When buying or selling property in the UK, conveyancing is the legal process that ensures ownership is properly transferred from one party to another. It protects both sides by conducting key legal checks, exchanging binding contracts, and overseeing the transfer of funds and title.

This process involves several legal stages and responsibilities, and is typically handled by a solicitor or licensed conveyancer. Whether you’re a buyer or a seller, understanding the steps involved is critical to avoid delays, disputes, or legal issues later.

Axis Solicitors brings clarity to the conveyancing process UK so that property transactions move smoothly and efficiently—safeguarding your investment and peace of mind.

For Buyers: Step-by-Step Breakdown of the Conveyancing Process UK

Buying a property is likely the most significant financial commitment you’ll make. To ensure the transaction is legally secure, efficient, and free from hidden risks, it’s essential to understand each stage of the conveyancing process UK from a buyer’s perspective.

Here’s a step-by-step overview of what to expect:

1. Instructing a Conveyancer or Solicitor

The first step is to formally appoint a solicitor or licensed conveyancer. This legal professional will represent you throughout the conveyancing process UK, handling everything from searches to contracts and final registration.

Key Tasks:

• Confirm their fee structure and service scope (fixed fee, hourly rate, or percentage of property price)
• Complete initial ID and anti-money laundering checks
• Sign a client care letter or instruction form

2. Pre-Contract Work and Enquiries

Once you’ve had your offer accepted on a property, your solicitor will receive a draft contract from the seller’s solicitor. This will include:

• Title deeds
• Property information forms (TA6)
• Fixtures and fittings list (TA10)
• Leasehold or freehold documentation

Your solicitor will review these carefully and raise pre-contract enquiries, flagging any concerns.

This phase is crucial for identifying risks in the property and forms a central part of the legal process for house purchase UK.

3. Conducting Legal Searches

Your solicitor will carry out a number of property searches to uncover information not readily visible from an inspection.

Common Searches Include:

• Local authority search – planning permissions, highways, nearby developments
• Environmental search – flooding, contamination, radon gas
• Water and drainage search – connection to mains supply and sewers
• Land Registry search – confirming seller’s legal ownership

In some cases, additional specialist searches may be required (e.g. coal mining or HS2 proximity).

These searches are vital to completing due diligence as part of the UK conveyancing timeline.

4. Reviewing the Mortgage Offer

If you’re buying with a mortgage, your lender will conduct their own valuation and then issue a formal mortgage offer. Your solicitor will:

• Check the terms and special conditions
• Ensure the property’s title meets lender requirements
• Act as the mortgage lender’s legal representative

Once reviewed and approved, you’ll sign the mortgage deed and your solicitor will prepare for exchange.

5. Signing Contracts and Exchanging

When all enquiries are answered, searches returned, and mortgage formalities complete, your solicitor will arrange for:

• You to sign the final contract
• Agreeing a completion date with the seller
• Collecting your deposit (usually 10%)

Exchange of contracts is the point at which the deal becomes legally binding. Both parties’ solicitors will simultaneously exchange contracts by phone and confirm in writing.

After exchange:

• The buyer cannot back out without severe financial penalties
• Buildings insurance should be activated
• Removal and moving plans should be finalised

6. Pre-Completion Tasks

Before the completion date, your solicitor will:

• Request your mortgage funds
• Obtain a final pre-completion search (priority search)
• Prepare a financial statement (showing what you owe including stamp duty, fees, and deposit)

Everything is checked and double-checked to avoid any last-minute legal or financial surprises.

7. Completion Day

On the agreed completion date:

• Your solicitor transfers the purchase money to the seller’s solicitor
• Once funds are received, the seller vacates the property
• You receive the keys via the estate agent

At this point, ownership officially transfers to you.

8. Post-Completion and Registration

Even after completion, there are still legal formalities to wrap up:

• Your solicitor pays Stamp Duty Land Tax to HMRC
• Submits the application to register the property in your name with HM Land Registry
• You receive the Title Information Document, proving your legal ownership

This final step can take several weeks but is essential to complete the conveyancing process UK legally.

For Sellers: Step-by-Step Breakdown of the Conveyancing Process UK

Selling a property in the UK involves its own legal responsibilities. Just as buyers need protection, sellers must ensure that the legal transfer of ownership is clean, compliant, and timely. Here’s how the conveyancing process UK works for sellers, from instruction to post-completion.

1. Instructing a Conveyancer or Solicitor

As soon as you decide to sell your property, you should appoint a solicitor or licensed conveyancer. Starting early prevents delays once a buyer is found.

