Property Purchase Conveyancing Solicitors
Buying a property is the largest financial commitment most people ever make — and the legal process that transfers ownership is more complex than most buyers expect. A conveyancing solicitor protects your interest from offer to completion.
Residential conveyancing on a purchase encompasses title investigation (checking the seller owns what they are selling and that the title is free from undisclosed defects); property searches (local authority, drainage and water, environmental, and specialist searches); raising and resolving enquiries with the seller's solicitor; reviewing the mortgage offer conditions; advising on the contract terms; managing the exchange of contracts (and the payment of the deposit); and managing completion (the transfer of the balance of the purchase price, the release of the keys, and the registration of the new title at HM Land Registry). A solicitor manages every stage on behalf of the buyer — and on behalf of the mortgage lender, who will instruct the same solicitor to act for them in most residential transactions.
Buying a Property — The Legal Process
Property purchase conveyancing — the key stages and what a solicitor does at each one to protect the buyer.
A property purchase conveyancing transaction has several distinct stages — each requiring specific legal work by the solicitor. Understanding the process helps buyers know what to expect and what questions to ask. A solicitor will manage all of it on the buyer's behalf.
Instruction and anti-money-laundering checks
Once a solicitor is instructed on a purchase, they will carry out identity and anti-money-laundering (AML) checks on the buyer — verifying identity (passport, driving licence) and the source of funds (proof that the deposit and purchase funds are legitimately sourced). This is a regulatory requirement — without it, the solicitor cannot act. The solicitor will also obtain the draft contract pack from the seller's solicitor — the title documents, property information forms (TA6 and TA10), and the draft transfer deed. These documents are reviewed before any further steps are taken.
Title investigation — checking the seller owns what they are selling
The solicitor investigates the title to the property — verifying that the seller is the registered proprietor, that the title is freehold or leasehold as described, and that there are no undisclosed charges, restrictions, or encumbrances that would affect the buyer's use and enjoyment of the property. For leasehold properties, the solicitor will also review the lease — checking the unexpired term, the ground rent and service charge terms, the alienation provisions (whether consent is required to sell), and the condition of the building. Any title defect is raised with the seller's solicitor and must be resolved before exchange.
Property searches — identifying issues that affect the property
The solicitor will apply for the standard searches — local authority (planning permissions, listed building status, road adoption), drainage and water (sewer connections, water supply), and environmental (contaminated land, flooding, ground stability). Depending on the location, additional searches may be required — a mining search (for properties in former coal-mining areas), a chancel repair liability search (for properties in certain parishes), or a flood risk assessment. The search results are reviewed by the solicitor and any issues are reported to the buyer — and (where relevant) to the mortgage lender — before exchange of contracts.
Enquiries — resolving questions about the property and its history
After reviewing the title and search results, the solicitor raises "enquiries" with the seller's solicitor — questions about the property's history, the boundaries, planning permissions, building regulation consents, disputes with neighbours, and anything else revealed in the title or searches that requires clarification. The seller's replies to enquiries form part of the contractual documentation — they are incorporated into the sale contract, and the seller is liable for any misleading or untrue reply. Where enquiries reveal a significant issue (an undisclosed planning enforcement notice; a boundary dispute; a defective title document), the solicitor will advise on the implications and negotiate a resolution before exchange.
Mortgage offer conditions — satisfying the lender
Where the buyer is purchasing with mortgage finance, the solicitor also acts for the mortgage lender — reviewing the mortgage offer conditions and reporting to the lender on the title and search results. The lender's conditions must be met before the mortgage funds can be drawn down on completion. Common conditions include: evidence of buildings insurance from the date of exchange; a signed ground rent and service charge statement (for leasehold properties); and a clear search result (the lender will not lend against a property with a local authority search showing a planning enforcement notice). The solicitor manages the lender's conditions alongside the buyer's interests — reporting to both and ensuring all conditions are satisfied before exchange.
Exchange, completion, and registration
Exchange of contracts creates the legally binding agreement — after exchange, neither party can withdraw without paying compensation. The solicitor manages the exchange, arranges the deposit payment, and confirms the completion date. On completion day, the solicitor receives the mortgage advance from the lender, transfers the balance of the purchase price to the seller's solicitor, and confirms completion — after which the buyer can collect the keys. After completion, the solicitor submits the Stamp Duty Land Tax return to HMRC (within 14 days) and registers the new title at HM Land Registry — ensuring the buyer is properly registered as the new legal owner of the property.