Buying a property in the UK involves a legal process called conveyancing — transferring ownership from seller to buyer in a way that's legally valid and protects both parties. For first-time buyers in particular, the process can feel like a black box: weeks pass, nothing seems to happen, then suddenly everything happens at once.
This guide explains every stage of the conveyancing process, how long each takes, what can cause delays, and what you can do to keep things moving.
How Long Does Conveyancing Take?
The short answer: it depends on the chain.
| Scenario | Typical Timeline |
|---|---|
| Chain-free (cash buyer) | 4–6 weeks |
| Chain-free (with mortgage) | 8–10 weeks |
| Short chain (2–3 properties) | 10–14 weeks |
| Longer chain (4+ properties) | 12–16 weeks or more |
| Leasehold purchase (add time for management pack) | +2–4 weeks on above |
The UK average in 2024 was approximately 12 weeks for a purchase with a mortgage. Chains and leasehold complications push this significantly higher.
Stage-by-Stage Breakdown
Stage 1: Offer Accepted
Timeline: Day 0
Once your offer is accepted, instruct a solicitor immediately. Not after the survey. Not once the mortgage offer comes through. On the day your offer is accepted. Every day spent looking for a solicitor is a day the process hasn't started — and the seller could accept another offer (subject to contract means nothing is binding yet).
Stage 2: Instruct Solicitor and Open File
Timeline: Days 1–5
Your solicitor opens a file, conducts Anti-Money Laundering (AML) checks, and requests ID from you. They'll also ask for proof of funds (bank statements showing deposit) and your source of funds if relevant. Having these documents ready in advance saves a week. Not sure how to choose the right firm? Our guide to how to choose a conveyancer in the UK covers the licensed conveyancer vs solicitor decision, the hidden extras trap, and the four questions to ask before instructing.
Fixed fee vs hourly billing: Most residential conveyancing is now done on a fixed fee basis (typically £800–£2,000 depending on property price and complexity). Hourly billing is rare for standard purchases. Always get a full breakdown including disbursements (searches, Land Registry fees, SDLT submission).
Stage 3: Draft Contract Pack
Timeline: Weeks 1–3 (seller's solicitor sends, your solicitor reviews)
The seller's solicitor prepares and sends the draft contract pack, which typically includes:
- Office copies (official Land Registry register entries showing title and any charges)
- Title register and title plan
- TA6 form (Property Information Form — seller's disclosure of disputes, planning, alterations)
- TA10 form (Fittings and Contents — what's included in the sale)
- Any planning permissions or building regulations approvals
- Any guarantees (damp, timber treatment, new roof, etc.)
Your solicitor reviews the pack and raises enquiries — written questions to the seller's solicitor about anything unclear. Slow responses to enquiries are one of the most common causes of delay.
Stage 4: Searches
Timeline: 2–6 weeks depending on local authority
Your solicitor applies for four standard searches:
| Search Type | What It Reveals | Typical Cost |
|---|---|---|
| Local authority search | Planning permissions, road schemes, conservation areas, enforcement notices | £100–£250 |
| Environmental search | Contaminated land, flood risk, radon | £40–£70 |
| Drainage and water search | Public sewer locations, water supply responsibility | £40–£60 |
| Chancel repair search | Liability to contribute to local church repairs (rare but can be significant) | £15–£25 |
Total searches cost: approximately £200–£400.
Turnaround times vary enormously. Some local authorities return results within a week; others take six weeks or more. Expedited search agencies can speed this up — your solicitor can use a personal search agent rather than waiting for the council directly. For a detailed breakdown of what each search reveals and what to do when one flags a problem, see our conveyancing searches explained guide.
Stage 5: Mortgage Offer
Timeline: Weeks 3–6
Your lender will conduct a mortgage valuation (sometimes a desktop valuation, sometimes a physical inspection). Once satisfied, they issue a formal mortgage offer, which your solicitor receives and reviews. The offer is valid for a set period — typically 3–6 months.
If you're using a Help to Buy equity loan or Lifetime ISA, your solicitor must handle additional paperwork with Homes England or your ISA provider.
Stage 6: Exchange of Contracts
Timeline: When all searches, enquiries, and mortgage offer are in order
Exchange is the moment the transaction becomes legally binding. On exchange:
- You pay your deposit (typically 10% of the purchase price) to your solicitor, who holds it in a client account
- A completion date is agreed and fixed in both contracts
- If you pull out after exchange, you lose your deposit
- If the seller pulls out after exchange, you can sue them for losses
Exchange and completion can happen simultaneously (common in chain-free purchases or new builds) or on different days (typical in chains, where exchange needs to happen up the entire chain on the same day).
Stage 7: Completion
Timeline: Usually 1–4 weeks after exchange
On completion day:
- Your solicitor sends the purchase funds to the seller's solicitor
- Once received, the seller's solicitor authorises release of keys
- You collect the keys and move in
- Your solicitor registers the transfer at Land Registry
Stamp Duty Land Tax (SDLT) must be paid within 14 days of completion. Your solicitor submits this on your behalf, funded from money you provide alongside your purchase funds.
Leasehold vs Freehold: Key Differences
Leasehold purchases take longer because your solicitor must:
- Review the lease document (can be hundreds of pages for older leases)
- Obtain a management information pack from the freeholder or managing agent (cost: £150–£400, takes 2–4 weeks)
- Check service charge history and outstanding demands
- Verify the lease length (under 80 years will affect mortgage availability)
Budget an extra 2–4 weeks for leasehold conveyancing.
How to Speed Up Your Conveyancing
| Action | Time Saving |
|---|---|
| Have ID and AML documents ready before instructing | Save 3–5 days |
| Get a mortgage in principle before making an offer | Save 1–2 weeks |
| Use a search agency rather than direct council search | Save up to 3 weeks |
| Respond to solicitor's enquiries same day | Cumulative savings across the process |
| Instruct solicitor the day your offer is accepted | Avoid a standing start |
| Ask for weekly progress updates | Keeps everyone accountable |
Conclusion
Conveyancing is a slow process — by design, because the legal transfer of ownership needs to be watertight. But understanding each stage means you know what's happening, what might be delaying things, and what you can do to move it along. The buyers who complete fastest are those who prepare documents in advance, respond quickly, and choose solicitors who communicate clearly.
Further Reading
- How to Buy a Repossessed Property in the UK: Risks, Process, and Savings
- How to Get Planning History for a Property UK
- Google Search Console for Homeowners: Track Your Property Research
- Buying at Auction UK: The Complete Guide — for auction purchases the conveyancing timeline compresses dramatically; here is what to prepare in advance
- Conveyancing Timeline: How Long Does It Take and Why? — a deeper look at every stage from offer accepted to completion, including what causes the most common delays and how to speed things up
- Renovation Project Finance: Bridging Loans, Self-Build Mortgages and Remortgage Options — the full five-route comparison for funding a renovation project, with a project-size matching guide and APR cost-of-funds table
- Conveyancing for New Builds vs Resale Properties: Key Differences — if you are buying a new build, exchange happens before construction is complete, developer contracts differ significantly, and NHBC warranties apply; here is what to expect
Once you've exchanged, start planning your renovation. Renovate Me helps you turn a new property into your ideal home with a personalised, stage-by-stage renovation roadmap.