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Conveyancing Solicitors: How to find the best property solicitor and buy or sell a house

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Table of Contents

Typical Conveyacing Solicitor Costs

This shows typical conveyancing costs (including VAT) in the UK, based on a property worth £350,000.

Conveyancing solicitors play a crucial role in the process of buying and selling property in the UK. Whether you are a first-time buyer, moving home, or selling your property, these legal professionals ensure that the transfer of ownership is done according to the law. 


They handle critical tasks such as conducting property searches, drafting and reviewing contracts, and providing legal advice on the complexities of property law.

A conveyancing solicitor reviews legal documents in a bustling office, surrounded by stacks of paperwork and a computer screen displaying property details

Choosing the right conveyancer is an important decision. You might opt for a local high street solicitor who offers a personal touch and in-depth knowledge of the local area. Alternatively, online conveyancers can often provide a more cost-effective and efficient service, employing cutting-edge technology to streamline the process.


Working with a conveyancing solicitor, you are guided through every step of the transaction, from the initial stages to completion. Your solicitor will manage the legal aspects, liaise with all parties involved, and help you tackle any issues that may arise, ensuring your property sale or purchase proceeds as smoothly as possible.


Understanding Conveyancing

A conveyancing solicitor reviewing legal documents at a desk with a computer, phone, and stack of papers

When buying or selling property, the conveyancing process is essential as it involves the legal transfer of property ownership. You will require the services of a conveyancing solicitor to navigate this complex procedure, ensuring legality and peace of mind.


Conveyancing Process

Conveyancing is the legal process of transferring property ownership from one person to another. The key stages involve:


  1. Instruction: You instruct a conveyancing solicitor to act on your behalf.
  2. Searches: Your solicitor conducts necessary local authority and water searches to reveal any issues that might affect the property’s value.
  3. Survey Review: The solicitor examines the property survey, ensuring it satisfies lender criteria.
  4. Drafting Contracts: Contracts are prepared and negotiated, detailing the sale terms.
  5. Funds Management: Your solicitor oversees financial transactions, including the receipt of the mortgage funds from the lender.
  6. Completion: On the day of completion, funds are transferred to the seller, and ownership passes to you, the buyer.
  7. Post-Completion: After the sale, your solicitor registers the property in your name with the Land Registry.

Role of Conveyancing Solicitors

Conveyancing solicitors are legal professionals who specialise in the conveyancing process. They perform several critical functions, such as:


  • Managing Funds: Solicitors handle substantial sums during a property transaction, managing the mortgage funds from your lender and facilitating the transfer of money between buyer and seller solicitors.
  • Conducting Searches: They perform essential searches with local authorities and water companies to uncover any potential encumbrances or liabilities associated with the property.
  • Identifying Issues: Any problems identified during searches or survey reviews are addressed by your solicitor, who will communicate these to you and advise accordingly.
  • Navigating Legalities: Ensuring the conveyancing process complies with the legal requirements of England, Wales, or Scotland, your solicitor will guide you through each step.

Your conveyancer, whether a solicitor or licensed conveyancer, offers indispensable legal services throughout your property transaction. It is their responsibility to ensure every detail is scrutinized, enabling a smooth change of ownership.


Financial Aspects of Conveyancing

A conveyancing solicitor reviews legal documents and financial records in their office. They are surrounded by stacks of paperwork and a computer, indicating the meticulous nature of their work

Navigating the financial elements of conveyancing is essential as they encompass various costs from conveyancing fees to additional charges that are pivotal in transferring property ownership.


Conveyancing Fees Explained

Conveyancing fees cover the legal work conducted by your solicitor or conveyancer. Fees for this service can vary considerably based on the value of the property and complexity of the transaction. In 2024, a typical range for these fees is around £1,500, but this is subject to change dependent on the specific house and its worth. 


A fixed fee ensures you pay a set amount, while an hourly rate could lead to varying charges based on the time spent on your conveyancing.


When you engage a conveyancer, your contractual agreement will outline these fees. Additionally, conveyancers must charge VAT, which adds to the total cost you are responsible for. It’s important to discuss these fees with your solicitor to understand your financial commitment fully.


Additional Costs and Disbursements

Aside from the primary conveyancing fees, you will incur additional costs and disbursements. Disbursements are expenses that solicitors pay on your behalf during the conveyancing process.


  1. Stamp Duty Land Tax (SDLT) is a considerable extra cost if the property purchase price is above a certain threshold. SDLT rates can vary, and it’s vital to check the latest bands to understand your liability.
  2. Land Tax applies in Scotland and Wales with different names and rates: Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT) respectively.
  3. Searches are critical for gathering information about the property. The main types of searches include:
    • Local authority searches: These provide details on local planning, highways, and pollution to ensure no issues will affect your enjoyment of the property.
    • Other searches: Environmental, water authority, and location-specific enquiries.

The costs for these searches will depend on the local council and the type of search required. It is common for these disbursement fees to be paid upfront.


Lastly, if you’re purchasing with a mortgage, lenders often have their own set of requirements and fees for valuation and administrative processes that must be factored into your overall budget.


It’s essential to obtain a detailed breakdown of all potential costs in writing from your conveyancer before proceeding to avoid any surprises.


Types of Property Transactions

When engaging in property transactions, you must understand the distinct legalities involved, whether acquiring a residential property or transitioning to a new owner.


Buying a House

When you purchase a freehold property, you own the property and the land it stands on. Conveyancing solicitors are essential in navigating the complexities of the Land Registry and ensuring a smooth property transaction. Your solicitor will handle contract exchanges, manage the transfer of funds, and ensure you have a clear title to the property.


