You’ve had your offer accepted—congratulations! But here’s what many first-time buyers don’t expect: the legal process of buying your home can feel more complex than finding it.
Enter the property lawyer, also known as a conveyancer. This professional guides you through every legal step from offer acceptance to the moment you pick up your keys. They’ll conduct searches, review contracts, handle your deposit, and ensure you’re legally protected throughout the transaction.
If you’re wondering what exactly happens during conveyancing or why your solicitor keeps asking for more information, this guide demystifies the entire process. Understanding the conveyancing process is crucial for any first-time buyer navigating the UK property market.
Why You Need a Property Lawyer
In England and Wales, you legally require a solicitor or licensed conveyancer to handle property ownership transfer. This isn’t optional—it’s fundamental to home-buying.
A property lawyer ensures:
Your purchase is legally sound. They verify that the seller owns the property and has the right to sell it. Complications with ownership disputes, boundary issues, or undisclosed restrictions arise more often than you’d think.
You understand what you’re buying. They review all legal documents, highlight concerns, and explain terms in plain English. You’re making one of the biggest financial decisions of your life—you deserve to understand exactly what you’re committing to.
Your interests are protected. Unlike estate agents who work for the seller, your conveyancer works exclusively for you. They’re your legal advocate throughout the transaction.
The transaction completes properly. They coordinate with the seller’s solicitor, your mortgage lender, and other parties to ensure all legal requirements are met before completion.
The Conveyancing Process – What to Expect
Verifying Your Identity
The first thing your conveyancer does is verify your identity and conduct anti-money laundering checks. You’ll need to provide:
- Photo identification (passport or driving licence)
- Proof of address (utility bills, bank statements)
- Source of funds documentation showing where your deposit came from
These checks are mandatory under UK regulations and typically take a few days once you’ve provided required documents.
Setting Realistic Timescales
Most conveyancing takes 8-12 weeks from offer acceptance to completion. Several factors affect timelines:
- Chain complexity: If multiple buyers and sellers are linked, coordination becomes complex
- Search results: Local authority searches typically take 2-3 weeks
- Mortgage processing: Lenders need 2-4 weeks to complete checks and issue formal offers
- Leasehold complications: Additional checks on lease terms add time
Your conveyancer will keep you updated on progress, but remember that some delays are outside anyone’s control.
Property Searches and Surveys
Your conveyancer orders several property searches that investigate different aspects of the property:
Local Authority Search: Reveals planning applications, building regulation approvals, enforcement notices, and whether the property is in a conservation area.
Environmental Search: Identifies flood risks, contaminated land issues, radon gas presence, and environmental concerns.
Drainage and Water Search: Confirms whether the property connects to mains drainage and water supply.
Searches typically cost £250-£400 total. Professional surveyors like Countrywide Surveying Services can provide detailed structural inspections that identify issues before you commit to purchase.
Looking for comprehensive financing guidance? Whether you’re a first-time buyer or exploring luxury properties across the UK, understanding the complete financial picture is crucial. Our team can walk you through every cost involved. Email paul.welch@millionplus.com for expert advice.
Handling Contracts and Money
Once searches are complete, your conveyancer prepares for exchange of contracts. This involves:
Draft contracts: Reviewing contracts prepared by the seller’s solicitor and explaining all terms clearly.
Transfer deed (TR1): The official document that legally transfers ownership from the seller to you.
Mortgage deed: If using a mortgage, you’ll sign a legal charge giving your lender security over the property.
Deposit transfer: Usually 10% of the purchase price moves securely through your conveyancer’s client account.
Stamp Duty payment: Your conveyancer calculates and pays Stamp Duty Land Tax on your behalf. For first-time buyers, government relief schemes can significantly reduce this cost.
Exchange and Completion – The Critical Milestones
Exchange of Contracts
Exchange of contracts is when your purchase becomes legally binding. Before exchange, either party can withdraw without penalty. After exchange, you’re committed to completing the purchase.
At exchange:
- Both parties sign identical contracts
- You pay your deposit (typically 10%)
- A completion date is set (usually 1-2 weeks later)
- You’re legally obligated to complete the purchase
Completion Day
Completion day is when ownership legally transfers to you. On this day:
- Your conveyancer sends the remaining purchase money to the seller’s solicitor
- Once funds are confirmed, legal ownership passes to you
- The estate agent releases keys (usually between 1pm and 3pm)
- You can move in—the property is officially yours
Your conveyancer will call you once completion has happened. This is one of the best phone calls you’ll ever receive!
After Completion
Your conveyancer still needs to:
- Register your ownership with the Land Registry
- Pay Stamp Duty Land Tax to HMRC
- Send you final documents including title deeds
- Provide a detailed breakdown of all costs
This post-completion work typically takes 2-4 weeks.
Choosing the Right Conveyancer
Selecting the right property lawyer significantly impacts your experience:
Regulation and qualifications: Ensure they’re regulated by the Solicitors Regulation Authority (SRA) or Council for Licensed Conveyancers (CLC).
Conveyancing experience: Ask how many property transactions they handle annually.
Communication approach: Understand how they communicate and their typical response times.
Transparent pricing: Get a complete quote upfront including all fees, disbursements, and VAT.
Typical conveyancing costs include:
- Legal fees: £800-£1,500
- Searches: £250-£400
- Land Registry fees: £40-£910 depending on property value
- Stamp Duty: Varies dramatically based on purchase price
For guidance on securing the best mortgage rates alongside excellent legal representation, our team provides comprehensive support throughout your property purchase journey.
Frequently Asked Questions
How long does conveyancing take?
Typical conveyancing takes 8-12 weeks from offer acceptance to completion. Cash buyers with no chain can sometimes complete in 4-6 weeks, while complex chain situations might take 16+ weeks.
Do I need a conveyancer if I’m a cash buyer?
Yes, absolutely. Even without a mortgage, you need a qualified conveyancer to conduct property searches, review contracts, ensure legal ownership is properly transferred, and register your ownership with the Land Registry.
What are property searches and how much do they cost?
Property searches are official enquiries investigating the property and surrounding area. Standard searches include Local Authority (£80-£200), Environmental (£40-£80), and Drainage/Water (£80-£120). Total search costs typically run £250-£400.
When do I pay my conveyancer?
Some conveyancers request an upfront fee of £200-£500 when you instruct them. You’ll pay search costs upfront, and the bulk of your conveyancing fee is due on or just before completion.
Ready to Begin Your Property Purchase Journey?
If you’re preparing to buy your first home and want to ensure every aspect of your purchase is handled expertly, we can help guide you through the process.
