Conveyancing legal process explained step by step

You’re stressing about your property move right now, aren’t you? Whether buying your dream home or selling to escape, you feel that knot in your stomach when solicitors throw around terms like “searches” and “exchange” without explaining what’s actually happening. The conveyancing process doesn’t have to be this bewildering ordeal that drains your bank account and sanity. Every step from initial offer to final keys follows predictable conveyancing stages that put you back in control. Don’t navigate residential conveyancing alone, get proper legal guidance.

Read on to discover the exact conveyancing stages that determine whether your property move succeeds or becomes a costly nightmare.

Do you need a solicitor?

We will connect you with the right solicitor, near you.

Find a solicitor near me Request a call

Conveyancing process legal framework: What you must know

The conveyancing process, the legal transfer of property ownership, operates under strict property law that governs every transaction in England and Wales. Five essential legal elements control your property move:

1. Law of Property Act 1925 & Land Registration Act 2002: These establish the statutory framework requiring specific procedures for valid property transfers and ownership registration.
2. Land Registry system: Government-maintained database proving legal ownership and recording all property charges against registered land nationwide.
3. Mandatory due diligence rules: Legislation compels solicitors to investigate title defects, planning restrictions, and environmental hazards before contract exchange.
4. Anti-money laundering regulations: Strict identity verification and source of funds checks apply to all parties regardless of transaction value.
5. Consumer protection legislation: Laws requiring transparent fee structures, risk disclosure, and professional indemnity insurance coverage for residential conveyancing

Conveyancing stages: Complete process step by step

The conveyancing process follows four distinct conveyancing stages that move your property transaction from initial offer to final ownership. Each step has specific legal requirements and deadlines:

1. Pre-contract stage: Your solicitor conducts property searches, reviews the draft contract, raises enquiries with the seller’s solicitor, and arranges your mortgage offer. This stage includes local authority searches, environmental checks, and title verification.
2. Exchange of contracts: Both parties sign identical contracts and exchange them through solicitors. You pay your deposit (typically 10%) and become legally bound to complete. The completion date is fixed and cannot be changed without mutual agreement.
3. Post-exchange to completion: Your solicitor finalises mortgage arrangements, conducts final searches, prepares completion statements, and arranges fund transfers. You organise building insurance and final inspections during this phase.
4. Post-completion formalities: Your solicitor registers your ownership with the Land Registry, pays Stamp Duty Land Tax, and sends you the official title deeds. They also register any mortgage charges and handle final account settlements.

Timeline expectations: How long does each step take?

The conveyancing process typically spans 8-12 weeks from offer acceptance to keys, though each step varies significantly. Realistic timeframes help manage expectations and planning:

1. Pre-contract phase (4-8 weeks): Property searches take 2-3 weeks, mortgage applications require 3-4 weeks, and contract negotiations add 1-2 weeks. Chain coordination can extend this phase considerably.
2. Exchange to completion (1-4 weeks): Standard gap allows final preparations, though cash buyers may complete within days. Completion dates typically scheduled for Fridays to allow weekend moves.
3. Post-completion (2-4 weeks): Land Registry registration takes 2-3 weeks, while Stamp Duty payments have 14-day deadlines from completion.

Conveyancing process delays: Common problems that stop completion

The conveyancing process faces predictable obstacles that can derail your completion dates and increase costs. Four major issues cause most transaction delays:

1. Property surveys and structural issues: Mortgage valuations flag subsidence, damp, or roof problems requiring specialist reports. Building defects trigger price renegotiation or seller remedial work demands. Structural engineers reports can take 2-3 weeks, extending your timeline.
2. Japanese knotweed problems: Invasive plant species affecting mortgage lending and property values. Requires specialist treatment plans and indemnity insurance. Can delay completion by 4-8 weeks pending eradication quotes. (Read more about this topic)
3. Planning permission and building regulations issues: Undocumented extensions or conversions lacking proper approvals. Local authority searches revealing enforcement notices or pending applications. Retrospective planning applications take 8-16 weeks to resolve.
4. Leasehold complications: Missing service charge accounts or ground rent Management company approval delays for sales or mortgage applications. Complex lease extensions or share of freehold negotiations.

Conveyancer vs solicitor: Who does what?

Two types of legal professionals can handle your conveyancing process, each with distinct qualifications and service scope. Know the differences before choosing:

1. Licensed conveyancer qualifications: Specialist property law training focused exclusively on residential conveyancing. Regulated by the Council for Licensed Conveyancers with mandatory professional indemnity insurance.
2. Qualified solicitor training: Full legal degree plus Law Society qualification covering all legal areas. Can handle complex disputes, inheritance issues, and related legal matters beyond property transfer.

Service scope differences:

• Licensed conveyancers handle standard property transactions only.
• Qualified solicitors manage complicated cases involving litigation, family law, or commercial elements.
• Both provide identical search services and contract preparation.

Cost Considerations:

• Licensed conveyancers typically charge £800-£1,200 for straightforward transactions.
• Qualified solicitors range £1,000-£2,000 depending on complexity and location.
• Fixed fees becoming standard across both professions.

Choosing the right legal professional:

• Standard purchases: either option suitable.
• Leasehold complications or disputes: solicitor recommended.
• New builds with warranties: specialist experience essential.

Buying vs selling property: Different responsibilities

The conveyancing process creates distinct legal obligations for buyers and sellers, with each side’s legal representative handling different tasks. Your position determines what your solicitor must deliver:

Buyer’s solicitor duties:

• Review seller’s contract pack and negotiate terms.
• Secure mortgage offers and arrange completion funding.
• Register new ownership with Land Registry post-completion.
• Raise legal enquiries about property condition and restrictions.
• Commission and review all property searches and survey reports.

Seller’s legal representative requirements:

• Transfer legal title and hand over keys at completion.
• Arrange redemption statements for existing mortgages.
• Respond to buyer’s enquiries within reasonable timeframes.
• Provide Energy Performance Certificate and gas safety records.
• Prepare contract pack including title deeds and property information forms.

Chain management considerations:

• Communicate delays or issues immediately to all parties.
• Manage deposit flows between connected sales and purchases.
• Coordinate completion dates across multiple linked transactions.
• Arrange simultaneous exchange when multiple properties involved.

Each side pays their own legal costs regardless of transaction outcome.

FAQs

• Why does conveyancing take so long? The conveyancing process involves mandatory legal searches, mortgage applications, and contract negotiations that cannot be rushed. Each step has statutory requirements and third-party dependencies beyond your solicitor’s control.
• Can I speed up the conveyancing timeline? Yes, by instructing solicitors early, responding promptly to requests, arranging mortgage applications quickly, and choosing properties without chains. Cash purchases eliminate mortgage delays
• What if my property survey reveals problems? You can renegotiate the purchase price, request seller repairs, withdraw from the sale, or proceed accepting the risks. Your solicitor advises on legal implications of each option.

The conveyancing process involves complex legal steps that require professional expertise. Each conveyancing stage from searches to completion carries significant risks without qualified residential conveyancing support. Don’t navigate property transactions alone.

Stop stressing about your property move!

Qredible’s network of experienced residential conveyancing solicitors handles every step of your transaction with transparent fees and regular updates.

KEY TAKEAWAYS

• The conveyancing process follows four distinct legal stages from offer acceptance to final ownership registration, typically taking 8-12 weeks to complete.
• Common delays include structural issues, planning permission problems, and leasehold complications that can extend the timeline by weeks or months.
• Professional residential conveyancing representation is essential due to complex property law requirements, mortgage lender obligations, and significant financial risks.