Conveyancing Services
Residential purchase: title investigation, conveyancing searches, mortgage, exchange of contracts, SDLT, and registration at HM Land Registry.
Residential sale: title deeds, TA6 and TA10 forms, enquiries, exchange, and completion. Mortgage redemption and Capital Gains Tax considerations.
Simultaneous sale and purchase — managing a property chain, synchronised exchange and completion, and chain collapse risk.
Switching lenders or product — discharge of existing mortgage, registration of new charge at Land Registry. Fast turnarounds for remortgage completions.
Adding or removing a person from the title — on relationship breakdown, marriage, or gift. Lender consent, SDLT on assumed debt, and CGT advice.
Purchase of new-build homes off-plan — reservation fee, 28-day exchange deadline, developer's contract review, buildout risk, and snagging.
Shared ownership lease purchase — initial share, staircasing to full ownership, housing association obligations, and lease terms.
Pre-auction legal pack review, 28-day completion from fall of the hammer, finance pre-arrangement, and special conditions scrutiny.
The Conveyancing Process — What Happens and When
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1
Instruction & ID
Once you instruct a solicitor, they carry out identity verification and source-of-funds checks (anti-money laundering obligations). The seller's solicitor prepares a draft contract and title pack. This stage takes 1–4 weeks.
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2
Searches & enquiries
The buyer's solicitor orders conveyancing searches — local authority, water and drainage, environmental, coal mining (where applicable). They raise enquiries (requisitions on title) with the seller's solicitor. Mortgage offer is received and reported to the buyer. This stage takes 3–8 weeks.
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3
Exchange of contracts
Both parties sign identical contracts; the buyer pays the deposit (usually 10%). Exchange is the point at which the transaction becomes legally binding. A completion date is fixed. Neither party can withdraw without penalty after exchange.
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4
Completion
The balance of the purchase price is transferred. Keys are released. The buyer's solicitor applies for registration at HM Land Registry and submits the Stamp Duty Land Tax return. Transfer of title is complete.
Stamp Duty Land Tax (SDLT)
SDLT is payable by the buyer on residential purchases in England. Rates as at August 2025 (standard rates for second home / additional property in brackets):
First-time buyers may qualify for SDLT relief. SDLT must be submitted and paid within 14 days of completion. Your solicitor calculates and submits the SDLT return.
Frequently Asked Questions
How long does conveyancing take?
A freehold residential purchase or sale typically takes 8–12 weeks from instruction to completion. Leasehold transactions and chains often take longer — 12–16 weeks. New-build purchases can take longer still as they depend on the developer's buildout programme. Remortgages are usually the fastest — 4–6 weeks. Your solicitor will give you a realistic timeline once they have reviewed the title.
What conveyancing searches are required?
Most mortgage lenders require: a local authority search (planning, enforcement, road adoption), a water and drainage search (public sewers), and an environmental search (flood risk, contamination). Additional searches may be required depending on the location — coal mining, chancel repair liability, and tin mining searches in relevant areas. Your solicitor advises which searches are necessary and obtains them on your behalf.
What is the difference between freehold and leasehold?
A freehold owner owns the property and the land it stands on outright. A leaseholder owns the right to occupy the property for the term of the lease. Leasehold properties are common for flats — the building and land are owned by the freeholder (landlord). Leaseholders pay ground rent and service charges and must comply with the lease terms. Service charge disputes, short leases (under 80 years), and lease extension are all important issues a solicitor addresses.
Can I use the same solicitor as the seller?
Usually no — the buyer and seller have opposing interests and the same solicitor cannot act for both without a conflict of interest. There is a narrow exception for straightforward transactions between family members, but most regulated solicitors will decline to act for both buyer and seller. Your mortgage lender will also typically require you to use a solicitor on their approved panel.
What happens if the chain collapses?
Before exchange, there is no legally binding commitment — any party can withdraw without financial penalty (though solicitors' costs and search fees are lost). After exchange, withdrawal by either party is a breach of contract. The innocent party can sue for damages, including the difference between the contract price and the price achieved on resale. Your solicitor advises on your options if the chain collapses post-exchange.