If you've never bought or sold a property before, the word "conveyancing" probably conjures a vague image of solicitors doing things with paperwork for several months while you wait nervously. In reality, the process is systematic and well-understood — but it does have specific stages, each with its own purpose, and understanding them makes the whole experience far less stressful.
What is conveyancing?
Conveyancing is the legal process of transferring ownership of a property from one person (or entity) to another. It begins when an offer is accepted and concludes on completion day, when the buyer receives the keys and the seller receives the sale proceeds.
Both the buyer and the seller need their own solicitor (or licensed conveyancer). They cannot share one, as their interests are fundamentally different.
The stages of conveyancing
1. Instruction and initial paperwork
As soon as an offer is accepted, both parties instruct their solicitors. The seller's solicitor prepares the draft contract and sends it, along with the title documents, to the buyer's solicitor. The seller also completes two important forms: the TA6 (Property Information Form, covering everything from disputes to planning permissions to utility connections) and the TA10 (Fittings and Contents Form, specifying what is and isn't included in the sale).
2. Searches
The buyer's solicitor commissions a bundle of searches from various official bodies. The most common are: a local authority search (planning history, road adoption, enforcement notices), a drainage and water search (connection to public sewers, location of water mains), and an environmental search (flood risk, contaminated land, radon). The results can take 2–6 weeks depending on the local authority.
3. Mortgage offer
If the buyer is purchasing with a mortgage, their lender will commission a valuation of the property (separate from any survey). Once satisfied, the lender issues a formal mortgage offer. This is sent to the buyer's solicitor and is required before contracts can be exchanged.
4. Enquiries and replies
The buyer's solicitor will raise enquiries — questions about the property based on the searches, title documents and the TA6. The seller's solicitor responds on the seller's behalf. Common enquiries relate to boundary responsibility, rights of way, planning consent for extensions, guarantees for works, and service charge accounts (for leasehold). This back-and-forth is often where delays occur.
5. Exchange of contracts
Once all enquiries are resolved and both parties are satisfied, solicitors exchange contracts. This is the legally binding step. After exchange, neither party can withdraw without severe financial consequences — the buyer loses their deposit (typically 10% of the purchase price) and the seller may face a damages claim. A completion date is agreed at exchange.
6. Completion
On completion day, the buyer's solicitor transfers the purchase funds to the seller's solicitor. Once received, the seller's solicitor authorises release of the keys. The buyer's solicitor then registers the change of ownership with HM Land Registry and pays any stamp duty due within 14 days.
How long does it take?
The average time from offer to completion in England and Wales is 12–16 weeks, though it can be significantly shorter (8 weeks in a simple, chain-free transaction) or much longer (6+ months in a complex chain or leasehold sale). The main delay drivers are slow local authority searches, unresponsive solicitors, mortgage delays, and chain complications.
💡 Tip: Instruct your solicitor before you find a buyer or accept an offer. Sellers who have their contract pack ready at the point of accepting an offer can save 2–4 weeks compared to those who wait.
How much does conveyancing cost?
Solicitor's fees typically range from £1,200 to £2,500 for a straightforward freehold transaction, including disbursements (the third-party costs the solicitor pays on your behalf, such as Land Registry fees, search fees and bank transfer fees). Leasehold transactions and those with unusual complications cost more. Always ask for a fully itemised fixed-fee quote, not an hourly rate.
Cavendish Knight's partner network includes over 500 verified conveyancing solicitors. Many offer exclusive fixed-fee pricing to Cavendish Knight users.
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