What is conveyancing? A plain-English guide for sellers

Conveyancing is the legal transfer of property ownership. A property is not just a building—it is a legal right to own and occupy land. That right is recorded in the Land Registry in England and Wales, or the Land & Buildings Transaction Tax authority in Scotland. Conveyancing is the process of updating the Land Registry to remove your name and add the buyer's name.

Property law is complex because many things can go wrong. What if you do not actually own the property? What if there is a mortgage on the property and the lender has not agreed to release it? What if someone has a right of way across your land? What if there are unpaid council taxes or structural problems the buyer should know about?

Conveyancing exists to protect both buyer and seller by investigating these risks before completion. Your conveyancer checks the property title (confirming you own it), orders searches from the local authority and other agencies (confirming there are no restrictions or problems), and raises inquiries with you (asking about boundary disputes, structural work, planning permission, etc.). They then prepare a formal contract that both sides sign, protecting everyone involved.

Without a proper conveyancing process, a buyer could inherit problems you did not disclose. A seller could claim the buyer owed them money after completion. Lenders could claim they were not properly informed about risks. Conveyancing protects everyone by documenting everything in writing and verifying facts upfront.

Understanding the conveyancing stages helps you know what to expect and plan your timeline.

Stage 1: Instruction. You hire a conveyancer and provide them with documents proving you own the property (usually the title deeds from the Land Registry or your mortgage lender). You give them your email and phone number so they can contact you quickly.

Stage 2: Raise inquiries and order searches. The conveyancer prepares a "seller's information form" asking you about the property: any structural work done, disputes with neighbours, planning permission for extensions, building regulation approval, etc. They also order searches from the local authority (checking for planning violations, building work, and council tax arrears), environmental searches (checking for flooding risk, contamination, radon gas), and water/drainage searches. These searches take 1-3 weeks.

Stage 3: Prepare the contract. Your conveyancer drafts the contract of sale and sends it to the buyer's solicitor. The buyer's solicitor reviews it and may raise amendments (changing completion date, clarifying what chattels are included, adjusting apportionment of bills). Your conveyancer negotiates these changes on your behalf.

Stage 4: Exchange of contracts. Once buyer and seller agree on all terms, both sides sign the contract. Exchange is the moment the contract becomes legally binding—neither side can walk away without facing serious financial penalty. Your conveyancer usually receives a cheque for your deposit (typically 5-10% of purchase price) from the buyer's solicitor, held in escrow (a holding account where both sides' money sits safely until completion).

Stage 5: Completion. On the agreed completion date, your conveyancer confirms that the buyer's mortgage lender has released funds and the buyer's solicitor has the cash. Your conveyancer then releases your deposit from escrow, pays off your mortgage lender (if you have one), pays themselves their fees, and hands over the keys to the buyer's solicitor. The property officially changes hands.

Stage 6: Post-completion. Your conveyancer sends the completed contract and property documents to the Land Registry, which updates the records to show the buyer as the new owner. This takes 4-8 weeks. You receive a final statement showing all money in and out.

A straightforward sale typically takes 8-14 weeks from instruction to completion. Simple cases with no complications can complete in 6-8 weeks. Properties in a chain (where the seller is also a buyer waiting for their own purchase to complete) often take 12-16 weeks because everything depends on every sale in the chain completing on time.

What slows things down:

Slow mortgage lender. If the buyer is borrowing money, their lender must approve the property and value it. If the lender's valuation comes back lower than the purchase price, the buyer must renegotiate or find more cash. This can delay things 2-4 weeks.

Survey issues. If the buyer's survey reveals structural problems, they may demand price reductions or ask you to fix things. Negotiating these issues adds 1-3 weeks.

Title problems. If the Land Registry searches reveal a problem (e.g., a previous boundary dispute, a missing discharge of mortgage), your conveyancer must obtain insurance or get the issue resolved. This can delay completion by weeks.

Slow buyer's solicitor. Not all solicitors work at the same speed. If the buyer's solicitor is slow to reply to inquiries, slow to review the contract, or slow to confirm funds are ready, the whole process stalls. There is little your conveyancer can do except chase.

Planning or building regulation issues. If you have done work to the property without planning permission or building regulation sign-off, the buyer's lender may refuse to lend until these are resolved. Getting retrospective approval or insurance takes time.

Searches delayed. In busy periods, local authority searches can take 3-4 weeks instead of the usual 1-2 weeks. Environmental or water searches occasionally turn up issues requiring investigation.

The best protection against delays is being completely honest with your conveyancer upfront. If you have done work without permission, if you have a boundary dispute, if there is a structural problem, tell them immediately. Surprises discovered during conveyancing create delays. Transparency speeds things up.

Conveyancing costs vary widely based on who you hire and the complexity of your transaction.

Solicitors typically charge £800-£2,000 for straightforward residential sales. Some solicitors scale their fees to the sale price (e.g., 0.5% of the purchase price), which can be £2,000+ for expensive properties. Many also charge fixed fees for standard transactions.

Licensed conveyancers often charge slightly less (£600-£1,500) because they specialise only in property transfer and have lower overheads than law firms. Some charge completely fixed fees with no variables.

Online conveyancing services are the cheapest option (£300-£700) but often work primarily online with limited phone support. They are suitable for straightforward transactions but may struggle if complications arise.

Most quotes include the following:

• Conveyancing work (contract preparation, negotiation, completion)
• Local authority, environmental, and water searches (typically £150-£300 total)
• Land Registry fees for updating the register (varies by sale price)

What is not usually included:

• Additional searches if title issues arise (boundary insurance, coal mining reports, etc.)
• Transfer tax (stamp duty) — this is paid separately to the government
• Mortgage discharge fee if you are paying off a mortgage (typically £50-£150)

Always ask for a quote upfront and clarify what is and is not included. The cheapest option is not always the best if they disappear when problems arise.

Both are fully qualified and regulated to handle property transfers. The main differences are qualification and scope.

Solicitors are lawyers. They have completed a law degree and specialised training in all areas of law, not just property. They can provide legal advice on a wide range of matters. Their broader training can be valuable if complications arise—they can advise on contract law, dispute resolution, or other legal matters. However, this generalist training can also mean they spend less time on property specifically.

Licensed conveyancers are specialists in property transfer. They have completed dedicated training in conveyancing law and have often handled hundreds of property transfers. They know the intricacies of Land Registry procedures, searches, and contracts inside out. Because conveyancing is their only focus, they often work faster and more efficiently. However, they cannot advise on general legal matters outside property transfer.

For a straightforward sale, a licensed conveyancer is often the better choice. They are usually cheaper and may be faster because property transfer is their only job. They are just as qualified and regulated as a solicitor.

For a complex transaction (property with title issues, a large chain of buyers, or if you have concerns beyond conveyancing), a solicitor may be better. Their broader legal background gives them more tools to solve unusual problems.

Both are insured (they carry professional indemnity insurance) and both are regulated (solicitors by the Solicitors Regulation Authority, conveyancers by the Council for Licensed Conveyancers). If something goes wrong, both have insurance to cover your losses.

The key is choosing someone experienced, responsive, and trustworthy. Ask potential conveyancers about their experience with your type of property and whether they have encountered similar issues. A specialist who knows your area and your property type is worth more than a cheap generalist who has never handled something like your situation.