The conveyancing process is the legal procedure for transferring property ownership from seller to buyer. Understanding each stage of this process helps you know what to expect and how your solicitor will guide you through the transaction.
This guide explains the conveyancing process step by step, breaking down all 6 stages from the moment your offer is accepted to completion day. We've removed the legal jargon so you can follow exactly what's happening at each point in the conveyancing process.
Quick overview: the 6 stages
- Instruct a solicitor - As soon as your offer is accepted
- Property details and searches - Seller provides documents, buyer's solicitor orders searches (1-2 weeks)
- Review the contract - Both solicitors check all terms and conditions (1 week)
- Raise enquiries - Address concerns about the property (2-4 weeks)
- Exchange contracts - Legally binding, deposit paid (1-2 weeks)
- Completion - Money transfers, keys handed over
Average timeline: 8-12 weeks from offer to completion.
What is conveyancing?
Conveyancing is the legal and administrative work required to transfer property ownership. Your solicitor or licensed conveyancer handles everything from checking the property's legal title to ensuring money changes hands securely.
The process typically takes 8-12 weeks, though this varies depending on your circumstances and whether you're in a chain.
Conveyancing process flowchart for buyers and sellers
The following flowchart will help you understand the conveyancing stages better when it comes to buying or selling a property.
What are the different conveyancing stages when selling or buying?
Watch our short video to understand what the conveyancing process is and and how it works.
It consists of 6 different steps from instructing a solicitor to completion. Let us explain each one of them in more detail for the buyer and the seller.
The 6 stages of the conveyancing process
Step 1: instruct a solicitor
The process starts when an offer has been made and accepted on a property or land.
What happens after your offer is accepted? Here's how the conveyancing process begins.
For buyers, they're making an offer; for sellers, they're accepting an offer.
Your solicitor negotiates the sale price with the seller's solicitor and, once the offer is accepted, begins the legal protocol.
Learn more about what a conveyancing solicitor does throughout the transaction.
As soon as the offer has been accepted, the solicitors on both sides will begin the legal protocol, carrying out the relevant forms and precedents of conveyancing.
Once you've instructed your solicitor, the conveyancing process moves into the information gathering phase
Step 2: seller and buyer details, draft contract and searches
The seller provides property details including title deeds and mortgage information. The buyer provides personal details and proof of funds. Once both solicitors confirm the buyer's financial capability, they draft the sale contract outlining the property description, price and completion date.
The buyer's solicitor orders local searches to check planning permissions, environmental risks and utility connections. Optional searches are available at extra cost.
Most buyers also arrange an independent RICS survey to assess the property's condition. Not sure which survey level you need? Our guide explains the different types.
These searches and surveys provide invaluable insights that help the buyer to make informed decisions, ensuring transparency and minimising potential risks during the process.
Step 3: issuing and reviewing the contract of sale
Once the draft contract is complete, the seller's solicitor sends it to the buyer's solicitor for review. The contract includes all property details, sale terms and any additional documentation such as title deeds or lease information.
The buyer's solicitor reviews the contract terms to ensure they protect their client's interests. Both solicitors communicate directly to resolve any queries.
Step 4: raising and responding to enquiries
For the buyer
The buyer's solicitor raises enquiries to gather more information about the property and address any concerns. These typically cover legal title, boundaries, planning permissions and any ongoing disputes.
Once the seller's solicitor responds, the buyer's solicitor reviews the answers and advises their client on any issues that need further negotiation.
For the seller
The seller's solicitor responds to enquiries with comprehensive property information, addressing any concerns raised. Prompt responses help keep the process moving.
Step 5: exchange agreement
Once all enquiries are resolved, both parties exchange signed contracts. The buyer's solicitor ensures all details are correct - purchase price, deposit amount and completion date. The buyer signs their copy and returns it to their solicitor for exchange with the seller's signed contract.
Exchange is legally binding for both parties. The buyer pays their deposit, which is held until completion. If either party pulls out after exchange, they face financial penalties or legal action.
You can also read our guide to exchange of contracts.
Step 6: completion
On completion day, the buyer's solicitor requests the mortgage funds from the lender and transfers the full purchase price (including your deposit) to the seller's solicitor.
The seller's solicitor pays off any outstanding mortgage and transfers the balance to the seller. The seller hands over the keys and moves out. The buyer collects the keys and moves in.
Post-completion in the conveyancing process
After completion, your solicitor handles the final legal steps.
The buyer's solicitor will pay any outstanding Stamp Duty Land Tax to HMRC on the buyer's behalf. This must be done within 14 days of completion.
