What is Conveyancing?
Conveyancing is the legal process of transferring property ownership from seller to buyer. In the UK, this process is handled by qualified solicitors or licensed conveyancers who ensure all legal requirements are met and the transaction proceeds smoothly.
The conveyancing process typically takes 8-12 weeks from offer acceptance to completion, though this can vary depending on the complexity of the transaction and the efficiency of all parties involved.
The Complete Conveyancing Timeline
Stage 1: Pre-Offer Preparation (1-2 weeks)
Before making an offer, smart buyers prepare by:
- Mortgage Agreement in Principle: Secure pre-approval for your mortgage
- Choose a Solicitor: Research and instruct a conveyancing solicitor
- Arrange Survey: Book a structural survey for your chosen property
- Proof of Funds: Gather evidence of your deposit and income
Stage 2: Offer Acceptance to Exchange (6-10 weeks)
Week 1-2: Initial Instructions
Once your offer is accepted:
- Formally instruct your solicitor with signed terms of business
- Provide proof of identity and source of funds
- Your solicitor requests the contract pack from the seller's solicitor
- Submit your full mortgage application
Week 2-4: Due Diligence
Your solicitor will:
- Review the Contract: Examine all terms and conditions
- Local Authority Searches: Check planning, environmental, and highway issues
- Water and Drainage Search: Confirm water supply and sewerage
- Environmental Search: Check for contamination or flood risks
- Title Investigation: Verify the seller's legal right to sell
Week 4-6: Enquiries and Mortgage
- Submit additional enquiries based on search results
- Mortgage valuation conducted by lender
- Review mortgage offer when received
- Negotiate any issues arising from searches or survey
Week 6-8: Contract Preparation
- Review and approve final contract terms
- Arrange buildings insurance from exchange date
- Transfer deposit funds to solicitor's account
- Coordinate exchange date with all parties
Stage 3: Exchange of Contracts
This is the crucial moment when:
- Both parties are legally committed to the transaction
- Completion date is fixed and legally binding
- Buyer's deposit (typically 10%) is transferred
- Both parties risk losing significant money if they withdraw
Stage 4: Exchange to Completion (1-4 weeks)
During this period:
- Final searches: Updated bankruptcy and company searches
- Mortgage arrangements: Finalise mortgage deed and arrangements
- Completion statement: Calculate final amounts due
- Moving preparations: Arrange removals and utility transfers
Stage 5: Completion Day
On completion day:
- Buyer's solicitor transfers remaining purchase funds
- Seller's solicitor confirms receipt and authorises key release
- Deeds are transferred and ownership officially changes
- Stamp duty is paid (if applicable)
- Registration at Land Registry is initiated
Key Documents in Conveyancing
Contract Pack
The seller's solicitor provides:
- Draft Contract: Legal agreement for the sale
- Title Deeds: Proof of ownership and any restrictions
- Property Information Form: Seller's disclosure about the property
- Fittings and Contents Form: What's included in the sale
- Energy Performance Certificate: Property's energy efficiency rating
Search Results
- Local Authority Search (LLC1): Planning, roads, and environmental issues
- Water and Drainage Search: Water supply and sewerage information
- Environmental Search: Contamination and flood risk data
- Chancel Repair Search: Historic church repair liabilities
Understanding Search Results
Local Authority Search
This reveals:
- Planning permissions and applications
- Building regulations approvals
- Road adoption and maintenance responsibilities
- Environmental health issues
- Tree preservation orders
- Conservation area designations
Environmental Search
Identifies risks including:
- Flood risk from rivers, sea, and groundwater
- Previous industrial land uses
- Contaminated land registers
- Mining and subsidence risks
- Radon gas exposure levels
Common Conveyancing Issues
Chain Delays
Property chains can cause delays when:
- Multiple transactions must align for simultaneous exchange
- One party experiences mortgage or legal delays
- Survey issues arise requiring renegotiation
- Last-minute complications emerge
Title Problems
- Boundary disputes: Unclear property boundaries
- Rights of way: Access rights across the property
- Restrictive covenants: Limitations on property use
- Missing deeds: Incomplete ownership documentation
Search Revelations
- Planning applications for nearby developments
- Road widening or infrastructure projects
- Environmental contamination issues
- Flood risk higher than expected
How to Avoid Common Pitfalls
Choose the Right Solicitor
- Local expertise: Knowledge of local authorities and procedures
