Key Takeaways
- Conveyancing is the legal process of transferring property ownership from seller to buyer, and it typically takes 12 to 16 weeks in a straightforward case
- The process has 8 distinct stages, from instructing a solicitor through to post-completion registration at the Land Registry
- Property chains, slow local authority searches, and unresponsive solicitors are the biggest causes of delay
- The median solicitor fee for selling a freehold property is £1,155 inc VAT, though prices range from £535 to £5,000
- Nothing is legally binding until exchange of contracts, meaning either party can walk away before that point
Conveyancing. It is the single most important legal process in any property transaction, and most people have no idea what it actually involves.
You accept an offer on your house. You instruct a solicitor. Then… weeks of silence. Emails you don’t understand. Searches you’ve never heard of. Forms that seem to ask the same questions three times over.
Sound familiar?
The truth is, conveyancing is not complicated. But it is poorly explained. Most guides either drown you in legal jargon or skim over the details that actually matter.
This guide breaks the entire conveyancing process into 8 clear stages, explains what happens at each one, and tells you exactly what to watch out for. Whether you are buying, selling, or both, you will know what is coming next and how to keep things moving.
What Is Conveyancing?
Conveyancing is the legal process of transferring ownership of a property from one person to another. It covers everything from the initial paperwork through to the moment your name appears on the Land Registry title.
In England and Wales, conveyancing is handled by a licensed conveyancer or a solicitor. They manage the legal checks, draft and review contracts, handle the transfer of funds, and ensure there are no hidden issues with the property you are buying or selling.
It applies to every residential property transaction, whether you are a first-time buyer, a seasoned investor, or selling a family home you have lived in for decades.
How long does conveyancing take?
The honest answer: longer than most people expect.
In a straightforward case with no chain, a willing mortgage lender, and responsive solicitors on both sides, conveyancing typically takes 12 to 16 weeks from the point an offer is accepted to completion day.
But straightforward cases are not the norm. According to data from the Connells Group, the average time from a property going under offer to exchange of contracts in Great Britain reached 104 days in April 2026, up from 76 days in 2019 (Connells Group, 2026). Factor in the gap between exchange and completion, and many transactions now take five to six months from start to finish.
Leasehold properties are slower still. The typical leasehold home took 155 days to reach exchange in April 2026, 58 days longer than a freehold.
The 8 Stages of the Conveyancing Process
Here is how the entire process works, step by step.
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Stage 1: Instructing a Solicitor or Conveyancer
Everything starts here. Once an offer has been made and accepted, both the buyer and the seller need to instruct a solicitor or licensed conveyancer to handle the legal work.
Your solicitor will send you an engagement letter setting out their terms, fees, and what they need from you. You will also need to provide:
- Proof of identity (passport or driving licence)
- Proof of address (bank statement or utility bill from the last three months)
- Proof of funds (for anti-money laundering checks)
These identity checks are a legal requirement under the Money Laundering Regulations 2017. Your solicitor cannot begin work without them, so getting these across quickly avoids an unnecessary delay right at the start.
Choosing the right solicitor matters more than most people realise. A good conveyancer keeps the process moving. A poor one can stall it for months.
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Stage 2: Pre-Contract Work and Property Searches
This is where the real groundwork happens. The buyer’s solicitor orders a series of property searches from various authorities to check for anything that could affect the property’s value or your ability to use it as you intend.
The standard searches include:
- Local authority search – checks planning permissions, building control history, road schemes, conservation areas, and tree preservation orders
- Environmental search – checks for contaminated land, flood risk, subsidence risk, and nearby landfill sites
- Water and drainage search – confirms mains water supply and sewerage connections, and whether any public drains cross the property
Local authority searches are the single biggest bottleneck in the entire conveyancing process. Some councils return results within a few days. Others take four to six weeks. There is no way to speed them up, and your solicitor cannot move to exchange without them.
While the buyer’s side is ordering searches, the seller’s solicitor is preparing the draft contract pack, which includes the title deeds, the property information form (TA6), and the fixtures and fittings form (TA10).
