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Choosing a Conveyancing Solicitor UK: Full Guide

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Part ofConveyancing

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
Picking the right conveyancer is one of the quietest but most consequential decisions you will make when buying or selling a property. Get it right and the transaction moves along without drama. Get it wrong and you can lose weeks, lose a buyer, or in the worst cases lose the property itself. I have spent years watching people pick conveyancers for the wrong reasons: the estate agent suggested them, they were the cheapest online quote, or they happened to be on the high street. This guide walks you through what actually matters when you are choosing someone to handle the legal side of your property transaction in England and Wales, so you can make a choice based on competence rather than convenience.

Overview

Conveyancing is the legal process of transferring ownership of property from one person to another. In England and Wales it covers everything from drafting and reviewing contracts, carrying out searches with the local authority and other bodies, handling enquiries between buyer and seller, managing the exchange of contracts, dealing with mortgage lenders, and finally registering the new ownership at HM Land Registry.

The work can be done by a qualified solicitor, a licensed conveyancer, or in some firms a chartered legal executive supervised by one of the above. Solicitors are regulated by the Solicitors Regulation Authority. Licensed conveyancers are regulated by the Council for Licensed Conveyancers.

Both are qualified to handle a property transfer. The difference in practice tends to be less about the regulator and more about how the individual firm is run, how many files each fee earner carries, and how quickly they respond when something needs attention.

Key steps

  1. Work out what you actually need. A straightforward freehold purchase with no chain is very different from a leasehold flat with a short lease, a shared ownership sale, or a probate property. Match the complexity of your transaction to a conveyancer who handles that kind of work regularly, rather than defaulting to whoever is cheapest or closest.
  2. Gather quotes from several providers. Ask for a written quote that breaks down the legal fee, the disbursements (searches, Land Registry fees, bank transfer fees), and any VAT. Beware of headline prices that balloon once 'extras' are added for leasehold, help to buy, or new build work. A transparent quote is a good early signal.
  3. Check regulation and insurance. Confirm the firm is regulated by the SRA or the CLC, and that they carry professional indemnity insurance. You can look up solicitors on the Law Society's Find a Solicitor tool and licensed conveyancers through the CLC register. If someone cannot clearly tell you who regulates them, walk away.
  4. Test their communication before you instruct. Send an enquiry and see how long they take to reply, whether you get a named contact, and whether the answers are clear. The way a firm treats you before they have your money is usually the best version of how they will treat you afterwards.
  5. Read recent reviews with a critical eye. Look for patterns rather than one-off complaints. Slow replies, unreachable fee earners, and last-minute fees cropping up near exchange are all common themes with weaker firms. Positive reviews that mention the same named person are often more reliable than generic five star ratings.

Common questions

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 Does my conveyancer need to be local to the property?
In most cases, no. Conveyancing is now almost entirely done by post, email, and electronic submission to HM Land Registry and the local authority. A competent firm in another part of England and Wales can handle your transaction perfectly well. Local knowledge can occasionally help with unusual rural properties or specific local authority quirks, but for standard purchases it is rarely decisive.
Q Should I use the conveyancer my estate agent recommends?
You can, but be aware that estate agents often receive a referral fee for introducing you, which can be built into the price you pay. They are not legally obliged to recommend the best firm, only one they have a commercial arrangement with. Always get two or three independent quotes before accepting a recommendation, and ask the agent to disclose any referral fee in writing.
Q What is the difference between a solicitor and a licensed conveyancer?
A solicitor is qualified across a broad range of legal areas and regulated by the Solicitors Regulation Authority. A licensed conveyancer is a specialist qualified specifically in property transfers and regulated by the Council for Licensed Conveyancers. Both can handle residential conveyancing. If your transaction is wrapped up with other legal issues, such as a divorce or an estate, a solicitor may be more convenient.
Q Why do cheap online conveyancing quotes sometimes end up costing more?
Very low fixed fees can be subsidised by add-on charges that only appear once you have instructed the firm. Common extras include leasehold supplements, help to buy fees, SDLT submission fees, and expedited transfer fees. Ask upfront for a full list of possible additional charges and read the terms carefully before committing. The cheapest quote is rarely the cheapest bill.
Q How long does conveyancing usually take in England and Wales?
A typical freehold purchase often takes somewhere between eight and twelve weeks from offer accepted to completion, though this varies widely. Leasehold transactions, chains, and properties with title issues can take considerably longer. A proactive conveyancer who chases searches, replies to enquiries quickly, and keeps the other side moving can shave real weeks off the process.
Q What should I do if my conveyancer is not responding?
Start by chasing in writing and asking for a response by a specific date. If nothing improves, ask to speak to the supervising partner or head of department and raise a formal complaint under the firm's internal complaints procedure. If you are still not satisfied, you can escalate to the Legal Ombudsman, who handles complaints about regulated legal service providers.
Q Can I change conveyancer partway through a transaction?
Yes, although it is not ideal. You will usually need to pay the first firm for work already done and will lose some time while the file is transferred. Searches may need to be re-done if they are not transferable. Before switching, try raising a formal complaint first, as this sometimes unblocks a stalled file faster than starting over.
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.