Moving House Checklist UK: Conveyancing Timeline, Solicitor Fees and What to Expect

The UK property transaction process is one of the most complex in the developed world. From offer accepted to keys in hand averages 12–16 weeks, involves five to eight professionals, and can legally collapse at any point before contracts are exchanged. Most of the stress comes from not knowing what happens next, and from budget surprises that could have been anticipated. This guide walks through the full process in order — timeline, costs, surveys, what can go wrong, and what to do on moving day.

The Full Conveyancing Timeline

Conveyancing is the legal transfer of property ownership from seller to buyer. It is not a single event but a sequence of interdependent steps, each of which can be delayed independently.

Stage	Typical Timing	Key Action
Offer accepted	Day 0	Confirm mortgage in principle is current; instruct solicitor immediately
Instruct solicitors	Days 1–5	Both buyer and seller instruct; provide ID and source of funds evidence
Searches ordered	Weeks 1–2	Local authority, water and drainage, environmental searches
Survey instructed	Weeks 1–2	Book immediately — surveyors can have 2–4 week wait times
Mortgage application submitted	Weeks 1–2	Lender commissions independent valuation
Search results returned	Weeks 3–6	Local authority searches vary enormously by council
Enquiries raised and answered	Weeks 4–8	Main source of delay: solicitor-to-solicitor correspondence
Formal mortgage offer issued	Weeks 4–8	Valid typically 3–6 months
Exchange of contracts	Weeks 8–14	Legally binding; 10% deposit paid
Completion	Weeks 10–16	Balance paid by CHAPS; keys released

Leasehold properties add 4–8 weeks on average for the management information pack (the freeholder or managing agent must provide service charge accounts, insurance, planned major works, and ground rent history). Some managing agents take 10–12 weeks to provide this; delays here are extremely common. For everything you need to know about buying leasehold, see our buying a leasehold flat UK checklist.

Chains: every additional link adds risk. A five-property chain means any one of five transactions can introduce delays or fall through.

Conveyancing Costs Breakdown

Know these costs before you instruct a solicitor — some firms quote attractively on fees and make margin on disbursements.

Cost Item	Typical Range
Solicitor / licensed conveyancer fees	£800–£2,500
Search fees	£300–£600
Stamp Duty Land Tax (SDLT)	Variable — see below
Land Registry fee	£20–£500 (purchase price-based)
Electronic bank transfer fee (CHAPS)	£20–£50

SDLT — current rates (England and Northern Ireland):

For standard purchasers (existing homeowners): 0% up to £250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m.

For first-time buyers: 0% up to £425,000; 5% on £425,001–£625,000. If the purchase price exceeds £625,000, FTB relief does not apply and standard rates are charged on the full amount.

For second homes or buy-to-let: add a 3% surcharge to every band.

Example: a first-time buyer purchasing at £400,000 pays £0 in SDLT. An existing homeowner buying at £400,000 pays £7,500. A buy-to-let investor buying at £400,000 pays £19,500.

Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT) — both with different rate bands.

Exchange vs Completion — The Critical Distinction

This is the most important thing first-time buyers misunderstand about the UK process.

Exchange of contracts is when both parties' solicitors exchange signed identical contracts by post or telephone protocol. At the moment of exchange:

The transaction becomes legally binding on both parties
The buyer pays the deposit (usually 10% of the purchase price, held by the seller's solicitor)
A completion date is fixed
If the buyer pulls out after exchange, the 10% deposit is forfeited
If the seller pulls out after exchange, the buyer can sue for the deposit plus damages

Completion occurs on the agreed date (typically 1–4 weeks after exchange). On completion day, the buyer's solicitor sends the balance of the purchase price by CHAPS transfer. Once funds are received and confirmed, the seller's solicitor authorises release of keys. The Land Registry is notified.

Before exchange, either party can walk away with no legal penalty. This is why gazumping (a seller accepting a higher offer before exchange) is legal in England and Wales — and why some buyers pay for a survey before they're certain their offer will stick.