Key Actions:

• Provide proof of identity
• Sign a formal instruction document
• Discuss timescales and fee arrangements
• Provide details of your mortgage (if any)

If you have a mortgage on the property, your solicitor will need details of the lender to obtain a redemption figure later.

2. Completing Property Forms

Once instructed, your solicitor will send you several forms to complete, which will be passed to the buyer’s solicitor. These include:

• TA6 – Property Information Form
  Covers general details, such as boundaries, disputes, planning permissions, and services.
• TA10 – Fixtures and Fittings Form
  Lists what is included in the sale, e.g. white goods, curtains, or garden sheds.
• TA7 – Leasehold Information Form (if applicable)
  Required if you are selling a leasehold property.

Providing accurate and detailed information here is essential. Any missing or false information can delay the conveyancing process UK or even result in a claim after the sale.

3. Drafting and Issuing the Contract Pack

Using the completed forms and the title deeds from HM Land Registry, your solicitor will prepare a draft contract pack, which is sent to the buyer’s solicitor. It includes:

• Title documents
• Completed forms
• Leasehold or freehold details
• Any other relevant documentation

The buyer’s solicitor will use this to begin their legal review and raise enquiries.

4. Handling Enquiries from the Buyer’s Solicitor

The buyer’s solicitor will send pre-contract enquiries, usually focusing on issues found in the documents or searches. Your solicitor will consult you and respond with supporting evidence where needed.

Typical enquiries include:

• Clarification of boundary lines
• Guarantees for past building work
• Planning permission documents
• Service charge accounts (for leaseholds)

Fast, honest responses can help keep the UK conveyancing timeline on track.

5. Agreeing the Contract and Exchange

Once the buyer’s solicitor is satisfied and the buyer’s mortgage is confirmed, your solicitor will:

• Finalise the contract terms
• Agree a completion date
• Ask you to sign the final contract

Exchange of contracts is coordinated by both solicitors. At this point, the buyer pays their deposit and both parties are legally committed to the sale.

6. Between Exchange and Completion

After contracts are exchanged, you will need to:

• Arrange removals
• Pack and clear the property
• Ensure it is left in agreed condition
• Sign a Transfer Deed (TR1) confirming the legal transfer

Your solicitor will request a final mortgage redemption statement and prepare to settle this on completion day.

7. Completion Day

On completion:

• The buyer’s solicitor transfers the funds to your solicitor
• Once received, your solicitor authorises the estate agent to release the keys
• Your mortgage (if any) is redeemed
• Your solicitor deducts fees and sends you the remaining balance

The sale is now complete. You are no longer the legal owner.

8. Post-Completion Actions

After completion:

• Your solicitor sends the signed Transfer Deed to the buyer’s solicitor
• They complete the buyer’s registration with HM Land Registry
• If leasehold, notices to the freeholder are sent as required

While your legal involvement ends at completion, good documentation and legal accuracy throughout the conveyancing process UK ensures a clean break and minimal future risk.

Common Delays and How to Avoid Them in the Conveyancing Process UK

Despite everyone’s best efforts, the conveyancing process in the UK is notorious for delays. Understanding the most common causes—and how to avoid them—can make a substantial difference in how quickly and smoothly your transaction progresses.

1. Slow Replies to Enquiries

One of the most frequent causes of delay is when solicitors or clients take too long to respond to pre-contract enquiries.

How to Avoid:

• Sellers: Complete forms thoroughly from the outset and have documents ready (e.g. planning permissions, warranties).
• Buyers: Respond to requests for ID, deposit, or mortgage details promptly.
• Solicitors: Choose a responsive, proactive legal team experienced in property conveyancing UK.

2. Mortgage Issues or Delays with Offers

Lenders may take time to process applications, raise issues with the valuation, or require further evidence from buyers.

How to Avoid:

• Get a mortgage agreement in principle before making an offer.
• Ensure you have paperwork ready: payslips, bank statements, ID.
• Choose lenders known for quick turnaround times.

3. Search Delays from Local Authorities

Some local authorities take weeks to return searches—especially in high-demand areas.

How to Avoid:

• Ask your solicitor to order searches as soon as your offer is accepted.
• Consider using regulated personal searches, which are often quicker and accepted by most lenders.

4. Chain Dependencies

If you’re in a chain, your transaction depends on others being ready. A delay in one link holds up the entire process.

