Understanding conveyancing
Conveyancing is the legal process of transferring property ownership from seller to buyer. It sounds administrative, but it is where most delays and nasty surprises happen. Understanding the steps helps you keep your move on track.
What conveyancers actually do
A conveyancer (either a licensed conveyancer or a solicitor) is responsible for verifying legal title, ordering searches, reviewing contract packs, handling stamp duty, and moving completion funds.
They also protect you from problems you cannot see: unregistered extensions, restrictive covenants, missing indemnity policies, or a lender's requirement that has not been met.
The core stages
Instruction and ID checks — your firm verifies identity and source of funds under anti-money-laundering rules.
Contract pack — the seller's solicitor issues the draft contract, title register, TA6 (property information) and TA10 (fittings) forms.
Searches — local authority, water and drainage, and environmental searches. Chancel and mining searches are added where relevant.
Enquiries — your solicitor raises questions arising from the pack and searches. This is usually the longest stage.
Mortgage offer and report on title — your solicitor produces a report explaining the property, title and any risks.
Exchange — contracts are signed and deposit is paid. Completion is scheduled, typically 1-4 weeks later.
Completion — funds move, keys are released, and stamp duty is submitted within 14 days.
How long it takes and why it stalls
The current UK average is 12-16 weeks from offer to completion for a freehold, and 16-22 weeks for a leasehold flat.
Leaseholds are slower because the managing agent must produce a management pack (LPE1) which can cost £300-£500 and take 4-6 weeks. Chase it the day you instruct.
Chains stall when any single party is disorganised. A proactive conveyancer chasing weekly is worth more than the cheapest quote.
What a good quote looks like
Ask for a fixed fee inclusive of VAT, plus a full list of disbursements (searches, Land Registry, bank transfer fees, SDLT filing).
Beware headline quotes that exclude searches or add per-enquiry charges. A £600 quote can easily become £1,400 by completion.
For a typical freehold house in 2026, a fair total sits between £1,100 and £1,800. Leaseholds usually add £250-£400.
Need help with your move?
Get matched with regulated UK conveyancers, surveyors and mortgage brokers who fit your situation.
Get matched
