What is conveyancing?
How it works
When you've found a conveyancer, here’s what happens when you buy a house in England and Wales.
Getting the ball rolling
1. Carry out searches
Once you’ve had an offer accepted, your conveyancer will carry out the relevant searches.
2. Organise surveys and contracts
Your conveyancer will then sort out the legal side of things, such as a draft contract, a house survey and any other documents needed.
3. Lodge interest with the Land Registry
Your conveyancer will lodge an interest with the Land Registry. This shows that the property will need to be moved into your name once the sale is complete.
Getting ready to complete
1. Sign and exchange contracts
Once everything is in order, you and the seller will sign copies of the sale contract and agree on a completion date. Once you’ve signed, your conveyancer will exchange contracts with the seller’s conveyancer.
When you exchange contracts, your conveyancer will arrange for you to pay your mortgage deposit.
2. Completion day
Your conveyancer will usually receive the mortgage funds the day before completion, then send to the seller on the moving day. When the seller’s conveyancer confirms they’ve got the money, the property is yours!
Post-completion
1. Registering with the Land Registry
Your conveyancer will register the transfer of property with the Land Registry, so the property is legally registered in your name.
2. Stamp duty
If you're buying your first house in England or Northern Ireland and it's worth more than £300,000, or you're moving house and it's worth more than £125,000, you'll need to pay stamp duty. Similar taxes apply in Scotland and Wales.
Thresholds correct as of 1 April 2025.
How long does conveyancing take?
The conveyancing process can take as little as four weeks, but generally it’s 8-12 weeks and sometimes up to 16. It can vary due to factors such as if the survey results reveal any problems or there’s a delay in getting the property searches back.
Leasehold properties generally take longer to process.
How conveyancing differs in Scotland
In Scotland, the conveyancing process is different. Once an offer is accepted, formal negotiations take place between conveyancers over the finer details of the contract.
Once these have all been agreed on, known as the ‘conclusion of missives’, the contract becomes legally binding. This means contracts often get arranged at the start of the conveyancing process.
Let’s look at the details
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Fees vary depending on location and firm but are generally over £2,000. You may be charged in one of the following ways:
- Fixed fee
- Percentage of property price.
Get a quote from your conveyancer before you agree to use their services. The quote should show a breakdown of the following costs:
- Bank transfers
- Legal fees
- ID verification
- Land Registry fees
- Searches
- VAT.
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It may take five to seven working days to release the funds. Typically, mortgage funds are requested after you’ve set the completion date. If there’s not much time between the exchange and completion, the money can be requested beforehand.
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