How Conveyancing Works

Buying a home should feel exciting, not like you’ve stepped into a legal labyrinth. That’s where conveyancing comes in. It’s an essential step that makes a property officially yours, and when it’s done right, it helps everything click into place with minimal fuss.

At Picnic, we believe in keeping things clear, calm, and moving in the right direction. Whether you’re getting the keys to your first home or upsizing, understanding the conveyancing process means you’ll spend less time worrying and more time looking forward to what’s next.

What Is Conveyancing? 

Conveyancing is the legal process of transferring a property from one owner to another. It starts when your offer is accepted and ends the moment you get the keys in your hand. The aim is to make sure you (the buyer) secure legal ownership of the property and that there are no issues such as outstanding debts, restrictions, or boundary disputes attached to it.

It’s typically handled by a solicitor or licensed conveyancer who acts on behalf of either the buyer or the seller. Their job is to handle all legal documents, conduct property searches, liaise with the Land Registry, and manage the transfer of funds.

Why Is Conveyancing Important? 

Conveyancing protects buyers and sellers legally and financially. Without this legal process, you could unknowingly inherit legal issues tied to a property, like an unpaid mortgage, planning breaches, or rights of way that affect your use of the home.

It also ensures both parties meet their contractual obligations, such as paying the correct price, transferring ownership at the agreed time, and registering the transaction correctly. 

In short, conveyancing provides peace of mind that everything is above board before money changes hands.

What Role Does a Conveyancer Play? 

A conveyancer handles the legal and administrative tasks needed to transfer ownership of a property. Their role includes:

• Reviewing and preparing contracts

• Conducting property searches (such as local authority, environmental, and drainage searches)

• Checking the property title for legal issues

• Liaising with mortgage lenders to manage the release of funds

• Exchanging contracts and setting a completion date

• Transferring the funds and registering the property with HM Land Registry

They’re also responsible for communicating updates and ensuring both sides are ready to complete at the same time.

Do You Have to Use a Conveyancer? 

Legally, you don't have to hire a conveyancer. You could carry out the process yourself, but because property law is complex and mistakes can be costly, it's highly recommended to use a qualified solicitor or licensed conveyancer.

If you're using a mortgage to buy a property, your lender will usually require a professional conveyancer from their approved panel to handle the legal work. DIY conveyancing may be possible in some simple cash transactions, but it’s rarely worth the risk.

What Is the Conveyancing Process? 

Here’s a step-by-step overview of how conveyancing works when you buy a property:

1. Instruct a conveyancer. Choose and formally appoint a conveyancer or solicitor.

2. Pre-contract stage. The seller’s conveyancer prepares the draft contract, while the buyer’s conveyancer conducts property searches and reviews legal documents.

3. Mortgage arrangements. The buyer secures their mortgage offer, and the lender liaises with the conveyancer.

4. Enquiries and negotiations. Any legal queries are raised and addressed, such as planning consents or rights of way.

5. Exchange of contracts. Both parties sign identical contracts, and a completion date is set. The deposit is also paid at this stage.

6. Completion. Funds are transferred, keys are handed over, and the buyer officially takes ownership.

7. Post-completion. The buyer’s conveyancer registers the property with the Land Registry and handles any stamp duty payments.

How Long Should Conveyancing Take? 

On average, conveyancing takes 8 to 12 weeks from the date an offer is accepted. Cash purchases can sometimes be completed within 4–6 weeks. Delays can happen, especially if there are hiccups in the chain or hold-ups with searches. A proactive conveyancer and quick replies from you can help keep things on track.

How Much Does Conveyancing Cost? 

Conveyancing fees typically range from:

• £500 to £1,500 for freehold properties

• £800 to £1,800 for leasehold properties

Costs vary based on the property value, location, and complexity of the transaction. The total cost usually includes:

• Legal fees (what the solicitor charges)

• Disbursements (third-party costs like Land Registry fees and property searches)

• Stamp Duty Land Tax (if applicable)

How Is It Different in Scotland? 

Property laws in Scotland work under a different system to the rest of the U.K., with solicitors typically playing a bigger role overall, and which impacts the homebuying process in the following ways:

• Offers are made formally and are legally binding once accepted.

• The process is usually faster, often completing within 6–8 weeks.

• A Home Report (including a property survey) must be provided by the seller before listing the property.

• The missives (contractual letters) are exchanged early, making it harder for buyers or sellers to back out without penalties.

• Rather than pay Stamp Duty, property buyers in Scotland could be liable for Land and Buildings Transaction Tax (LBTT).

If you're buying or selling property in Scotland, it's best to use a solicitor familiar with Scottish property law.