Conveyancing is one of those things that sounds straightforward until you're in the middle of it and wondering why it's been six weeks and nothing seems to have happened. Your solicitor (or licensed conveyancer) is the legal professional responsible for transferring property ownership from the seller to you — and they have a lot more to do than most buyers realise. Getting the right one can make the difference between a smooth completion and a chain collapse. Getting the wrong one can cost you thousands in wasted surveys, mortgage offers expiring, and delayed moves. This guide explains what they actually do, the difference between a solicitor and a licensed conveyancer, what you should be paying, and the warning signs that your conveyancer is the weak link in your chain.
What a Conveyancing Solicitor Does
The conveyancing process has several distinct stages, and your solicitor handles all of them:
Pre-exchange:
- Raising and answering enquiries on the contract pack from the seller's solicitors
- Ordering and reviewing local authority, drainage, environmental, and chancel repair searches
- Reviewing the title register and title plan at HM Land Registry
- Advising on special conditions, restrictions, and covenants on the property
- Liaising with your mortgage lender to satisfy their requirements
- Reviewing the management pack (for leasehold properties)
Exchange:
- Exchanging signed contracts and transferring the deposit (usually 10%) to the seller's solicitor
- Creating a legally binding commitment — from exchange, neither party can withdraw without penalty
Completion:
- Transferring the balance of funds on completion day
- Registering your ownership at HM Land Registry
- Filing and paying Stamp Duty Land Tax (SDLT) on your behalf
- Releasing the keys to you (via the estate agent)
Licensed Conveyancers vs Solicitors
Both can handle residential property transactions. The key differences:
| Solicitor | Licensed Conveyancer | |
|---|---|---|
| Regulated by | Solicitors Regulation Authority (SRA) | Council for Licensed Conveyancers (CLC) |
| Training | Law degree + LPC/SQE | Specialist property law qualification |
| Scope of work | Can handle complex legal issues beyond conveyancing | Property transactions only |
| Cost | Typically slightly higher | Often slightly lower |
| Best for | Complex transactions, unusual titles, disputes | Standard residential transactions |
For a standard freehold purchase, a licensed conveyancer is perfectly adequate. For a leasehold purchase with complex title issues, enfranchisement, or concurrent sale and purchase, a solicitor is usually the better choice.
How to Find a Good Conveyancer
- Law Society — search accredited conveyancers at lawsociety.org.uk (look for the Conveyancing Quality Scheme, CQS, accreditation)
- RICS — some surveying firms also offer conveyancing and carry RICS accreditation
- Personal recommendation — word of mouth from someone who completed in the last 12 months is often the most reliable indicator
- Comparison sites — conveyancing.com, reallymoving.com, and similar aggregators provide instant quotes, but the cheapest option is frequently not the best one
- Your estate agent's recommendation — use with caution; estate agents often receive referral fees for recommending conveyancers
Ask the firm directly: how many transactions are they handling per fee earner? How do they communicate (email, phone, client portal)? What is their average transaction time?
What to Look for in a Quote
Conveyancing quotes are rarely like-for-like. Always check:
Legal fees — the professional fee for the conveyancer's work Disbursements — third-party costs including searches, Land Registry fees, bank transfer fees. These are NOT optional — they are pass-through costs VAT — is the headline figure inclusive or exclusive of VAT? Leasehold supplement — leasehold transactions cost more; check this is included in the quote Mortgage supplement — if you're buying with a mortgage, there's usually an additional fee
A quote that looks attractively low but excludes disbursements or has a large "supplement" list may end up costing more than a higher headline figure.
Typical Conveyancing Fees
| Item | Typical Cost |
|---|---|
| Solicitor/conveyancer legal fee (purchase) | £800–£1,800 |
| Solicitor/conveyancer legal fee (sale) | £600–£1,200 |
| Local authority search | £100–£250 |
| Drainage search | £35–£100 |
| Environmental search | £35–£90 |
| Chancel repair search | £15–£25 |
| Land Registry registration fee | £20–£500 (based on property value) |
| Bank transfer fee (CHAPS) | £25–£40 |
| SDLT filing fee | Included or £50–£100 extra |
| Identity check fee | £10–£50 |
Total disbursements typically run to £400–£800 on a standard freehold purchase. On a leasehold purchase, add £200–£400 for the management pack, notice of assignment, and deed of covenant.
Common Delays and How to Avoid Them
The average residential transaction in England and Wales takes 12–16 weeks from offer to completion. Common causes of delay:
- Slow local authority searches — some councils take 6–8 weeks; choose a solicitor who uses personal search companies where possible
- Missing information on the seller's side — incomplete TA6/TA10 forms, missing planning permissions
- Mortgage offer delays — apply early, and respond to lender queries instantly
- Leasehold management pack delays — management companies can take weeks; your solicitor should chase early
- Chain collapse — someone above or below you withdraws; nothing you can do except build a relationship with all parties
What you can do: respond to your solicitor's requests immediately, don't go on holiday around exchange, and stay in regular contact. A solicitor handling 200 files will naturally prioritise the responsive clients.
Red Flags That Suggest a Slow or Incompetent Conveyancer
- No dedicated fee earner — your file is passed between junior staff
- Communication only by post, or no client portal
- Takes more than 48 hours to respond to emails without explanation
- Cannot tell you clearly what stage the transaction is at
- Submits your mortgage application instructions late to the lender
- Raises the same enquiry multiple times
- Does not proactively chase the other side or the management company
If you have genuine concerns, you can make a formal complaint to the firm first, then to the Legal Ombudsman (legalombudsman.org.uk) if unresolved. Switching conveyancers mid-transaction is possible but disruptive — prevention is far preferable.
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