What Can Delay Your Conveyance

In order of frequency:

Slow replies to enquiries — the buyer's solicitor raises queries about the title, boundaries, planning history, building regulations, and services. If the seller's solicitor or the seller themselves is slow to answer, weeks pass. Chase your solicitor weekly after week 6.
Slow mortgage lender — formal mortgage offers can take 4–8 weeks from application, and some lenders are significantly slower. If your application is complex (self-employed, high LTV, leasehold flat), allow longer.
Leasehold management information pack — freeholders and managing agents are not always responsive. The law allows 15 working days but enforcement is weak. Budget for this taking 6–10 weeks.
Local authority search delays — some councils process searches in 5 days; others take 8–10 weeks. Your solicitor cannot proceed to exchange without search results.
Chain issues — a vendor whose own purchase has fallen through, a buyer who loses their mortgage offer, a survey that prompts re-negotiation.

What you can do: instruct a solicitor before your offer is accepted (have a shortlist ready); submit your mortgage application on day one; ask your solicitor for a weekly written update after week 4.

Surveys — Which Type Do You Need?

The mortgage valuation your lender commissions protects the lender, not you. You need your own survey. For a detailed guide to all three RICS survey levels and what each covers, see our home survey types UK guide.

Survey Level	Typical Cost	Best For
Level 1 — Condition Report	£300–£500	New builds and recent conversions in good condition
Level 2 — HomeBuyer Report	£400–£900	Standard properties in reasonable condition; the most common choice
Level 3 — Full Building Survey	£600–£1,500+	Pre-1930 properties, unusual construction, visible defects, extended properties

When to upgrade to Level 3: thatched or timber-frame properties; any property with visible cracks; known or suspected damp or subsidence; pre-1920 build; properties with extensions of unknown structural provenance; conversions (former commercial buildings, chapels, farmhouses).

If your survey flags potential subsidence or structural movement, you will need a specialist structural engineer report in addition to the Level 3 survey — the survey identifies issues; the engineer determines cause and remedy.

Permitted Development and Planning History

Part of the conveyancing process involves your solicitor checking the property's planning history. If the vendor has carried out extensions or outbuildings, they should have either planning permission or a Lawful Development Certificate. Understanding what permitted development rights allow — and where the limits are — helps you assess whether any undocumented works are a risk.

Moving Day Checklist

Complete these tasks on completion day or within 48 hours:

Take meter readings (gas, electricity, water) as soon as you get the keys. Photograph them with a timestamp.
Photograph every room before you unpack — useful if a dispute arises about the condition the property was left in.
Notify utility providers of the change of occupier. This is a new account, not a change of address — contact each supplier directly.
Redirect post via Royal Mail (approximately £33 for 3 months, £47 for 6 months). Set this up before completion.
Update electoral roll at gov.uk/register-to-vote within 30 days of moving.
Notify DVLA of new address (free via gov.uk) — legally required within 30 days.
Notify HMRC via your personal tax account.
Change address with: bank accounts, employer, pension provider, insurance policies (buildings and contents insurance must reflect the new address from day one), GP and dentist, Premium Bonds, any subscriptions.
Book a boiler service if the vendor has not provided a current service record.
Check smoke and CO detectors are operational and replace batteries.

First-Time Buyer Specifics

Help to Buy ISA: closed to new accounts in November 2019. If you have an existing account, the government bonus (25% on contributions up to £200/month, maximum bonus £3,000) must be claimed by your solicitor before completion — not exchange. The bonus cannot be used for the exchange deposit; it is paid only on completion.

Lifetime ISA (LISA): £4,000/year maximum contribution; 25% government bonus (up to £1,000/year). Must have been open for at least 12 months before using for a property purchase. Property must cost £450,000 or less. If you withdraw for any non-qualifying reason, the withdrawal penalty is 25% of the amount withdrawn — which effectively means losing approximately 6.25% of your own money, not just the bonus.

SDLT first-time buyer relief: 0% on the first £425,000. On a £400,000 purchase this saves £7,500 compared to standard rates. FTB relief only applies if neither buyer has ever owned residential property anywhere in the world — a joint purchase with a previous homeowner disqualifies you from relief.

5% deposit mortgages: available through mainstream lenders including Nationwide, NatWest, Halifax, and Barclays. Expect higher interest rates than 10–15% deposit mortgages, and be prepared for a longer mortgage term to keep monthly payments manageable.

Practical tip: instruct a solicitor before your offer is accepted. Have your ID, proof of address, and source of funds documents ready. The faster you can exchange, the less exposure you have to gazumping.