A typical set of searches costs £200 to £400, and they are usually non-refundable if the sale falls through.
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Stage 3: Drafting and Reviewing Contracts
The seller’s solicitor drafts the initial contract and sends it to the buyer’s solicitor along with the title documents and supporting paperwork.
The buyer’s solicitor then reviews everything in detail. They are checking for:
- Restrictive covenants that could limit what you do with the property
- Boundary disputes or unclear ownership lines
- Rights of way or easements
- Any issues flagged in the property searches
- Missing or incomplete information on the seller’s forms
If anything is unclear or concerning, the buyer’s solicitor raises pre-contract enquiries. These are formal written questions sent to the seller’s solicitor, and they must be answered with supporting evidence where needed.
This stage can be quick if the seller has their paperwork in order. It can also drag on for weeks if documents are missing, the seller is slow to respond, or the property has a complicated legal history.
Did You Know?
In England and Wales, an accepted offer on a property is not legally binding at any stage before contracts are formally exchanged. This principle traces back to the Law of Property (Miscellaneous Provisions) Act 1989, which requires that contracts for the sale of land must be in writing and signed by both parties. It means either the buyer or the seller can walk away at any point up to exchange, with no legal penalty.
Source: Law of Property (Miscellaneous Provisions) Act 1989, s.2
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Stage 4: Arranging the Mortgage and Deposit
While the contract review is underway, the buyer’s mortgage lender arranges a property valuation to confirm the property is worth what the buyer has agreed to pay. This is not the same as a homebuyer survey. It is a basic check for the lender’s benefit, and it rarely takes more than a week once instructed.
If the valuation comes back lower than the agreed price (a “down-valuation”), the buyer has three choices: renegotiate the price, make up the shortfall from savings, or walk away.
Once the mortgage offer is formally issued, the buyer’s solicitor reviews the terms to make sure they match the property and the buyer’s expectations.
The buyer also needs to prepare their deposit, which is typically 10% of the purchase price. The solicitor will need proof that these funds are legitimate (again, anti-money laundering rules).
For sellers: this stage is largely out of your hands. But it is worth knowing that mortgage-related delays are one of the top reasons sales fall through. A buyer with a formal mortgage offer in hand is significantly lower risk than one still at the “agreement in principle” stage.
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Stage 5: Exchanging Contracts
This is the moment everything becomes real.
Exchange of contracts is the point at which the sale becomes legally binding. Before exchange, either party can walk away for any reason. After exchange, pulling out has serious financial consequences.
At exchange:
- The buyer transfers their deposit (usually 10%) to the seller’s solicitor
- Both parties sign identical copies of the contract
- A completion date is agreed (typically 1 to 4 weeks later)
- Building insurance becomes the buyer’s responsibility
If the buyer pulls out after exchange, they forfeit their deposit. If the seller pulls out, the buyer can sue for breach of contract and damages.
Important
Once you exchange contracts, you are legally committed. If you are in a chain, make absolutely sure every link in the chain is ready before agreeing to exchange. A break at any point after this stage has serious financial consequences for everyone involved.
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Stage 6: Between Exchange and Completion
The gap between exchange and completion is typically one to four weeks, though it can be shorter or longer by agreement.
During this period, your solicitor is handling the final administrative steps:
- Preparing the transfer deed (TR1 form) for signing
- Conducting a priority search at the Land Registry to protect the buyer’s interest
- Requesting the mortgage funds from the lender (buyer’s side)
- Obtaining a redemption statement from the seller’s mortgage lender (seller’s side)
- Completing any outstanding post-exchange undertakings
For you as the seller or buyer, this is the time to:
- Book removals
- Arrange for utilities to be transferred or disconnected
- Take final meter readings
- Confirm building insurance is in place (buyers)
- Redirect your post
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Stage 7: Completion Day
Completion is the day ownership actually transfers.
