Conveyancing Explained: What Solicitors Do and How Long It Takes
Conveyancing is the legal process of transferring ownership of property from one person to another. In England and Wales, it is a two-stage process — exchange of contracts (legal commitment) followed by completion (transfer of funds and keys) — and it is legally required for all property transactions. Understanding what your solicitor or licensed conveyancer actually does, and why, will help you manage expectations, avoid delays, and make better decisions throughout the purchase or sale.
The Full Conveyancing Timeline
| Stage | Typical Duration | Key Activities |
|---|---|---|
| Offer accepted | Day 0 | Instruct solicitor immediately; obtain mortgage in principle if not done |
| Instructing solicitors | Days 1–7 | Both parties instruct solicitors; seller's solicitor sends draft contract pack |
| Searches ordered | Weeks 1–3 | Buyer's solicitor orders local authority, drainage, and environmental searches |
| Mortgage application | Weeks 1–4 | Lender arranges valuation survey; mortgage offer issued |
| Reviewing contract and enquiries | Weeks 3–8 | Solicitor raises enquiries on title; TA6 and TA10 reviewed |
| Mortgage offer received | Weeks 4–8 | Solicitor reports to buyer on mortgage conditions |
| Exchange of contracts | Weeks 8–12 | Legal commitment; 10% deposit paid; completion date fixed |
| Completion | Weeks 10–16 | Funds transferred; keys released; ownership transfers |
| Post-completion | Weeks 16–20 | SDLT paid to HMRC (within 14 days); Land Registry registration |
The average transaction in England and Wales takes 12–16 weeks from offer to completion, though chains, leasehold complications, and search delays can extend this to 6 months or more.
Buyer Conveyancing vs Seller Conveyancing
Buyer and seller solicitors carry out different work, though both are essential to the transaction proceeding.
| Task | Buyer's Solicitor | Seller's Solicitor |
|---|---|---|
| Draft contract | Reviews and negotiates | Prepares and sends |
| Searches | Orders and reviews | N/A |
| Mortgage report | Reports to buyer on offer conditions | N/A |
| Enquiries | Raises questions | Answers questions |
| TA6/TA10 forms | Reviews | Completes and provides |
| Title investigation | Checks title is good and marketable | Deduces title |
| Exchange | Pays and holds deposit | Receives deposit |
| SDLT return | Submits and pays on behalf of buyer | N/A |
| Land Registry | Registers buyer as new owner | Removes seller from register |
| Redemption of mortgage | N/A | Redeems seller's existing mortgage |
Local Authority Searches
The local authority search is one of the most important enquiries your solicitor makes. It is submitted to the local council and reveals:
- Planning permissions and enforcement notices affecting the property
- Listed building status
- Conservation area designation
- Road adoption status (is the road adopted by the council, or private?)
- Pending road schemes or compulsory purchase orders
- Tree Preservation Orders
- Land contamination notices
- Building Regulations completion certificates on the property
Cost: £250–£450 depending on the local authority (London councils are generally more expensive). Official local authority searches take 2–10 working days in most areas, but some councils take 4–6 weeks. Your solicitor may offer a personal search (carried out by a private company against public registers) as a faster alternative, though mortgage lenders have varying policies on their acceptability.
Additional searches are also typically ordered:
- Drainage and water search (£40–£60): confirms whether the property is connected to public sewers and water supply
- Environmental search (£40–£80): checks for contaminated land, historic landfill, and flood risk
- Chancel repair search (£15–£25): checks whether the property is in a parish where the owner may be liable to contribute to church repairs (a medieval liability that still exists in some areas)
Property Information Forms: TA6 and TA10
The seller's solicitor sends two standard forms completed by the seller:
- TA6 (Property Information Form): covers disputes, notices, guarantees, warranties, utilities, planning history, parking, flood risk, Japanese knotweed, and building works. Sellers must answer honestly — misrepresentation can lead to a claim for damages after completion.
- TA10 (Fittings and Contents Form): lists exactly what is included in the sale (fitted kitchen, light fittings, garden equipment) and what is excluded. Disputes over whether items are included are surprisingly common — the TA10 is legally binding.
For leasehold properties, the seller's solicitor also provides a TA7 (Leasehold Information Form) covering service charges, management company details, ground rent, and major works notices.
Exchange of Contracts
Exchange is the moment the transaction becomes legally binding. Before this point, either party can withdraw without financial penalty (though you will have incurred solicitor and search costs).
At exchange:
- Both parties sign identical copies of the contract
- The buyer's solicitor transfers the deposit (typically 10% of the purchase price) to the seller's solicitor's client account, where it is held until completion
- A completion date is agreed and fixed in the contract
- If either party fails to complete after exchange, the defaulting party faces significant financial penalties
You must have buildings insurance in place from exchange of contracts, not from completion. If the property burns down between exchange and completion, it is your loss.
