Conveyancing Explained: What Actually Happens

Your solicitor just used the word "conveyancing" and now you're searching for answers at midnight. Here's what you need to know.

Conveyancing is the legal work that transfers property ownership from one person to another. A solicitor or licensed conveyancer handles it for you (according to The Law Society's Conveyancing Protocol), and while the process might feel slow and mysterious, there's a logical sequence to everything that happens.

In my years as a conveyancer, the most common frustration buyers had was not understanding what was happening behind the scenes. Here's the breakdown—stage by stage, in plain English.

What Conveyancing Actually Is

Your solicitor checks that you're legally buying what you think you're buying, and that the seller can legally sell it.

This sounds scary but it's just thorough verification. Conveyancing protects you from:

• Buying a property with hidden debts attached to it
• Purchasing land you don't actually own (boundary disputes, missing rights)
• Missing planning problems like unauthorised extensions
• Inheriting restrictions that stop you using the property as intended
• Rights of way that let others walk through your garden

Without conveyancing, you'd hand over hundreds of thousands of pounds with no legal protection. The process exists to make sure the biggest purchase of your life is secure.

Solicitor vs Licensed Conveyancer

You'll see both terms used. Here's the difference:

• Solicitors are lawyers who've trained broadly in law and can handle property work, regulated by the SRA (Solicitors Regulation Authority)
• Licensed conveyancers specialise specifically in property law and are regulated by the CLC (Council for Licensed Conveyancers)

Both are regulated and insured. Both can handle your purchase perfectly well. In practice, choose based on reviews and communication style, not job title.

The Main Stages of Conveyancing

Every property purchase follows the same basic sequence:

Stage 1: Instruction and ID Verification

When: Days 1-3 after offer accepted

Your solicitor sends you:

• A welcome pack and fee agreement
• ID verification requirements (passport, proof of address)
• Source of funds questionnaire

You'll need to prove who you are and where your deposit money comes from. This isn't suspicion—it's anti-money laundering law that applies to everyone under the Consumer Rights Act 2015.

Stage 2: Searches Ordered

When: Week 1

Your solicitor orders searches from various authorities, including the Environment Agency and Local Authority. These check for issues that aren't visible in a survey—things like planned road schemes, flooding history, or contaminated land nearby.

More on searches below.

Stage 3: Contract Pack Received and Reviewed

When: Weeks 1-3

The seller's solicitor sends a contract pack containing:

• The draft contract
• Title documents (proof the seller owns the property)
• Property information forms (answers about the property's history)
• Fixtures and fittings list

Your solicitor reviews everything carefully.

Stage 4: Enquiries Raised

When: Weeks 2-4

Enquiries are questions your solicitor sends to the seller's solicitor. These clarify anything unclear or concerning from the contract pack.

Common enquiries include:

• Who built the extension and was it signed off?
• What's the situation with the shared driveway?
• Where are the guarantees for the new boiler?

The seller's solicitor must get answers from their client, which takes time.

Stage 5: Mortgage Offer Alignment

When: Weeks 3-6

Your solicitor checks that your mortgage offer aligns with the property and contract terms. The lender's conditions must be satisfied before they'll release funds.

Stage 6: Exchange of Contracts

When: Weeks 8-10

This is the point of no return. Before exchange, either party can walk away. After exchange, you're legally committed.

At exchange:

• Contracts are signed and "exchanged" between solicitors
• You pay your deposit (typically 10%)
• A completion date is fixed
• Neither party can back out without serious financial consequences

The weeks leading up to exchange often feel slow—and they often are. If you're frustrated by the pace, our guide on why conveyancing is slow explains what's actually happening behind the scenes.

Stage 7: Completion

When: Usually 1-2 weeks after exchange

On completion day:

• Your solicitor sends the purchase money to the seller's solicitor
• The seller's solicitor confirms receipt and releases the keys
• You become the legal owner

After completion, your solicitor registers your ownership with the Land Registry.

What Searches Are (And Why They Take Time)

Searches are investigations your solicitor makes with various authorities. They reveal information that surveys can't—legal and administrative facts about the property and surrounding area.

Local Authority Search

The most important search. It reveals:

• Planning permissions granted or refused
• Building control sign-offs (or lack of them)
• Whether the road is publicly maintained
• Tree preservation orders
• Smoke control zones
• Any financial charges on the property

Time: 5 days to 6 weeks depending on the council

Water and Drainage Search

This tells you:

• Whether the property connects to public water and sewerage
• Location of public drains (some may run through the garden)
• Who's responsible for maintaining drains

Time: Usually 3-5 days

Environmental Search

Checks for:

• Contaminated land (former industrial sites)
• Flood risk (increasingly important)
• Subsidence risk from ground conditions
• Radon levels in the area

Time: Usually 24-48 hours (these are commercial databases)

Optional Searches

Depending on location, your solicitor may also order:

• Mining search — Former mining areas (much of the Midlands and North)
• Chancel repair liability — Historic obligation to contribute to church repairs
• Commons search — Whether land is registered common land

What Enquiries Are

Enquiries (the questions your solicitor sends to the seller's solicitor) are where much of the detective work happens.