Here is what happens behind the scenes:
- The buyer’s solicitor transfers the remaining purchase funds to the seller’s solicitor
- The seller’s solicitor confirms receipt and notifies the estate agent
- The estate agent releases the keys to the buyer
- The seller’s solicitor uses the funds to pay off any existing mortgage
In practice, the seller usually needs to vacate the property by midday or 1pm. The buyer typically collects the keys mid-afternoon, once all the money has cleared through the banking system.
If you are in a property chain, completions happen sequentially. The bottom of the chain completes first, and funds flow upwards. This is why chains with many links often run into timing issues on completion day, particularly if a bank transfer is delayed.
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Stage 8: Post-Completion
The sale has gone through, but the legal work is not quite finished.
For buyers:
- Stamp Duty Land Tax (SDLT) must be filed and paid within 14 days of completion. Your solicitor handles this, but you need to make sure the funds are available. Late filing incurs automatic penalties starting at £100 (HMRC, 2026)
- Land Registry registration is submitted by your solicitor. As of 2026, standard registrations are taking 4 to 6 months to process, with complex cases taking 6 to 12 months (Pine, 2026)
For sellers:
- Your solicitor settles any remaining mortgage balance from the sale proceeds
- The net proceeds are transferred to your bank account (usually within 1 to 2 working days of completion)
- If the property was not your main residence, you may need to report and pay Capital Gains Tax within 60 days of completion
Documents to keep: Retain your completion statement, transfer deed, and any correspondence from your solicitor. Buyers should also keep the title deeds, mortgage documents, survey reports, and search results. You may need these years later for tax purposes, boundary disputes, or future sales.
How Much Does Conveyancing Cost?
Conveyancing fees vary enormously depending on where you are in the country and which firm you use.
Our research into solicitor fees, covering 146 conveyancing firms across 9 UK regions, found that the median cost to sell a freehold property is £1,155 including VAT. But the range is enormous: from £535 at the cheapest end to £5,000 at the top (Property Rescue, 2026).
Here is how fees break down by region:
| Region | Median Fee (ex-VAT) | Median Fee (inc VAT) |
|---|---|---|
| London | £2,250 | £2,700 |
| South East | £1,600 | £1,920 |
| South West | £1,400 | £1,680 |
| West Midlands | £972 | £1,166 |
| Wales | £950 | £1,140 |
| North East | £935 | £1,122 |
| Yorkshire | £860 | £1,032 |
| North West | £825 | £990 |
Source: Property Rescue research, 146 firms, 9 regions (2026)
On top of the solicitor’s professional fee, you will also pay disbursements. These are third-party costs your solicitor pays on your behalf:
- Property searches – £200 to £400
- Land Registry fees – from £40 (online)
- Bank transfer fee – £25 to £50 per transfer
- AML/ID checks – £6 to £20 per person
For leasehold properties, expect to pay more. The median leasehold selling fee is £1,470 inc VAT, with an additional supplement of around £324 ex-VAT. On top of that, the freeholder or management company typically charges £680 to £2,200 for providing the leasehold management pack.
What Causes Conveyancing Delays?
Delays in conveyancing are the rule, not the exception. Here are the most common causes and what you can do about each one.
Slow local authority searches
Some councils return search results in days. Others take four to six weeks. Your solicitor has no control over this, and there is no way to speed the council up. If you are buying, ask your solicitor to order searches as soon as possible after your offer is accepted.
Property chains
Every additional link in a chain adds complexity and risk. One buyer’s mortgage delay or one seller’s missing paperwork can hold up everyone. Chains with four or more properties routinely take 20 weeks or longer.
Slow or unresponsive solicitors
This is one of the most frustrating causes of delay, and one of the most preventable.
From Our Experience
We have seen some extreme cases. One seller’s solicitor took 10 months to progress a sale, and the buyer understandably walked away. That is not typical, but it shows what can happen if the conveyancing is not managed properly. In our experience, a slow and unresponsive solicitor can kill a deal entirely.
Incomplete paperwork
Missing signatures, slow responses to enquiries, or incomplete property information forms are a surprisingly common source of delays. Sellers can help by filling out the TA6 and TA10 forms thoroughly and returning them promptly.