The buyer's solicitor will submit the application to the Land Registry so that the new owner will be registered and new title deeds reflecting the new owner will be issued.
If you're buying with someone else, your solicitor will have asked how you want to own the property together. Read about joint tenants vs tenants in common to understand the difference.
How long does the conveyancing process take?
Most transactions complete within 8-12 weeks, though timelines vary. Here's the typical breakdown:
| Stage | Typical duration | Cumulative timeline |
|---|---|---|
| Instruct solicitor and begin searches | 1-2 weeks | Weeks 1-2 |
| Review contract | 1 week | Weeks 2-3 |
| Raise and respond to enquiries | 2-4 weeks | Weeks 3-7 |
| Exchange contracts | 1-2 weeks | Weeks 7-9 |
| Completion | Agreed date | Weeks 8-12 |
First-time buyers often complete faster because they're not in a chain. If you're buying a property where the seller isn't waiting on their own purchase, expect to be at the lower end of this timeline. New build properties or purchases from landlords can sometimes complete in as little as 6-8 weeks.
Forms and documents in the conveyancing process
As well as the conveyancing timeline, you'll also need to know about the forms and documents you need to complete and produce. They vary depending on whether you are a buyer or seller.
What both buyer and seller must do as soon as the process is underway is provide proof of their ID to their solicitor. This is always a photo ID, usually a passport or driving licence, and confirmation of your address through a bank statement or utility bill from the last three months. Solicitors are obliged to confirm your ID to meet money laundering regulations.
If you're receiving a gifted deposit, you'll need additional documentation during this stage. See our gifted deposit guide for what's required.
Let's break down this part for each side.
You're the seller
Sellers need to provide:
- Title deeds: You are unlikely to hold your title deeds as these are now a digital record at the Land Registry. However, you may have a copy of the registered title from when you originally purchased the property. If so, you should hand this over to your solicitor to make the process easier.
- Copy of the lease: Where you are selling a leasehold property, give your solicitor a copy of the lease that details the terms of your legal relationship with the freeholder (landowner). Your solicitor will request a management information pack from the freeholder or management company that will detail all service and maintenance charges associated with the lease.
- Property information form: Your solicitor will ask you to complete this form, which details practical information such as the location of gas and electricity meters, water stop cock, and the property boundaries.
- Fittings and contents form: This form details everything that is and isn't included in the sale. For example, as the seller, you may decide to leave the white goods for inclusion in the sale. Complete this form and return it to your legal team as quickly as possible as any delay could derail the process.
- Energy Performance Certificate: Every home that goes on the market in England and Wales must have an up-to-date Energy Performance Certificate (EPC). This form details a building's energy efficiency and highlights where cost-effective energy savings can be made. Check if your property has a valid EPC here.
- Warranties: Where you are selling a home built within the last decade, you may have an up-to-date new home warranty. This is an insurance policy against any issues with the construction and can be passed on to the buyer. For example, the NHBC Buildmark warranty lasts 10 years. You should also provide copies of any warranties relating to renovation or electrical work, plus guarantees on the likes of windows or roof repairs.
You're the buyer
Here's a look at what the buyer needs to provide:
- Mortgage offer: Where you need a mortgage to buy a property, you must have a valid offer from a lender. Get your mortgage in principle before making offers to strengthen your position.
- Proof of deposit: You must show your solicitor you have the deposit funds by producing an up-to-date bank statement. Not sure how much deposit you need? Our guide explains the requirements.
- Insurance: Once contracts have been exchanged on the property, your lender will instruct you to get buildings insurance on your new home. This cover must begin on completion day. Send your solicitor a copy of the insurance policy when you receive it.
- Title report: Once your sale is complete, your solicitor should provide you with a copy of the title report. This will show you as the owner and will also include details from the property information form.
- Warranties: If you have bought a newbuild property, or it was built within the last decade, you should receive a copy of any new home warranty, such as the NHBC Buildmark. Your solicitor should also send you any warranties that relate to renovation or electrical work that's been carried out, along with guarantees for things like replacement windows and roof repairs.
How much are conveyancing fees?
Conveyancing fees vary depending on property value and your circumstances. Check our guide to average conveyancing costs for detailed estimates.
Your conveyancing bill typically includes:
- Solicitors' fees
- Surveyor fees
- Stamp Duty Land Tax (Land Transaction Tax in Wales)
- Land Registry fees
- Local authority searches
- Other disbursements
- Electronic bank transfer fee
- Management pack for leasehold properties
- VAT
Disbursements are fees and charges your solicitor pays on your behalf. Some require upfront payment, others are added to your final bill.