  • Key Steps:
    • Conduct legal searches
    • Review property title
    • Manage funds transfer

Selling a House

Selling a house involves transferring your ownership to the buyer. Your solicitor will help draft the sale contract, liaise with the buyer’s solicitor, and handle the property sale proceedings. 


For leasehold properties, there are additional considerations, such as the remaining term of the lease, which your solicitor will assist you with.


  • Documents Required:
    • Proof of identity
    • Property title deeds
    • Management information for leaseholds

Shared Ownership and Help to Buy

Shared ownership schemes and the Help to Buy equity loan can help you buy a home if you can’t afford the entire cost. With shared ownership, you buy a portion of a property and pay rent on the remaining share. Solicitors specialising in these schemes can advise on eligibility and process the transaction on your behalf.


  • Considerations:
    • Eligibility criteria
    • Percentage of ownership
    • Terms of the scheme

Selecting a Conveyancing Solicitor

When choosing a conveyancing solicitor, thorough research and understanding of their qualifications and service terms are crucial for a successful property transaction.


How to Compare Conveyancing Quotes

Conveyancing quotes can vary widely, so it’s important to compare them carefully to ensure you’re getting a good deal. When examining quotes, check for the following:


  • Total Cost: Ascertain the full cost, including VAT and disbursements. A clear breakdown prevents unexpected expenses.
  • Services Included: Confirm which services are included in the quote. The conveyancing process should be fully covered.
  • Communication: Choose solicitors who offer regular updates and have a dedicated point of contact.
  • Timescales: Seek clarity on how long each stage of the process will take and ensure it aligns with your schedule.

A thorough comparison requires looking beyond the price, assessing the solicitor’s communication approach, and their commitment to keeping you informed throughout the process.


Understanding Solicitors’ Accreditations

Solicitors’ accreditations are a testament to their professionalism and expertise. Here are key accreditations to look for:


  • Solicitors Regulation Authority (SRA): Ensures solicitors meet high professional standards.
  • Law Society: A representative body that provides a ‘Conveyancing Quality Scheme’ accreditation, indicating a safe and efficient level of service.
  • Council for Licensed Conveyancers (CLC): A specialist property law regulator that licenses conveyancers.

When reviewing solicitors’ credentials, visit their website to verify their accreditations. This reassures you of their capability to handle your conveyancing needs with professionalism.


Challenges in Conveyancing

When engaging in conveyancing, you’re likely to face a diverse set of challenges that can complicate the process. From typical legal quandaries to unforeseen delays, being prepared can help you navigate the intricacies of property transactions.


Common Legal Issues

Legal issues arise frequently in conveyancing, and these can significantly affect the outcome of your property transaction. 


Mortgage lenders require clear and indisputable rights to the property, making it crucial for property solicitors to meticulously check the presence of any problems with the title that could impede your right to buy or transfer ownership. 


The limitations of DIY conveyancing can become apparent here; only a qualified lawyer has the expertise to identify and address these complex issues.


  • Title Defects: A defective title can include a range of problems, from incorrect names to disputes over property boundaries.
  • Hidden Costs: Unexpected costs often emerge, whether they’re related to lifetime ISAs in financial planning or unforeseen legal fees.

Dealing with Delays and Complications

Delays and complications are commonplace and can be brought about by a multitude of parties involved in the conveyancing process. It’s not unusual for solicitors to encounter resistance during enquiries, which can slow progress. Whether it’s survey issues disclosed by the buyer’s solicitor being problematic or sellers’ solicitors complicating the conveyance with extensive enquiries, delays are a serious concern for you.


  1. Enquiry Delays: The queries raised during conveyancing can lead to significant negotiation and re-negotiation, especially if any party does not respond promptly.
  2. Lender Issues: Sometimes, lenders may revise their lending criteria or take longer to process the mortgage application, causing setbacks.

You should remain vigilant throughout the conveyancing process to ensure your interests are well protected and the process is as smooth as possible.


Final Steps in Conveyancing

At the culmination of the conveyancing process, you’ll encounter two crucial phases: Completion and Post-Completion. These ensure the transfer of property ownership is legally binding and properly recorded.



On the day of completion, your conveyancing solicitor ensures that the remaining payment for the property is transferred to the seller’s solicitor. Once the payment is confirmed, you can collect the keys to your new home.


  • Transfer of Funds: Your solicitor arranges the transfer of the balance of the purchase price.
  • Receipt of Keys: The moment funds are cleared, keys are released to you.


After completion, there are a few administrative tasks that your conveyancing solicitor handles:


  1. Land Registry: Your solicitor submits an application to the Land Registry to register your ownership of the property. This confirms your legal ownership.

    • Application Form: Use form AP1 for registering a new owner.
    • Fee Payment: Fees vary based on property price.
  2. Stamp Duty: If applicable, your solicitor will also file a Stamp Duty Land Tax (SDLT) return and ensure that any duty due is paid within the 14-day deadline.

    • SDLT Return Filing: Complete and submit an SDLT return.
    • Payment of Duty: Duty must be paid, if due, to avoid penalties.
  3. Transferring Ownership: The seller’s solicitor provides documents that prove the seller’s ownership and right to sell the property. These are then checked by your solicitor.

    • Title Deeds: Examination of deeds to ensure validity.
    • Transfer Deed: Signing of TR1 form to transfer ownership.

Throughout these final steps, your property solicitor’s expertise is pivotal. They handle the legal particulars, ensuring a seamless transition of ownership.

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