Leasehold complications
Leasehold properties require additional steps: obtaining a management pack from the freeholder or managing agent, verifying service charge accounts, and checking the remaining lease term. Managing agents are notorious for delays, and it is not uncommon to wait two to six weeks for a management pack.
Mortgage lender requirements
Lenders have become more thorough in their checks. Additional questions about the source of funds, affordability assessments, and follow-up queries after the valuation all add time. If the lender’s valuation triggers a down-valuation, the entire timeline resets while the buyer decides what to do.
Choosing the Right Solicitor
The solicitor you choose can make or break your conveyancing experience. A proactive, communicative solicitor keeps things moving. A slow one can cost you weeks or even cause your sale to collapse entirely.
Here is what to look for:
- Responsiveness. Do they return calls and emails within a day? A solicitor who takes a week to reply to a simple question will take months to complete your transaction.
- Transparent fees. Get a full breakdown upfront, including disbursements. Ask whether they charge abortive fees if the sale falls through.
- Specialist experience. A high-street solicitor who occasionally does conveyancing is not the same as a firm that handles property transactions every day.
- Lender panel membership. If you are buying with a mortgage, your solicitor must be on your lender’s approved panel. Check this before instructing them.
Use a good local solicitor. Avoid the large nationwide conveyancing firms. They are often incredibly slow, and it is luck of the draw who handles your case. If you do not know a solicitor, ask your estate agent for a local recommendation, or ask friends who have sold recently. Were they impressed? How proactive was the solicitor? That tells you everything you need to know.
Did You Know?
Only 4.2% of conveyancing firms offer a genuine “no completion, no fee” arrangement. Most charge on a fixed-fee or tiered basis, which means you still pay even if the sale falls through. Always check your solicitor’s terms before instructing them.
Source: Property Rescue research (2026)
Special Considerations
Leasehold properties
If you are buying or selling a leasehold property, the conveyancing process includes additional steps:
- Reviewing the lease terms (ground rent, service charges, restrictions on use)
- Requesting a management pack from the freeholder or managing agent (can cost £300 to £600 and take weeks to arrive)
- Checking the remaining lease term (anything below 80 years can affect mortgage availability and property value)
- Verifying that service charges and ground rent are up to date
The Leasehold and Freehold Reform Act 2024 has introduced changes to the leasehold system, including making it easier and cheaper for leaseholders to extend their lease or buy their freehold. These reforms are being phased in and will continue to reshape leasehold conveyancing in 2026 and beyond.
New build properties
Buying a new build adds another layer of complexity:
- Your solicitor needs to confirm that planning permissions and building regulation sign-offs are in place
- A structural warranty (such as NHBC) should be provided
- Completion dates can shift if the developer’s build programme is delayed
- Some developers insist on using their own solicitor for the seller’s side, which can limit your negotiating position on certain contract terms
Both leasehold and new build transactions typically take longer than a standard freehold purchase.
Stamp Duty Land Tax (SDLT) rates for 2026
As a buyer, you will need to pay SDLT on completion. The current rates for residential property in England and Northern Ireland (as of April 2025) are:
| Property Price Band | Standard Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Source: HMRC (2026)
First-time buyers purchasing a property for £500,000 or less benefit from reduced rates: 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the purchase price exceeds £500,000, first-time buyer relief is not available and the standard rates above apply to the entire purchase.
Additional properties: If you are buying a second home or buy-to-let, you pay a 5 percentage point surcharge added to each of the standard rate bands above (for example, the 0% band becomes 5%, the 2% band becomes 7%, and so on). Non-UK residents pay an additional 2 percentage points on top of all applicable rates.
How to Speed Up Your Conveyancing
You cannot control everything. But there is a lot you can do to keep things moving.
- Instruct your solicitor before you accept an offer. Getting paperwork started early means your solicitor is already ahead when the buyer’s side gets in touch.
- Fill out your property forms thoroughly. The TA6 (property information) and TA10 (fixtures and fittings) forms are tedious but essential. Incomplete answers create enquiries, and enquiries create delays.