- Communication: Regular updates on progress
- Efficiency: Track record of meeting deadlines
- Transparent pricing: Clear fee structure with no hidden costs
Prepare Early
- Arrange mortgage agreement in principle before viewing
- Gather all required documentation in advance
- Research the area and property thoroughly
- Have contingency plans for potential delays
Stay Informed
- Request regular updates from your solicitor
- Understand what each search reveals
- Ask questions if anything is unclear
- Keep in touch with your mortgage broker
Conveyancing Costs Breakdown
Legal Fees
- Solicitor fees: £800-£1,500 for freehold properties
- Leasehold supplement: £200-£400 additional for leasehold
- Bank transfer fees: £20-£50 per transfer
- Land Registry fees: £40-£910 depending on property value
Search Costs
- Local Authority Search: £150-£300
- Water and Drainage Search: £50-£100
- Environmental Search: £40-£80
- Additional searches: £20-£100 each
Other Costs
- Stamp Duty: Varies by property value and circumstances
- Survey fees: £400-£1,000+ depending on type
- Mortgage arrangement fee: £0-£2,000
- Buildings insurance: £200-£500 annually
Leasehold Conveyancing Considerations
Additional Checks Required
- Lease length: Minimum 80+ years for mortgage approval
- Ground rent: Annual fees and review clauses
- Service charges: Buildings maintenance and management costs
- Management company: Financial health and efficiency
Leasehold Documents
- Copy of the lease with all variations
- Service charge accounts and budgets
- Buildings insurance certificate
- Management company information
- Landlord's consent (if required)
New Build Conveyancing
Additional Considerations
- Reservation agreements: Initial contracts to secure the property
- Stage payments: Multiple payment milestones during construction
- NHBC warranty: 10-year structural warranty verification
- Snagging lists: Defects identified before completion
Developer Requirements
- Planning permission and building regulations approval
- CML Handbook compliance for mortgage approval
- Utilities connections and adoption agreements
- Road adoption by local authority
When Things Go Wrong
Common Problems and Solutions
- Gazumping: When seller accepts higher offer - legal but unethical
- Gazundering: When buyer reduces offer before exchange
- Chain collapse: When linked transactions fall through
- Mortgage withdrawal: When lender withdraws approval
Protection Strategies
- Exchange contracts as quickly as possible
- Maintain good relationships with all parties
- Have backup options and contingency plans
- Consider professional indemnity insurance
Technology in Modern Conveyancing
Digital Improvements
- Electronic signatures: Faster contract execution
- Online portals: Real-time progress tracking
- Digital searches: Faster results and updates
- Electronic money transfers: Secure and instant payments
Future Developments
- Blockchain property records
- AI-powered document review
- Automated compliance checking
- Digital-first land registry
Post-Completion Tasks
Immediate Actions
- Register utilities in your name
- Update council tax records
- Register with local GP and dentist
- Update address with banks and employers
Legal Follow-up
- Land Registry registration (handled by solicitor)
- Receipt of official copies of title deeds
- Stamp duty return submission
- Filing of mortgage deed at Land Registry
Choosing a Conveyancing Solicitor
Key Selection Criteria
- Qualifications: SRA regulated solicitor or CLC licensed conveyancer
- Experience: Specialists in property law with local knowledge
- Communication: Regular updates and accessible contact
- Technology: Modern systems for efficiency and tracking
- Insurance: Professional indemnity cover for protection
Questions to Ask
- What is your average completion time?
- How often will you provide updates?
- Who will handle my case day-to-day?
- What are your total fees including disbursements?
- Do you offer online case tracking?
Conclusion
Understanding the conveyancing process empowers you to be an informed and proactive buyer. While the legal aspects are handled by qualified professionals, your knowledge and preparation can significantly impact the speed and success of your transaction.
Choose your solicitor carefully, prepare your documentation early, and stay informed throughout the process. Remember that conveyancing is a legal requirement designed to protect both buyers and sellers, ensuring that property ownership transfers are legitimate, secure, and properly recorded.
At Blissful Trek, we work with a network of experienced conveyancing solicitors who can guide you through this process efficiently. Our team can recommend trusted professionals and help coordinate your property purchase from initial offer to successful completion.