruct Your Solicitor

Timing matters more than people realise.

Before Your Offer Is Accepted

Having a solicitor ready means you can move immediately when your offer is accepted. This:

• Shows sellers and agents you're serious
• Removes delay at a critical moment
• Gets you ahead in competitive situations

You don't pay anything until you instruct them to start work.

Immediately After Offer Acceptance

Don't wait. Every day between offer acceptance and solicitor instruction is wasted time. The sooner they start, the sooner you complete.

Getting Quotes Early

Get quotes while you're viewing properties. Compare them, make your choice, and have contact details ready. When your offer is accepted, you can instruct within hours.

Should I use the solicitor my estate agent recommends?

Not necessarily. Estate agents receive referral fees for recommendations, so their suggestion isn't unbiased. The recommended firm might be excellent, but get independent quotes to compare. If the agent's recommendation is competitive and well-reviewed, that's fine—just don't choose them by default.

Can I change solicitor mid-transaction?

Yes, but it causes delay and may cost extra. Your new solicitor needs to get up to speed, and you'll likely pay fees to both. Only change if there's a serious problem—poor communication or genuine incompetence—not just frustration with normal conveyancing delays.

Do I need a solicitor in the same area as the property?

No. Conveyancing is done remotely, and searches are ordered online regardless of location. Local knowledge can help in some situations, but it's not essential for straightforward purchases.

What if I'm buying and selling at the same time?

Using the same solicitor for both transactions is standard and usually cheaper. It also makes coordination easier. Make sure their quote covers both transactions and ask about any linked-transaction discounts.

Making Your Choice

Choose your conveyancer based on responsiveness and reviews, not just price. A slow solicitor causes delays that cost more in stress and time than any fee savings. Your choice of solicitor affects your conveyancing experience more than any other single decision you'll make.