- Respond to your solicitor quickly. Every day you sit on a document is a day added to the timeline. Return everything the same day if possible.
- Chase proactively. Do not assume your solicitor will keep you updated. Ask for weekly progress updates and raise a concern if you have not heard anything for more than five working days.
- Get a survey done early. Buyers: instruct your surveyor as soon as your offer is accepted. Do not wait until searches come back.
- Have your deposit and ID ready. Preparing these in advance avoids last-minute scrambles that delay exchange.
Frequently Asked Questions
What are the stages of conveyancing in order?
The eight stages are: (1) instructing a solicitor, (2) property searches and pre-contract work, (3) drafting and reviewing contracts, (4) arranging the mortgage and deposit, (5) exchanging contracts, (6) the period between exchange and completion, (7) completion day, and (8) post-completion tasks including SDLT payment and Land Registry registration.
How long does conveyancing take on average in the UK?
A straightforward transaction with no chain typically takes 12 to 16 weeks. However, data from the Connells Group shows the average time to exchange reached 104 days in April 2026, and many transactions with chains take 20 weeks or more from offer to completion.
Can I do my own conveyancing?
Technically, yes. But it is strongly advised against. Conveyancing involves complex legal checks, strict regulatory requirements, and significant financial risk if something goes wrong. Most mortgage lenders will not release funds unless a qualified solicitor or licensed conveyancer is handling the buyer’s side. The potential savings do not justify the risk.
What is the difference between a solicitor and a conveyancer?
A solicitor is a fully qualified lawyer who can handle all types of legal work, including conveyancing. A licensed conveyancer is a specialist who is trained and regulated specifically for property transactions. Both are perfectly capable of handling a standard residential sale or purchase. Licensed conveyancers are often cheaper but may not be able to help with more complex legal issues that arise during the transaction.
What happens if my sale falls through after I have paid for searches?
Unfortunately, search fees are usually non-refundable. If your sale falls through, you lose the cost of the searches (typically £200 to £400). Some search providers allow results to be reused within six months if you sell to a different buyer, but this varies. If your solicitor works on a “no sale, no fee” basis, their professional fees may be waived, but disbursements like search fees are almost always still payable.
When is the sale legally binding?
The sale becomes legally binding at the point of exchange of contracts (Stage 5). Before exchange, either the buyer or the seller can walk away at any time without penalty. After exchange, the buyer risks losing their deposit and the seller risks being sued for breach of contract.
How much does conveyancing cost?
Our research across 146 conveyancing firms found the median fee for selling a freehold property is £1,155 inc VAT, with a range of £535 to £5,000. Buying fees tend to be slightly higher as the buyer’s solicitor does more investigative work. Add disbursements of £200 to £500 on top.
Want to Skip the Chain? There Is Another Option
If you are selling a property and the idea of spending four to six months in a chain fills you with dread, there is an alternative worth knowing about.
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We cover your legal fees when you use our recommended solicitor, who is an independent, established firm we work with to keep things moving quickly. You are free to use your own solicitor if you prefer.
It is not right for everyone. If you have time and are not under pressure, the open market will almost always get you a higher price. But if you need speed and certainty, whether because of a broken chain, repossession, divorce, probate, or simply wanting to move on, it is worth knowing the option exists.
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Disclaimer
This article is for general information only and does not constitute legal or financial advice. Conveyancing law is complex and individual circumstances vary. Always consult a qualified solicitor or licensed conveyancer for advice specific to your transaction.
Property Rescue buys property for cash across England and Wales. Because of our Sale and Rent Back service, we are one of the only house buying companies in the UK that is regulated by the FCA (FCA Register 522471). We are a founding member of the National Association of Property Buyers (NAPB) and a member of The Property Ombudsman.
SDLT rates and thresholds are correct as of April 2025 and apply to England and Northern Ireland. Wales and Scotland have separate land transaction taxes. Property law and market conditions change regularly. Information in this article was verified as of May 2026.
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