How to Avoid:

• Maintain open communication with estate agents and solicitors throughout the chain.
• Consider flexibility on the completion date to support coordination.
• Keep pressure up on all parties to keep momentum.

5. Title Issues and Unregistered Land

Complications often arise from old title deeds, unregistered land, or missing documentation.

How to Avoid:

• Sellers: If your property isn’t registered, speak to a solicitor early to avoid registration delays.
• Buyers: Ensure your solicitor does a thorough title review as part of the conveyancing process UK.

6. Leasehold Complications

Leasehold properties introduce extra layers: managing agents, freeholders, service charges, and ground rent.

How to Avoid:

• Sellers: Instruct your solicitor to collect all leasehold documentation and management pack early.
• Buyers: Be clear on lease terms before exchange (length remaining, service charges, restrictions).

7. Inexperienced or Unresponsive Solicitors

Choosing the wrong legal support can lead to communication breakdowns, missed deadlines, and mounting frustration.

How to Avoid:

• Choose a firm with a strong reputation for UK conveyancing.
• Ensure your solicitor provides regular updates and has dedicated property specialists.
• Avoid “bargain” conveyancing services that cut corners.

8. Last-Minute Negotiations or Issues

Sudden price renegotiations, removal of items, or disputes over survey findings can stall proceedings late in the process.

How to Avoid:

• Be honest and upfront during negotiations.
• Buyers: Use survey results to inform decisions, but avoid unrealistic demands.
• Sellers: Agree clearly on what’s included in the sale early on.

Understanding Legal Fees and Disbursements in UK Conveyancing

Whether you’re buying or selling, one unavoidable aspect of the conveyancing process UK is the legal cost. It’s important to understand what you’re paying for, what’s included, and where unexpected charges can crop up.

1. What Are Conveyancing Fees?

Conveyancing fees refer to the legal charges your solicitor or licensed conveyancer bills you for handling the transaction. They are typically divided into two parts:

• Legal Fees: The solicitor’s professional service charge.
• Disbursements: Third-party costs your solicitor pays on your behalf (e.g. searches, Land Registry fees).

2. Typical Legal Fees (Buyers & Sellers)

For Buyers:

• Legal fees typically range between £800 and £1,500 plus VAT, depending on property value and complexity.
• Leasehold properties often incur additional charges due to extra documentation and communication with freeholders or managing agents.

For Sellers:

• Slightly lower, averaging £600 to £1,200 plus VAT, since there are fewer searches involved.

Always request a full quote before instructing a solicitor. Ask for:

• Breakdown of fees
• Confirmation of whether the fee is fixed or variable
• Any potential “add-ons” (e.g. acting for a lender, leasehold supplements)

3. Common Disbursements Explained

Here’s a breakdown of common disbursements in the UK conveyancing process:

Prices are general UK averages as of 2025 and can vary by region and solicitor.

4. Stamp Duty Land Tax (SDLT)

Stamp Duty is a tax paid by the buyer based on the purchase price. The current rates (as of 2025) are:

• 0% up to £250,000 (for residential purchases)
• 5% on the portion from £250,001 to £925,000
• 10% on £925,001 to £1.5 million
• 12% above £1.5 million

First-time buyers benefit from an increased threshold of £425,000 (subject to eligibility).

Your solicitor will calculate this for you and submit the SDLT return to HMRC on your behalf.

5. Additional Leasehold Fees (Buyers)

If you’re buying a leasehold property, additional costs may apply, including:

• Notice of Assignment: Informing freeholder of new ownership (£50–£300)
• Deed of Covenant: Agreement with landlord or management company (£100–£300)
• Certificate of Compliance: Ensures leasehold terms are followed (£50–£200)

These are often payable to the managing agent or freeholder, not your solicitor.

6. Tips to Manage Costs

• Compare quotes carefully: Use licensed and regulated solicitors, not just the cheapest option.
• Ask for a fixed fee: This protects you from creeping costs during the transaction.
• Check what’s excluded: Ensure leasehold fees, bank transfers, and ID checks are included in the initial quote.
• Keep paperwork organised: Fast responses help avoid repeat searches or extra charges.

Frequently Asked Questions

1. What is the conveyancing process UK and why is it necessary?

The conveyancing process UK is the legal procedure for transferring property ownership from one party to another. It involves reviewing contracts, performing legal checks, conducting searches, and registering the new owner with HM Land Registry. Without proper conveyancing, a buyer could face disputes over boundaries, hidden debts on the property, or even lose their right to the title.