Our fixed legal fee guarantee also means your costs won't change during the conveyancing process.
What other costs are there?
Beyond conveyancing fees, budget for estate agent costs (sellers), surveys (buyers), removal costs and potential storage if there's a gap between properties.
How do I speed up the conveyancing process?
You can't control chain collapses, but you can speed up conveyancing by:
- Make sure you return all forms and other information as soon as possible
- Respond quickly to any requests from your solicitor
- Get your mortgage and other finance in place early
- Chase up the lender regularly to ensure there are no delays in releasing the funds
- Keep in touch with the estate agent to iron out any kinks that might be appearing in a smooth chain
What conveyancing pitfalls are there?
Beyond delays, watch out for these conveyancing pitfalls:
- Gazumping: In short, gazumping is when a seller pulls out of a sale at the last minute because they've accepted a higher offer from another bidder. It's legal, if ethically unsound, because the deal is not secure until contracts are exchanged.
- Gazundering: Conversely, gazundering is the practice of a buyer lowering their offer at the last minute, again before contracts are exchanged. This puts the seller in the awkward position of either accepting a lower offer or pulling out of the deal and starting to find a buyer all over again.
- Gazanging: Finally, gazanging is a practice that's become more common in the last decade. This is where a seller decides at the last minute not to sell their property at all and to stay put. Without contracts being exchanged, the buyer is left high and dry, probably out of pocket and without a home to move into.
- The collapse of the chain: One of the biggest pitfalls in property buying is the collapse of a chain. Essentially a chain is where each sale depends on another being completed to go ahead. Where one sale falls through or a buyer or seller has a change of heart, the chain will collapse, leaving everyone frustrated.
- Friday afternoon Fraud: Friday afternoon fraud involves hackers intercepting your solicitor's emails and diverting your funds to fraudulent accounts. Protect yourself by always verifying bank details directly with your solicitor by phone - never via email. Never transfer money to different account details without verbal confirmation.
Do you need help for your conveyancing needs?
If you're looking to buy or sell a property, get in touch with the team today!
You can always give us a ring on or get a quite quote online.
We are available 6 days a week and we'll be happy to speak to you to discuss your specific requirements.
Frequently asked questions about the conveyancing process
What are the 6 stages of the conveyancing process?
The 6 stages are: (1) instructing a solicitor after offer accepted, (2) gathering seller/buyer details and conducting searches, (3) issuing and reviewing the contract, (4) raising and responding to enquiries, (5) exchanging contracts and paying deposit, (6) completion and transferring ownership. The process typically takes 8-12 weeks from start to finish.
How long does conveyancing take from start to finish?
Most conveyancing takes 8-12 weeks from accepted offer to completion. First-time buyers often complete faster (6-8 weeks) as they're not in a chain. Factors affecting timing include search results, enquiries raised, chain complexity and how quickly both parties respond to requests. New builds can sometimes complete quicker as there's no chain.
When does conveyancing start?
Conveyancing starts once your offer on a property has been accepted. However, it's best to instruct your solicitor earlier - ideally when you start house hunting or as soon as you find a property you want to buy. This means they're ready to begin work immediately once your offer is accepted, avoiding delays.
Do I need a solicitor for conveyancing?
Yes, you must use either a solicitor or licensed conveyancer to handle the legal transfer of property ownership. They conduct searches, review contracts, handle enquiries, arrange exchange of contracts and manage completion. While you could theoretically do it yourself, the legal complexity and financial risks make professional representation essential, and most mortgage lenders require it.
What happens between exchange and completion?
After exchange, both parties are legally committed to the sale. The buyer arranges buildings insurance, the seller prepares to move out and both parties arrange removal companies. The buyer's solicitor requests mortgage funds from the lender. On completion day, funds transfer, ownership changes and keys are handed over. The gap is typically 1-2 weeks but can be negotiated.
Can conveyancing fall through after exchange?
Technically yes, but it's extremely rare and has serious financial consequences. Once contracts are exchanged, both parties are legally bound. If either party pulls out, they forfeit their deposit (buyer) or face legal action for breach of contract (seller). This is why exchange is considered the point where the sale becomes legally binding.
What's the most common reason for conveyancing delays?
The most common delays come from slow search results (especially from local authorities), issues found in searches requiring further investigation, buyers or sellers slow to respond to enquiries, problems with the chain and mortgage lender delays in releasing funds. You can speed things up by responding quickly to your solicitor's requests and keeping your finances ready.