The Conveyancing Process Explained
Buying or selling a home is one of life’s biggest milestones. Alongside the excitement often comes uncertainty, particularly around the legal process known as conveyancing.
Many clients tell us the conveyancing process can feel confusing and frustrating, as though everything happens behind the scenes while they just wait for updates. We can understand why it would feel like that for many in the process, which is why our team work tirelessly to ensure a smooth and seamless transaction with effective, no-jargon communication throughout.
In its simplest definition, conveyancing is a carefully managed legal process designed to protect you, your investment, and your future home. Understanding what is happening at each stage can make the experience feel far more reassuring and easier to navigate.
This guide explains the key stages of residential conveyancing in plain English, whether you are buying, selling, or managing both transactions at the same time.
What is Conveyancing?
Conveyancing is the legal process of transferring property ownership from one person to another. It begins once an offer has been accepted and continues through to completion, when legal ownership formally changes hands.
In England and Wales, both the buyer and seller separately instruct their own solicitor or licensed conveyancer. Your solicitor acts in the interests of both you and the Mortgage Lender, not those of the estate agent, or the other party.
A good conveyancing solicitor does more than handle paperwork. Their role is to identify risks, explain complex legal matters clearly, advise accordingly, and guide you confidently through each stage of the transaction.
The key stages of the conveyancing process
1. Instructing your solicitor
The process usually begins once an offer has been accepted, although many clients choose to instruct a solicitor earlier to avoid delays.
At this stage, your solicitor will:
- Issue a client care letter to you, confirming terms of engagement and fees,
- carry out identity and anti-money laundering checks,
- gather initial information about the transaction.
Tip: If you can provide identification and Source of Funds documents promptly, work can begin more quickly without unnecessary delays.
2. Draft contract pack and initial enquiries
The seller’s solicitor prepares a draft contract pack and sends it to the buyer’s solicitor. This typically includes:
- the draft contract,
- title documents from HM Land Registry,
- completed Property Information Forms (TA6),
- Fittings and Contents Form (TA10).
These standard forms are periodically updated under the Conveyancing Quality Scheme to improve transparency for buyers and sellers.
The buyer’s solicitor reviews the paperwork carefully and raises enquiries where clarification or further information is needed. These enquiries may relate to planning permissions, boundaries, alterations to the property, or matters revealed within the title.
3. Property searches
Alongside reviewing the contract documentation, the buyer’s solicitor orders property searches. These searches are made with public authorities and specialist databases to identify issues that could affect the property or the buyer’s decision to proceed.
Common searches include:
- Local authority search,
- Water and drainage search,
- Environmental search.
Depending on the location, additional searches, such as mining or chancel repair liability searches, may also be recommended.
Searches provide important legal information, but they do not assess the physical condition of the property. Buyers are usually advised to obtain an independent survey for this purpose, using a chartered surveyor.
Search turnaround times vary depending on the local authority and search provider.
4. Mortgage offer
If the purchase is mortgage-funded, the mortgage lender carries out its own valuation before issuing a formal mortgage offer.
The solicitor reviews the mortgage conditions and ensures there are no title or search issues that conflict with the lender’s conditions.
Your solicitor will then report to you on the mortgage offer and explain any important conditions.
5. Reporting to you and signing the contract
Once searches are complete, enquiries have been resolved, and the mortgage offer is in place, your solicitor prepares a detailed report on the property.
This report explains:
- the legal title,
- search results,
- replies to enquiries,
- key contract terms,
- any matters requiring your attention or decision.
At this stage, you will usually be asked to:
- sign the contract,
- transfer the deposit funds in readiness for exchange.
Your solicitor will guide you through everything before you commit legally.
6. Exchange of contracts
Exchange of contracts is the point at which the transaction becomes legally binding, which often means that there is no going back on the transaction without substantial financial penalties.
The solicitors formally exchange signed contracts, typically by telephone using agreed Law Society procedures.
A fixed completion date (aka moving date) is usually agreed at exchange, giving all parties certainty that the move will proceed.
For freehold purchases, buildings insurance is normally arranged by the buyer at this stage as they are now legally responsible for the property, although leasehold arrangements may differ.
If the transaction forms part of a property chain, exchange usually takes place simultaneously across all linked sales and purchases.
7. Between exchange and completion
The period between exchange and completion is often one to four weeks, although timescales vary depending on the agreement reached between parties.
During this time, your solicitor:
- prepares completion financial statements,
- carries out final title checks and searches,
- requests mortgage funds from the lender,
- agrees final completion arrangements with the seller’s solicitor.
You will receive confirmation of the balance required to complete, including Stamp Duty Land Tax (if applicable), legal fees, and remaining purchase monies.
8. Completion
Completion day is when ownership legally transfers to the buyer and house keys are released to them by the Estate Agent.
The buyer’s solicitor sends the purchase funds to the seller’s solicitor. Once received, completion takes place and the estate agent is authorised to release the keys.
Although much of the legal work happens beforehand, completion is the moment everything comes together, allowing you to move into your new home or conclude your sale.
9. Post-completion
The legal work continues after completion to ensure your ownership is fully and accurately recorded.
Your solicitor will:
- Submit the Stamp Duty Land Tax return to HMRC within the required timeframe,
- Pay any Stamp Duty due,
- Register the change of ownership at HM Land Registry.
Registration times vary nationally and can sometimes take several months, depending on the complexity of the transaction and Land Registry processing times. Once completed, you will receive official confirmation showing you as the registered owner.
How long does conveyancing take?
There is no single timeline, as every property transaction is different.
A straightforward freehold purchase with no chain may complete within six to eight weeks. Leasehold properties, longer chains, mortgage delays, or complex title issues can extend timescales.
Clear communication is often the biggest factor influencing progress. Transactions tend to move more smoothly when buyers, sellers, solicitors, estate agents, and lenders work collaboratively and respond promptly.
Your solicitor plays a central role in coordinating this process and keeping you informed throughout.
A note on leasehold properties
Leasehold transactions involve additional legal considerations, commonly affecting flats and some houses.
Your solicitor will review:
- the lease terms,
- remaining lease length,
- service charges and ground rent provisions,
- management company information,
- future financial obligations linked to the property.
Because additional parties, such as managing agents or freeholders, are involved, leasehold conveyancing can take longer than freehold transactions. Understanding this early helps set realistic expectations.
Choosing the right conveyancing solicitor
Conveyancing is more than an administrative process. The right solicitor provides clarity, anticipates potential issues, and supports you through what can otherwise feel like a stressful and uncertain experience.
Regular updates, clear explanations, and accessible legal advice make a significant difference. With the right guidance, conveyancing becomes not simply a legal requirement, but a structured journey towards your next home or chapter.
Buying or selling in West or South West London and Surrey?
Our residential conveyancing team works with buyers and sellers across Feltham, Hammersmith, Chiswick, Twickenham, Teddington, Ashford, Shepperton, Addlestone, Esher, and Cobham. Whether you are purchasing your first home, moving up the ladder, downsizing, or dealing with a more complex transaction such as shared ownership or equity release, we bring the same thorough, client-focused approach to every matter.
Owen White Catlin holds the Law Society's Conveyancing Quality Scheme (CQS) accreditation, the recognised standard for residential conveyancing firms, which means that when you instruct us, you can be confident that the legal process is in the safe, experienced hands of our team.
Ready to get moving?
If you have an accepted offer and are looking to instruct a solicitor, or if you simply want to understand more about the process before you begin, we would be happy to help. Call Owen White Catlin on 0208 890 2836 or get in touch with the OWC office nearest to you.