Property Information Form Queries

The seller completes a property information form covering:

• Boundaries and disputes
• Alterations and building work
• Utilities and services
• Guarantees and warranties

Your solicitor reads this carefully and asks follow-up questions about anything unclear or concerning.

Fixtures and Fittings Clarification

The fixtures and fittings form lists what's included in the sale. Your solicitor checks this matches your expectations and queries anything ambiguous.

Is the garden shed included? The fitted wardrobes? The light fittings?

Additional Queries

Based on the title documents and searches, your solicitor may raise specific enquiries about:

• Missing planning permission for extensions
• Unclear boundary ownership
• Historic covenants (old rules about what you can do with the property)
• Rights of way across the land

Why This Takes Time

The seller's solicitor can't answer these questions themselves—they need answers from their client. If the seller is busy, away, or disorganised, responses take time.

This is one of the most common causes of delay, and unfortunately, your solicitor can't control it.

Contract Review: What Your Solicitor Checks

Before you sign anything, your solicitor reviews the contract thoroughly.

Title Check

They verify that (per Land Registry requirements):

• The seller actually owns what they're selling
• The boundaries are clear
• There are no hidden debts or charges
• Any mortgages will be paid off on completion

Contract Terms

They check the standard conditions and flag anything unusual in special conditions. Red flags include:

• Unusually short completion deadlines
• Seller keeping rights to access the property
• Unclear responsibility for repairs
• Non-standard deposit arrangements

Your Sign-Off

Your solicitor will send you a "report on title"—a summary of everything they've found. Read this carefully. It's your chance to ask questions before committing.

The Money Flow: How Funds Transfer

Understanding how money moves on completion day removes a lot of anxiety.

Before Completion

In the days before completion:

• Your lender sends mortgage funds to your solicitor
• You transfer any remaining balance to your solicitor
• Your solicitor confirms they have all the money ready

On Completion Day

Typically between 9am and 2pm (using the CHAPS payment system for same-day clearance):

1. Your solicitor sends the full purchase price to the seller's solicitor
2. The seller's solicitor confirms receipt
3. They notify the estate agent to release the keys
4. You collect the keys and the property is yours

Where the Money Goes

From the purchase price:

• The seller's outstanding mortgage is repaid
• The seller's solicitor fees and estate agent fees are deducted
• The remainder goes to the seller

It's a carefully choreographed process that happens thousands of times every day.

Your Role in the Process

Conveyancing isn't just waiting—you have responsibilities too.

Documents You'll Provide

• ID — Passport or driving licence
• Proof of address — Utility bill or bank statement
• Mortgage in principle — Then the full offer
• Proof of deposit source — Bank statements showing where money came from
• Gift letter — If family are contributing (confirming it's a gift, not a loan)

Decisions You'll Make

• Survey level — Your solicitor may advise on this
• Insurance — Buildings insurance from exchange
• Completion date — Agreed between all parties
• Fixtures queries — What do you want included?

Responding Promptly

When your solicitor asks for something, respond quickly. Every day you delay is a day added to your timeline. Keep documents organised and check emails daily during the process.

Common Questions

Why does conveyancing take so long?

Most of the time is spent waiting for third parties: local authorities (searches), the seller's solicitor (enquiry responses), and your lender (mortgage offer). Your solicitor can't control these timescales.

Can I speed it up?

You can help by:

• Responding to requests immediately
• Having documents ready before they're asked for
• Instructing a solicitor before your offer is accepted
• Choosing a responsive solicitor

But you can't speed up council search times or make sellers reply faster.

What if there are problems?

Most "problems" are actually routine matters that your solicitor handles regularly. Missing paperwork, unclear boundaries, undocumented extensions—these are common and usually resolvable.

True deal-breakers are rare. If something serious emerges, your solicitor will advise whether it's manageable or whether you should reconsider.

How much does conveyancing cost?

Conveyancing typically costs between £800-£1,500 in legal fees plus £250-£450 in disbursements (searches, Land Registry fees). Always get quotes that include all disbursements so you can compare like-for-like.

Can I do conveyancing myself?

Technically yes, but it's strongly discouraged. Mortgage lenders won't accept DIY conveyancing, the process is complex, and mistakes can be extremely costly. The professional fees are worth the protection.

What's the difference between exchange and completion?

Exchange is when contracts become legally binding—you've committed to buy and the seller has committed to sell. Completion is when money transfers and you get the keys. There's typically 1-2 weeks between them.

Do I need a local solicitor?

Not necessarily. Online conveyancers can handle purchases anywhere in England and Wales. Choose based on responsiveness and reviews rather than location. However, for complex cases, a local solicitor who knows the area may spot issues others miss.

What Matters Most

Conveyancing protects you by verifying that what you're buying is legally sound. It takes 8-12 weeks because thorough checks can't be rushed, but understanding the sequence makes the wait much less stressful. The slowness isn't inefficiency—it's diligence.