The Conveyancing Process in the UK: A Step-by-Step Guide
Conveyancing is the legal process of transferring ownership of a property from the seller to the buyer. In England and Wales it typically takes between eight and twelve weeks, though leasehold purchases and chains can take longer. Whether it is your first purchase or your fifth, understanding the stages removes most of the stress — and helps you spot delays before they cost you money.
1. Instructing a solicitor or conveyancer
As soon as your offer is accepted — ideally before — you should instruct a licensed conveyancer or solicitor. They will open your file, run identity and anti-money-laundering checks, and ask for proof of funds. Choose someone who communicates well; a responsive conveyancer is worth more than the cheapest quote.
2. Draft contract and searches
The seller's solicitor prepares a draft contract pack including the title deeds, a property information form and a fixtures and fittings list. Your solicitor then orders searches:
- Local authority search — planning history, building control and local issues.
- Environmental search — flood risk, contaminated land and ground stability.
- Water and drainage search — connection to mains and any public sewers within the boundary.
- Chancel repair and other searches depending on the location.
3. Survey and mortgage valuation
Your lender arranges a basic valuation to confirm the property is worth the loan. This is not a survey. We always recommend commissioning your own Level 2 (HomeBuyer) or Level 3 (Building Survey) report, particularly for period properties, conversions and anything with visible alterations.
4. Enquiries and exchange of contracts
Your solicitor raises enquiries on anything unclear — boundaries, alterations, guarantees, leasehold management packs. Once all answers, searches, the survey and your mortgage offer are satisfactory, you sign the contract and pay your deposit (usually 10% of the price). Exchange of contracts is the point at which the sale becomes legally binding. Before exchange, either party can still walk away.
5. Completion
On the agreed completion date your solicitor transfers the balance of the purchase money, the seller's solicitor confirms receipt, and the keys are released — usually through the estate agent. Your solicitor then pays any Stamp Duty Land Tax due and registers you as the new owner at HM Land Registry.
How to keep it moving
- Return signed documents the same day where possible.
- Have your deposit and proof of funds ready before you offer.
- Respond to solicitor queries promptly — silence is the biggest cause of delay.
- Ask for weekly updates, and keep the agent informed so they can manage the chain.
A second pair of eyes
At PTT Real Estate our team includes an agent with a law degree and years of residential property experience. We offer a complimentary second review of the conveyancing work carried out by your chosen solicitor — flagging missing enquiries, title issues and leasehold red flags before you exchange. It costs nothing and can save you thousands.