An accepted offer is not a legally binding commitment — either party can withdraw at any point before exchange of contracts without legal penalty (though the moral and commercial consequences of gazumping or pulling out late are significant). The period between offer and exchange is where the legal and financial due diligence takes place, and it typically takes 8–12 weeks without a chain or 10–16 weeks with a chain.
This guide walks through every stage of the conveyancing process in order, explains what can go wrong and why, and gives you the tools to keep things moving.
Instructing Your Solicitor or Conveyancer
As soon as your offer is accepted, instruct a solicitor or licensed conveyancer. Do not wait until you have signed anything — the sooner your legal representative receives the draft contract pack from the seller's solicitor, the sooner the process can begin.
Solicitor vs Licensed Conveyancer
| Practitioner | Regulated By | Best For |
|---|---|---|
| Solicitor | Solicitors Regulation Authority (SRA) | Complex transactions: leasehold, new build, unusual titles, litigation risk |
| Licensed Conveyancer | Council for Licensed Conveyancers (CLC) | Straightforward freehold transactions; often faster and cheaper |
For complex transactions — leasehold flats, properties with unusual titles, or anything involving shared ownership — a solicitor's broader legal expertise is worth the premium. For a standard freehold purchase, a specialist conveyancing firm often offers better value and faster turnaround.
Always check that your chosen firm holds CQS (Conveyancing Quality Scheme) accreditation from the Law Society. CQS firms are approved by the majority of UK mortgage lenders and operate to a defined quality standard.
The Draft Contract Pack
The seller's solicitor prepares a draft contract pack comprising:
- Draft contract (with the agreed purchase price and standard conditions of sale)
- Title documents (from HMLR or deeds in the case of unregistered land)
- Property Information Form (TA6) — the seller's disclosure statement
- Fittings and Contents Form (TA10) — what is included in the sale
- Leasehold information form (TA7) if applicable
TA6: What Sellers Must Disclose
The TA6 Property Information Form (4th edition, currently in use) requires sellers to disclose:
- Boundaries and disputes with neighbours
- Any planning permissions or Building Regulations applications relating to the property
- Environmental matters including flooding, contaminated land, and radon
- Rights and easements affecting the property
- Restrictions on use
- Any notices received (including party wall notices)
- Details of any guarantees or warranties in place
- Whether the property has been affected by Japanese knotweed
Sellers must answer the TA6 to the best of their knowledge. Deliberate non-disclosure or misrepresentation on the TA6 can give rise to a claim under the Misrepresentation Act 1967 after completion.
For issues uncovered during conveyancing — particularly planning conditions attached to the property — see the guide to Section 106 agreements for property buyers.
TA10: Fittings and Contents
The TA10 sets out exactly what is included in the sale price: fitted carpets, curtain poles, light fittings, kitchen appliances, and so on. Items not listed are not included. Review the TA10 carefully and raise any discrepancies with your solicitor before exchange.
Conveyancing Searches
Your solicitor will commission searches on your behalf, funded from the initial payment you make on instruction. The standard searches are:
| Search | What It Reveals | Typical Cost |
|---|---|---|
| Local Authority Search (LLC1 and CON29) | Planning history, planning conditions, enforcement notices, road adoption, Tree Preservation Orders, smoke control zones, environmental notices | £150–£300 |
| Drainage Search | Whether the property drains to a public sewer; whether a public sewer runs through the property | £30–£50 |
| Environmental Search | Contaminated land, landfill sites, flood risk (surface/river/sea), radon classification, industrial history | £50–£120 |
| Chancel Repair Liability Search | Whether the property is potentially liable for historic chancel repair obligations | £15–£25 |
Additional searches may be required depending on the area: a mining search (in coal, tin, or brine extraction areas), a flood search if the property is near a watercourse, or a commons registration search if the property adjoins common land.
Chancel Repair Liability
Chancel repair liability is a medieval obligation under which certain properties within a historic parish are potentially liable to contribute to the repair of the local parish church chancel. It is enforceable against freeholders regardless of whether they have been notified. Liability attaches to around 5,200 parishes in England and Wales, and the potential cost can be substantial. The search is inexpensive; where liability is revealed, indemnity insurance (typically £20–£60) is standard practice.
Raising Enquiries
Once your solicitor has reviewed the contract pack, TA6, and search results, they will raise enquiries with the seller's solicitor. These are written questions seeking clarification on specific issues arising from the documentation. Common enquiries include:
- Requests for documentation for extensions or alterations (planning permission, Building Regulations completion certificate)
- Clarification of boundary ownership and maintenance obligations
- Evidence of guarantees (NHBC, damp-proofing, double glazing)
- Details of any ongoing disputes with neighbours
- Confirmation that any planning conditions have been discharged
The quality of enquiries matters enormously. An experienced conveyancer will identify issues in the TA6 and title documents that a less attentive practitioner might miss. Inadequate enquiries at this stage create legal exposure after completion.
If a missing Building Regulations completion certificate is flagged during enquiries, see the guide to missing Building Regs completion certificates and your three options for how to resolve it before exchange.
The Survey and Mortgage Valuation
Your mortgage lender will commission an independent mortgage valuation — a brief inspection to confirm the property is worth the amount you are borrowing against it. This is not a survey; it protects the lender, not you.
Commission your own survey separately:
- Level 2 HomeBuyer Report: £400–£700, appropriate for standard properties in reasonable condition
- Level 3 Building Survey: £600–£1,500, recommended for older, unusual, or significantly altered properties
Survey findings that reveal significant defects give you grounds to renegotiate on price or, in extreme cases, to withdraw from the transaction before exchange.
The Mortgage Offer
Your mortgage lender will issue a formal mortgage offer once they are satisfied with the valuation, your documentation, and their underwriting checks. The offer is typically valid for 3–6 months. Your solicitor will review the mortgage offer documents and report on their terms.
