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UK Conveyancing Guide: Process, Costs & Timeline

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Written by Brad Askew Solicitor (non-practising)
Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice.
Updated June 2026 · England & Wales
Buying or selling a home is one of the biggest financial decisions most people will ever make, and conveyancing is the legal machinery that makes it happen. It covers everything from the initial checks on a property, through the drafting and negotiation of contracts, to the moment the keys change hands and ownership is formally registered. For anyone who has not been through it before, the terminology and the sheer number of moving parts can feel overwhelming. This guide walks through how conveyancing works in England and Wales, what your solicitor or licensed conveyancer actually does on your behalf, where delays tend to creep in, and what you can do to keep things moving. Whether you are a first-time buyer, moving up the ladder, or adding to an investment portfolio, the aim here is to give you a clear picture of the process so you know what to expect at each stage.

Overview

Conveyancing is the legal process of transferring ownership of property or land from one party to another. In England and Wales it is typically handled by a solicitor or a licensed conveyancer, who acts on behalf of either the buyer or the seller (and occasionally both, subject to conflict rules).

The work includes drafting and reviewing the contract of sale, carrying out searches with local authorities and other bodies, raising enquiries about the property, arranging the exchange of contracts, handling the transfer of funds on completion, and registering the new ownership with HM Land Registry. It also covers paying any Stamp Duty Land Tax due to HMRC, or Land Transaction Tax in Wales.

The process is designed to protect both sides: the buyer gains confidence that they are acquiring good title free from hidden problems, and the seller achieves a clean transfer of their interest in the property. Because property transactions frequently form chains, the timing and coordination across multiple parties is a significant part of what conveyancers do day to day.

Key steps

  1. Instruction and initial paperwork. Once an offer has been accepted, both parties instruct their conveyancers. The seller's conveyancer prepares the draft contract pack, including title documents from HM Land Registry, property information forms, and fittings and contents lists. The buyer's conveyancer opens a file and carries out client identification and anti-money laundering checks.
  2. Searches and enquiries. The buyer's conveyancer orders property searches, which commonly include local authority, environmental, water and drainage, and chancel repair checks. They review the contract pack and raise enquiries with the seller's side to clarify anything unclear, such as boundary issues, planning history, alterations, or disputes with neighbours.
  3. Mortgage offer and survey. If the buyer is borrowing, the lender issues a formal mortgage offer once its own checks and valuation are complete. Many buyers also commission a separate survey at this stage. The conveyancer reviews the mortgage conditions and ensures the property satisfies the lender's requirements before proceeding further.
  4. Exchange of contracts. When searches, enquiries, finances and the deposit are all in order, contracts are signed and formally exchanged between the two sides. At this point the transaction becomes legally binding, a completion date is fixed, and the buyer's deposit (commonly around 10 percent) is committed. Pulling out after exchange can trigger significant financial consequences.
  5. Completion and registration. On the agreed completion day, the balance of the purchase price is transferred, keys are released, and the buyer takes legal ownership. The buyer's conveyancer then deals with any Stamp Duty Land Tax return, pays the tax due, and submits the application to register the new owner (and any mortgage) with HM Land Registry.
If you're dealing with this kind of situation, a call with an experienced legal adviser can help you work out the right next step — from £89.

Common questions

Q How long does conveyancing usually take in the UK?
There is no fixed timescale, but many straightforward transactions complete within roughly two to four months from offer acceptance to completion. Chains, leasehold properties, mortgage delays, slow search results and unresolved enquiries can all extend this. Cash purchases of freehold homes with no chain tend to be the fastest, while complex leasehold flats with management pack delays are often the slowest.
Q What is the difference between a solicitor and a licensed conveyancer?
A solicitor is qualified across a wide range of legal work and is regulated by the Solicitors Regulation Authority. A licensed conveyancer is a specialist property lawyer regulated by the Council for Licensed Conveyancers. Both can handle residential conveyancing competently. Solicitors may be a better fit where the transaction involves wider legal issues, for example divorce, probate or complex trusts alongside the sale or purchase.
Q When do I pay Stamp Duty Land Tax?
Stamp Duty Land Tax in England and Northern Ireland, or Land Transaction Tax in Wales, is normally paid by the buyer shortly after completion. Your conveyancer will usually collect the funds in advance and submit the return and payment on your behalf within the statutory deadline. Current thresholds, rates and reliefs, including first-time buyer relief, are set out on gov.uk.
Q What happens if the chain breaks down before exchange?
Before contracts are exchanged, either party can withdraw without incurring a legal penalty, although you may lose money already spent on searches, surveys and legal fees. Chains collapse for many reasons: a buyer further down pulling out, a mortgage being declined, or issues revealed during searches. After exchange the position changes significantly, as both sides are legally committed to completing.
Q Do I need searches if I am a cash buyer?
There is no legal obligation for a cash buyer to order searches, but it is usually unwise to skip them. Searches can reveal planning issues, road schemes, contaminated land, flood risk, and restrictions that might affect the value or your future plans for the property. If you are borrowing, your lender will almost always require searches as a condition of the mortgage.
Q What is the difference between exchange and completion?
Exchange of contracts is the point at which the deal becomes legally binding and the completion date is locked in. Completion is the later date when the purchase money is actually paid, ownership transfers, and the buyer gets the keys. The gap between the two is often one or two weeks, though it can be the same day in simple cases or much longer where parties agree.
Q What are common reasons conveyancing gets delayed?
Frequent causes include slow responses from local authorities on searches, missing or incomplete documents from the seller, leasehold management packs taking weeks to arrive, mortgage underwriting queries, problems uncovered in surveys, and delays further up or down the chain. Clear communication, prompt responses to your conveyancer's requests, and realistic expectations about timing all help reduce the risk of hold-ups.
If you're dealing with this kind of situation, a call with an experienced legal adviser can help you work out the right next step — from £89.

Sources

This guide is based on primary UK law and official guidance.

Brad Askew, Solicitor (non-practising)

Written & reviewed by

Brad Askew Solicitor (non-practising)

Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice. LegalDocuments.co.uk is not a law firm and does not provide regulated legal advice.

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Legal disclaimer
This article is for general information only. It is a tool to help you find your way — not legal advice, and not a substitute for speaking to a qualified adviser about your situation.