Completion Day
On completion day, the following sequence occurs:
- Your solicitor receives mortgage funds from your lender by BACS transfer
- Your solicitor transfers the full purchase price (plus mortgage funds minus deposit already paid) to the seller's solicitor
- The seller's solicitor confirms receipt and authorises the estate agent to release keys
- You collect the keys — usually from the estate agent — and the property is yours
Completion must happen by a specified time (often 1pm or 2pm), as the seller needs to repay their own mortgage on the same day in many cases. If funds are delayed in the banking system (CHAPS payments can occasionally take hours), key release may be delayed.
Stamp Duty Land Tax (SDLT)
SDLT is the tax paid by the buyer on property purchases in England and Northern Ireland. Your solicitor submits the SDLT return and pays the tax to HMRC within 14 days of completion.
Standard Residential SDLT Rates (2024–2025):
| Purchase Price | Standard Rate | First-Time Buyer Rate |
|---|---|---|
| Up to £250,000 | 0% | 0% (up to £425,000) |
| £250,001–£925,000 | 5% | 5% (£425,001–£625,000) |
| £925,001–£1,500,000 | 10% | 10% |
| Over £1,500,000 | 12% | 12% |
First-time buyer relief applies on purchases up to £625,000 (as at 2024–2025). If the purchase price exceeds £625,000, no first-time buyer relief is available at all — standard rates apply to the whole purchase.
Note: from 1 April 2025, the nil-rate threshold for standard buyers reverted from £250,000 to £125,000, and the first-time buyer nil-rate threshold reverted to £300,000 with a £500,000 upper cap. Always confirm current rates with your solicitor or via HMRC's SDLT calculator at gov.uk.
Additional 5% SDLT surcharge applies on purchases of second homes or buy-to-let properties. See our stamp duty land tax guide for worked examples.
Land Registry Registration Fees
After completion, your solicitor registers you as the new owner at HM Land Registry. Registration fees are set by the Land Registry and vary by property value:
| Property Value | Electronic Registration Fee | Postal Fee |
|---|---|---|
| Up to £80,000 | £20 | £40 |
| £80,001–£100,000 | £40 | £80 |
| £100,001–£200,000 | £95 | £190 |
| £200,001–£500,000 | £135 | £270 |
| £500,001–£1,000,000 | £270 | £540 |
| Over £1,000,000 | £455 | £910 |
The vast majority of solicitors submit registrations electronically, which is faster and cheaper. Registration can take 2–6 months post-completion in busy periods, though the property is legally yours from the moment of completion regardless of registration timing.
How to Choose a Conveyancer
Solicitor (SRA-regulated): Regulated by the Solicitors Regulation Authority. Can handle complex transactions including disputed titles, unusual lease structures, and court proceedings.
Licensed conveyancer (CLC-regulated): Regulated by the Council for Licensed Conveyancers. Specialists in property law; cannot handle other legal work but are often more cost-effective for straightforward transactions.
| Factor | Online Conveyancer | Local Solicitor |
|---|---|---|
| Cost | Lower (fixed fee £800–£1,200) | Higher (£1,000–£2,000) |
| Availability | 24/7 online portal | Office hours |
| Speed | Variable | Variable |
| Personalised service | Limited | Higher |
| Complex transactions | May be inadequate | Better equipped |
| Continuity | High staff turnover risk | Consistent contact |
Look for the CQS (Conveyancing Quality Scheme) accreditation from the Law Society — this is a quality mark for residential conveyancing solicitors.
The 5 Most Common Delays — and How to Avoid Them
- Slow searches: Order searches immediately on instruction. Do not wait for the full contract pack. In slow-search areas, ask about personal search companies.
- Mortgage delays: Make a full mortgage application immediately after offer. Ensure all documents (payslips, bank statements, proof of deposit) are ready. A mortgage offer can expire — typically after 3–6 months — requiring a re-application.
- Slow solicitors or incomplete enquiries: Chase your solicitor weekly for a written update. Ask for a target exchange date at the outset.
- Chain collapses: Approximately 30% of property sales in England and Wales fall through. Protect yourself by having a survey and legal work underway quickly — the more invested everyone is, the less likely a chain breaks.
- TA6 disputes: Sellers who disclose problems late (after exchange is in sight) create significant delays. Buyers should review the TA6 carefully and raise all enquiries in one batch early in the process.
For buyers purchasing a flat, our guide to buying a leasehold flat: complete checklist covers the additional leasehold checks your solicitor will carry out. For first-time buyers navigating the full purchase process, our step-by-step guide to buying a house covers everything from mortgage in principle to completion day.
Renovate Me provides step-by-step guidance for property buyers throughout the conveyancing process — helping you understand what your solicitor is doing at each stage, what questions to ask, and how to keep your purchase on track.
For buyers purchasing a new build specifically — where exchange happens before construction is complete, developer contracts are weighted in the developer's favour, and NHBC warranty periods differ from a standard purchase — see Conveyancing for New Builds vs Resale Properties: Key Differences.