Common causes of mortgage offer delay:
- Valuation below purchase price — the lender will only lend against the valuation figure, creating a shortfall that you must fund from other resources or renegotiate
- Leasehold issues — short lease, onerous ground rent, or unresolved service charge disputes can cause lenders to decline or delay
- Property condition — lenders may impose a retention (withholding part of the mortgage until specified works are completed)
Common Delays — and How to Avoid Them
The conveyancing process is sequential in many respects: search results must arrive before enquiries can be finalised; enquiries must be answered before the contract is ready for exchange. Each delay compounds.
| Common Delay | Typical Duration | How to Mitigate |
|---|---|---|
| Slow local authority search returns | 2–8 weeks (varies by council) | Ask your solicitor whether personal search companies offer faster results |
| Incomplete or evasive TA6 responses | Weeks of chasing | Your solicitor should press for complete answers; consider whether evasiveness itself is a red flag |
| Title defects requiring rectification | 2–12 weeks | Early instruction and experienced solicitor reduces time |
| Leasehold enquiries (TA7) | 4–8 weeks | Instruct early; chase managing agents regularly |
| Mortgage valuation below asking price | Days to weeks | Renegotiate with vendor or fund gap from other sources |
| Chain collapse or delay | Unpredictable | Consider survey and searches before top of chain is ready |
How to Chase Without Alienating
Chasing your solicitor is legitimate and expected. The right cadence:
- Weekly email update request — this is reasonable and keeps the matter active
- Ask for a specific action point and deadline each time you contact them
- Copy the estate agent on persistent issues — agents have a commercial interest in the transaction completing and can apply pressure effectively
- Avoid daily calls — this does not speed things up and can damage the relationship
Chain vs Chain-Free: Risk Comparison
| Factor | Chain-Free | With Chain |
|---|---|---|
| Average time to exchange | 6–8 weeks | 10–16 weeks |
| Risk of collapse | Low | Moderate to High |
| Price premium | Often achievable | Negotiated away |
| Flexibility on dates | High | Low — dictated by chain |
A chain is only as strong as its weakest link. If a buyer four positions down in the chain has their mortgage offer expire, or a surveyor finds a major defect elsewhere in the chain, your transaction can collapse despite everything going smoothly at your end.
Mortgage offers are typically valid for 3–6 months. If the process is taking longer, request an extension from your lender in advance rather than waiting for the offer to expire.
Exchange of Contracts
Exchange is the legal moment at which the transaction becomes binding. Once contracts are exchanged:
- Neither party can withdraw without significant financial penalty
- The buyer pays a deposit (typically 10% of the purchase price, though reduced deposits of 5% are negotiable and accepted by many sellers)
- A completion date is fixed — this becomes a binding legal obligation for both parties
Between exchange and completion, the buyer is responsible for buildings insurance on the property (in England and Wales — the risk transfers to the buyer at exchange, not completion).
Deposit Mechanics
The 10% deposit is the standard, stemming from the Law of Property Act 1925. It can be negotiated down to 5% in many cases, particularly where the buyer cannot fund 10% before completion without their own sale completing. If you pull out after exchange without contractual justification, you forfeit the deposit. If the seller pulls out after exchange, you can sue for specific performance or damages.
Completion
Completion is when the remaining purchase price is transferred and you receive the keys. Completion typically occurs 1–4 weeks after exchange, though simultaneous exchange and completion is possible (usually only in chain-free transactions).
On completion day:
- Your solicitor transfers the completion funds to the seller's solicitor
- Title transfers to you
- Your solicitor registers the transfer at HMLR
Stamp Duty Land Tax (in England) must be paid within 14 days of completion.
For buyers purchasing on new-build development sites, be aware that your purchase may also be subject to planning obligations that run with the land — see the Section 106 agreements guide for what to check before exchange.
Conveyancing Timeline Checklist
- Instruct solicitor/conveyancer the same day as offer acceptance
- Pay for searches immediately on instruction
- Commission your own survey (not just the lender's valuation)
- Review TA6 and TA10 carefully — raise any inconsistencies
- Chase search results after 10 working days if not received
- Review all enquiry responses with your solicitor
- Confirm mortgage offer is received and valid for sufficient duration
- Agree completion date with all parties before exchange
- Arrange buildings insurance to commence from exchange date
- Transfer deposit funds to your solicitor before exchange day
Related Guides
- Section 106 Agreements: What Property Buyers Need to Know — planning obligations that bind land and transfer to buyers on development sites
- Building Regs Completion Certificate Missing UK: Your Three Options — what to do when the conveyancing reveals a missing completion certificate
- Japanese Knotweed: Identification, Treatment, and Disclosure Obligations — what the TA6 must disclose, lender requirements, and how knotweed is handled at exchange
- Boundary Disputes UK: Fences, Hedges and Walls — Who Owns What? — how T-marks, the TA6 disclosure form, and adverse possession affect what buyers discover at conveyancing stage
- RICS Level 3 Building Survey: When to Commission One — why upgrading from a Level 2 to a Level 3 survey is essential for older and non-standard properties
- VAT on Building Work UK: What Rate Applies to Your Project? — zero, 5% and 20% rates explained for buyers planning renovation after completion
- Conveyancing Searches Explained UK — a detailed breakdown of all four standard searches, turnaround times, and what to do when a search reveals a problem
- Stamp Duty Land Tax (SDLT) UK Guide — current SDLT rates after the March 2025 reversion, first-time buyer relief, and worked examples at four price points
- Conveyancing for New Builds vs Resale Properties: Key Differences — if you are buying a new build, the offer-to-exchange process differs: reservation fees, developer contracts, longstop dates, and exchanging before construction is complete