What does a conveyancing solicitor do during a property purchase?
Buying a home is one of the biggest financial decisions you will ever make. Behind every successful property purchase in England and Wales is a conveyancing solicitor, quietly handling the legal work that turns an accepted offer into a set of keys.
But what does a conveyancing solicitor actually do? If you are a first-time buyer, or it has been a while since you last moved, the process can feel confusing. In this guide, the conveyancing team at Versus Law Solicitors breaks down each stage in simple, easy-to-follow steps, so you know exactly what to expect.
What is a conveyancing solicitor?
A conveyancing solicitor is a qualified legal professional who handles the transfer of legal ownership of a property from the seller to the buyer. This process is called conveyancing.
Your conveyancing solicitor acts on your behalf from the moment your offer is accepted until the property is registered in your name. Their job is to protect your interests, spot any legal problems before you commit, and make sure the purchase completes smoothly.
If you are buying with a mortgage, your conveyancing solicitor will usually act for your lender too. Lenders need to know the property is good security for the loan, so they rely on your solicitor to check everything is in order.
What a conveyancing solicitor does: step by step
Every property purchase is different, but most follow the same core stages. Here is what your conveyancing solicitor will do at each one.
Step 1: Taking you on as a client
Once your offer is accepted, you instruct a conveyancing solicitor. They will send you a client care letter setting out their fees and terms. They will also carry out identity checks and anti-money laundering checks, and confirm where your deposit is coming from.
Step 2: Reviewing the draft contract
The seller’s solicitor sends over a draft contract pack. This usually includes the title documents from HM Land Registry, the property information form and the fittings and contents form. Your conveyancing solicitor reviews everything carefully and flags anything unusual, such as missing planning permission or restrictive covenants.
Step 3: Ordering property searches
Your solicitor orders searches to uncover issues you cannot see on a viewing. Common conveyancing searches include:
- Local authority search: planning history, road schemes and building control records
- Water and drainage search: whether the property is connected to the public sewer and water supply
- Environmental search: flood risk, contaminated land and subsidence
- Chancel repair and mining searches: where relevant to the area
Step 4: Raising enquiries
If the contract or searches raise questions, your conveyancing solicitor sends enquiries to the seller’s solicitor. This might cover boundary disputes, extensions, guarantees or, for leasehold flats, service charges and ground rent. Your solicitor will chase until they have satisfactory answers.
Step 5: Checking your mortgage offer
When your lender issues your mortgage offer, your solicitor checks its conditions and confirms they can be met. They will also report to the lender on the property’s title.
Step 6: Reporting to you
Before you sign anything, your conveyancing solicitor sends you a report on the property. It explains the findings from the contract, searches and enquiries in plain English. This is your chance to ask questions and make an informed decision.
Step 7: Signing and exchanging contracts
You sign the contract and the transfer deed, and pay your deposit to your solicitor. Once both sides are ready and a completion date is agreed, the solicitors exchange contracts. At this point the purchase becomes legally binding.
Step 8: Completion day
On completion day, your conveyancing solicitor transfers the purchase money to the seller’s solicitor. Once the seller’s solicitor confirms receipt, the keys are released and the property is yours.
Step 9: After completion
Your solicitor’s work does not stop when you get the keys. They will:
- Pay any Stamp Duty Land Tax due to HMRC on your behalf
- Register you as the new owner with HM Land Registry
- Send your lender the documents it needs to register its mortgage
How long does conveyancing take?
A typical freehold purchase takes around 8 to 12 weeks from offer accepted to completion. Leasehold purchases and longer property chains often take longer.
Common causes of delay include slow search results from the local authority, waiting for a mortgage offer, unanswered enquiries and problems further up the chain. A proactive conveyancing solicitor who keeps in regular contact with everyone involved can make a real difference to how quickly you move.
How to choose the right conveyancing solicitor
Not every conveyancing service is the same. When comparing conveyancing solicitors, look for:
- Regulation: a firm regulated by the Solicitors Regulation Authority (SRA)
- Lender panel membership: so they can act for your mortgage lender as well as you
- Clear, fixed fees: a written quote with no hidden extras
- Good communication: a named contact who keeps you updated and answers your calls
- Relevant experience: whether you are buying freehold, leasehold, new build or at auction
The cheapest conveyancing quote is not always the best value. An experienced conveyancing solicitor who spots a problem early can save you money and stress in the long run.
Frequently asked questions
Do I need a conveyancing solicitor to buy a house?
There is no legal requirement, but almost every buyer uses one. If you are buying with a mortgage, your lender will insist that a qualified conveyancing solicitor or licensed conveyancer handles the legal work.
When should I instruct a conveyancing solicitor?
As soon as your offer is accepted, or even before you start viewing. Having a conveyancing solicitor ready shows estate agents and sellers you are a serious buyer.
What is the difference between exchange and completion?
Exchange is when the contracts are swapped and the deal becomes legally binding. Completion is when the money changes hands and you collect the keys. There is usually a gap of one to four weeks between the two.
How much does a conveyancing solicitor cost?
Fees depend on the property’s price, whether it is freehold or leasehold, and how complex the purchase is. On top of the legal fee, you will pay disbursements such as search fees and Land Registry fees. The best way to know your costs is to ask for a clear, itemised conveyancing quote. Our fees start from £500.
Get a free conveyancing quote from Versus Law Solicitors
Looking for a conveyancing solicitor you can trust? Versus Law Solicitors is a Manchester-based firm helping buyers across England and Wales with residential and commercial conveyancing.
Ready to start your move? Get your free conveyancing quote today and find out how our conveyancing solicitors can help with your property purchase.