2. How long does the conveyancing process UK usually take?

The average conveyancing process UK takes 8 to 12 weeks from the time an offer is accepted to completion. However, the timeline can vary due to factors like mortgage approval delays, long property chains, leasehold issues, or slow responses from local authorities during searches.

3. What are the key stages in the conveyancing process UK?

For both buyers and sellers, the conveyancing process UK includes:

• Instructing a solicitor
• Contract drafting and review
• Legal searches (for buyers)
• Raising and answering enquiries
• Exchange of contracts
• Completion
• Post-completion (including registration and Stamp Duty payment)

4. Can I do the conveyancing process UK myself without a solicitor?

Technically, yes. You can handle the conveyancing process UK as a layperson, but it’s strongly discouraged. Property law is complex, and mistakes can have serious financial or legal consequences. Most mortgage lenders also require you to use a qualified solicitor or licensed conveyancer.

5. What’s the difference between a solicitor and a conveyancer in the UK?

Both are qualified to handle the conveyancing process UK, but:

• Solicitors are qualified lawyers who can offer broader legal services.
• Licensed conveyancers specialise only in property law.

Either can act on your behalf for buying or selling property. The best choice often depends on complexity, location, and service responsiveness.

6. How can I speed up the conveyancing process UK?

To help speed up the conveyancing process UK, you should:

• Instruct your solicitor early
• Respond promptly to requests for ID, paperwork, or signatures
• Ensure your finances (including mortgage and deposit) are ready
• Keep in close contact with your solicitor and estate agent
• Choose experienced conveyancers who provide regular updates

7. Are there special considerations in the conveyancing process UK for leasehold properties?

Yes. Leasehold properties involve additional legal checks, including:

• Reviewing the lease terms
• Service charges and ground rent details
• Management company involvement
• Remaining lease length (critical for mortgage eligibility)

These complexities mean the conveyancing process UK for leaseholds usually takes longer and costs more due to added legal work.

8. What happens if the buyer or seller pulls out of the conveyancing process UK?

Until exchange of contracts, either party can withdraw from the conveyancing process UK with no legal consequences (apart from incurred fees). After exchange, the contract becomes legally binding. If a buyer pulls out after exchange, they lose their deposit. If a seller pulls out, they can be sued for breach of contract.

9. What searches are part of the conveyancing process UK for buyers?

Searches typically include:

• Local authority search
• Drainage and water search
• Environmental search
• Land Registry checks

These searches are crucial to the conveyancing process UK because they uncover issues that aren’t visible through property inspections, such as planning disputes or flood risks.

10. When should I get buildings insurance during the conveyancing process UK?

Buyers should activate buildings insurance as soon as contracts are exchanged. From that point, you are legally bound to buy the property—even if damage occurs before completion.

11. Is stamp duty included in the conveyancing process UK?

Yes, your solicitor will calculate your Stamp Duty Land Tax (SDLT) and file the return with HMRC. The payment is usually made on your behalf right after completion, as part of the conveyancing process UK.

12. What is a ‘chain’ and how does it affect the conveyancing process UK?

A property chain occurs when multiple buyers and sellers are interdependent — for example, one person needs to sell their home before buying another. This can cause significant delays in the conveyancing process UK if one link in the chain encounters a problem.

13. Who notifies the Land Registry in the conveyancing process UK?

Your solicitor is responsible for submitting the application to HM Land Registry to register you as the new owner. This usually happens shortly after completion and final payments are made.

14. Can the conveyancing processes become part of will disputes?

Yes, the conveyancing processes UK can become directly involved with defending will disputes when the sale or transfer of a deceased person’s properties are contested. In such cases, conveyancing cannot proceed until the legal issues surrounding the will are resolved.

15. How do I choose the right solicitor for the conveyancing process UK?

Look for a solicitor who is:

• Regulated by the SRA or CLC
• Transparent with pricing and services
• Experienced in your type of property transaction
• Well-reviewed and communicative

Choosing the right professional makes all the difference in the success and stress-level of the conveyancing process UK.

Ready to start your property transaction?

The conveyancing process UK can be complex, technical, and at times, frustrating—especially when communication breaks down or timelines slip. Whether you’re buying your first home, selling a rental property, or managing a leasehold transaction, the legal precision required demands expertise.

At Axis Solicitors, we don’t just handle paperwork — we protect your interests, keep you fully informed, and drive your transaction forward with clarity and urgency.

Contact Axis Solicitors today