What are the stages of conveyancing?
Buying or selling a property is one of life’s major milestones, but it can also be a source of stress if you’re unfamiliar with the legal processes involved. Conveyancing – the legal transfer of property ownership – is essential to every transaction, and understanding the key stages can help demystify the journey. Whether you’re a first-time buyer, upsizing, downsizing, or selling an investment property, this guide will take you through the complete conveyancing process from start to finish.
Instructing a Conveyancer
The process begins as soon as an offer is accepted. At this point, you’ll need to get a conveyancing quote and appoint a solicitor or licensed conveyancer to represent you. Once instructed, your conveyancer will issue a letter of engagement outlining their terms and request some initial details from you, including proof of identity and information about how you’re funding the purchase.
If you’re the buyer, your conveyancer will also ask for funds on account to cover search fees and other third-party costs. On the seller’s side, your solicitor will contact the buyer’s solicitor to confirm their instruction and start preparing the contract pack. This initial stage is critical because it sets the wheels in motion for all the legal checks and paperwork that follow.
Drafting the Contract and Initial Checks
The seller’s solicitor prepares the draft contract and collates supporting documents, including evidence of ownership (title deeds), property information forms (TA6), and a fixtures and fittings list (TA10). If the property is leasehold, a leasehold information form and management pack will also be required.
The buyer’s solicitor will review the draft contract and title documentation and begin raising preliminary enquiries. These could relate to boundaries, any rights of way, restrictive covenants, or discrepancies in the plans. The goal is to clarify any legal concerns or issues that might affect the property’s value or use.
Property Searches and Surveys
Once the paperwork is in hand, the buyer’s solicitor will carry out a series of legal property searches. These typically include a Local Authority search (for planning issues or building regulations), a water and drainage search, and an environmental search to assess flood risks or contamination. Depending on the property’s location, additional searches such as mining or chancel repair liability may be necessary.
At the same time, it’s strongly recommended that buyers arrange a survey of the property. A HomeBuyer Report is suitable for most modern homes, while an older or non-standard property may require a more comprehensive Building Survey. The survey assesses the property’s condition and highlights any major repairs or structural issues, which could lead to renegotiation or further investigation.
Raising Enquiries and Resolving Issues
As the search results and survey reports are returned, the buyer’s solicitor will review them alongside the draft contract and raise further enquiries if needed. For example, if a survey reveals damp or structural movement, your solicitor may request guarantees, planning permissions, or proof of remediation from the seller.
This stage is where most delays occur, particularly if issues are flagged that require additional paperwork or expert input. Prompt communication between solicitors, clients, and estate agents can help keep things moving. Once all concerns have been addressed and the solicitor is satisfied, the transaction moves forward.
Mortgage Approval and Insurance
Buyers obtaining a mortgage will need to have a formal mortgage offer in place. Your solicitor will review the lender’s instructions and ensure the terms are compatible with the purchase. Once confirmed, you’ll need to arrange buildings insurance to start from the date of exchange, as from that point, you are legally responsible for the property—even before you’ve received the keys.
Signing the Contract
When everything is in order—enquiries answered, searches clear, the survey reviewed, and the mortgage in place—your solicitor will provide a final report summarising the purchase. This includes the legal title, any relevant conditions, and advice on any outstanding matters.
You’ll be asked to sign the contract and other documents, including the mortgage deed and, where relevant, a transfer deed or management company forms. Your solicitor will also ask you to transfer the deposit funds, which are usually 10% of the purchase price, in preparation for exchange.
Exchange of Contracts
Exchange of contracts is the point at which the sale or purchase becomes legally binding. Both parties agree to a fixed completion date, which is written into the contract. The solicitors then formally exchange contracts—usually by phone—and send them to each other by post.
If you’re part of a chain, exchange will only happen once every party is ready. From this point onward, neither party can back out without facing significant penalties. It’s now time to prepare for moving day.
Between Exchange and Completion
The days or weeks between exchange and completion are all about preparation. Your solicitor will request the mortgage funds from the lender and issue you a final financial statement detailing the full balance due.
You’ll need to ensure that any remaining funds are transferred to your solicitor in time. It’s also the right moment to arrange removals, take final meter readings at your old home, and prepare utility and broadband setups for the new property. Your solicitor will also place a legal priority over the property with the Land Registry in preparation for registration.
Completion Day
On the agreed completion date, your solicitor sends the balance of funds to the seller’s solicitor. Once received, the seller confirms that they’ve vacated the property and authorises the estate agent to release the keys. At that moment, legal ownership passes to the buyer and you can officially move in.
Although completion typically occurs by early afternoon, delays can happen if funds are received late, so it’s best to plan for a flexible moving day.
After Completion
While the move may feel complete, a few important legal tasks remain. Your solicitor will pay any Stamp Duty Land Tax (SDLT) on your behalf and submit an application to HM Land Registry to formally register you as the new legal owner. This process can take several weeks or months, depending on the property and the Registry’s workload.
If you’re buying a leasehold property, your solicitor will also notify the freeholder and management company of the change in ownership. Finally, you’ll receive a copy of the updated title and deeds to keep safe.
Post-Move Considerations
Once you’ve settled in, it’s wise to consider updating your Will and reviewing any insurance or financial arrangements, particularly if your purchase marks a major life change. You should also confirm council tax banding, take utility readings, and file all documents securely for any future sale or remortgage.
At Versus Law Solicitors, our experienced team ensures each stage of conveyancing is handled with the diligence and clarity you deserve. Whether buying or selling, we’re here to support you from initial instruction to completion and beyond.
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