How to Choose a Conveyancer: A Complete Guide for Home Buyers
By Homey
•
23 Sept 2025
Navigating the maze of buying a home in the UK can feel overwhelming, but finding the right legal expert doesn't have to be. This guide will demystify the process of choosing a conveyancer, your essential partner in securing your dream home. From understanding their role to knowing the crucial questions to ask, we'll equip you with the knowledge to make an informed decision and ensure a smoother journey to homeownership.
I. Understanding the Basics: Your Legal Partner in Home Buying
A. What Does a Conveyancer Do and Why Do I Need One?
A conveyancer is a property law specialist who handles the legal side of transferring homeownership from one person to another. Think of them as the captain of your legal ship, navigating the complex waters of property law to get you safely to your destination.
Having one is not just a good idea; it's essential. Your conveyancer ensures that the property you're buying has a clean legal title (also called clear or marketable title), meaning the seller has the right to sell it and there are no nasty surprises lurking, like boundary disputes or planning violations.
Key tasks your conveyancer will handle for a home buyer include:
Reviewing the contract from the seller’s solicitor to ensure it's fair and accurate.
Conducting property searches with the local authority to uncover information about planning, building regulations, and nearby road schemes.
Checking the property's title and raising enquiries with the seller’s solicitor.
Handling the exchange of contracts, the point at which the deal becomes legally binding.
Managing the transfer of funds on completion day.
Registering you as the new owner with the Land Registry.
B. Solicitor vs. Licensed Conveyancer: What’s the Difference?
When you look for a legal expert, you'll encounter two main titles: solicitor and licensed conveyancer. While both are fully qualified to handle your property purchase, there are subtle differences.
A solicitor is a qualified lawyer with broad expertise across various areas of law, such as family or commercial law, in addition to property.
A licensed conveyancer is a specialist who deals exclusively with property law.
How to decide? For a straightforward purchase, a licensed conveyancer is often a cost-effective and highly skilled choice. If your purchase is more complex—for example, if it involves a tricky lease extension or is part of a larger, more complicated personal situation like a divorce—the broader legal knowledge of a solicitor might be beneficial.
C. The Conveyancing Quality Scheme (CQS)
The Conveyancing Quality Scheme (CQS) is a mark of excellence for residential conveyancing firms, awarded by the Law Society of England and Wales. It signifies that a firm meets high standards of service, expertise, and quality.
Choosing a CQS-accredited firm gives you peace of mind that you are dealing with a reputable and reliable practice. You can check if a firm is accredited by using the Law Society's "Find a Solicitor" tool online and looking for the CQS logo.
II. Getting Started: When and How to Find Your Conveyancer
A. The Ideal Time to Appoint a Conveyancer
Don't wait until you've had an offer accepted to start your search. The best time to find your conveyancer is as soon as you start viewing properties. Having a legal expert lined up means you can act immediately once your offer is accepted, which shows sellers you are a serious and organised buyer. This can give you a crucial edge in a competitive market and helps to speed up the entire process from the get-go.
B. How to Find Potential Conveyancers
Recommendations: Ask friends, family, or colleagues who have recently bought a home for their recommendations. A first-hand account of good service is invaluable.
Online Comparison Tools: Websites that compare conveyancing quotes can be a good starting point, but be sure to delve deeper and read reviews.
Estate Agent Recommendations: Your estate agent will likely recommend a conveyancer. While this can be convenient, be aware that they may receive a referral fee. It's always wise to compare their suggestion with a few independent quotes to ensure you're getting good value and impartial advice.
C. Local vs. Online Conveyancers: Making the Right Choice
You'll need to decide whether to use a local firm or a larger, online-only service.
Local Conveyancers:
Pros: Offer face-to-face meetings, which can be reassuring. They possess valuable local knowledge, which can be particularly useful if the property is in an area with unique issues (e.g., mining history).
Cons: Can sometimes be more expensive.
Online Conveyancers:
Pros: Often more cost-effective and operate outside of traditional 9-5 hours. They typically use online portals and apps to keep you updated.
Cons: Communication is usually via email or phone, which may not suit everyone. The person handling your case may have a very high workload.
The right choice depends on your personal preference for communication and whether you value local, in-person service over the potential cost savings of an online provider.
III. The Vetting Process: Questions Every Buyer Must Ask
A. Key Questions for Your Shortlist
Before you instruct a firm, make sure you ask some critical questions:
Who will be my day-to-day contact? Will you have a dedicated conveyancer, or will you be dealing with a team?
What is your experience with properties like mine? This is crucial if you are buying a leasehold flat, a new build, or a shared ownership property.
How will you keep me updated? Ask about their communication methods—email, phone calls, or an online portal.
What are your typical timescales? This will help you manage your expectations.
B. Understanding the Costs
Conveyancing quotes can be confusing. Ask for a detailed, itemised quote that clearly separates the legal fees (the firm's charge for their time and expertise) from the disbursements.
Disbursements are third-party costs that the conveyancer pays on your behalf. These include:
Local Authority Searches
Environmental Searches
Land Registry Fees
Bank Transfer Fees
Also, clarify the firm's policy on "fixed fee" (ensuring the legal fee won't change) and "no sale, no fee" (meaning you won't have to pay the legal fees if the purchase falls through, though you'll likely still have to cover the disbursements).
C. Checking Credentials and Reviews
Always verify that your chosen firm is regulated. Solicitors are regulated by the Solicitors Regulation Authority (SRA), and licensed conveyancers are regulated by the Council for Licensed Conveyancers (CLC). You can check their status on the respective regulator's website. Finally, read online reviews and testimonials to get a sense of other clients' experiences.
IV. Special Considerations for Your Property Type
Not all property purchases are the same. Here's what you need to know about specific property types.
A. Buying a New Build Property
The legal process for new builds is often more complex and operates under tight deadlines set by the developer. It's crucial to use a solicitor who specialises in new builds. They will be familiar with the specific checks required, such as ensuring the correct planning permissions and road adoption agreements are in place.
B. Buying a Shared Ownership Property
Shared ownership schemes involve buying a share of a property and paying rent on the remainder. The leases are complex, and the process involves a housing association. Choose a conveyancer with proven experience in shared ownership to navigate the intricate legal requirements.
C. Buying a Leasehold Property (e.g., a flat)
Buying a leasehold property involves more legal work than buying a freehold house. Your conveyancer will need to scrutinise the lease to check for:
The length of the lease (short leases can be a problem for mortgage lenders).
The ground rent and service charge amounts.
Any restrictive covenants (e.g., rules about pets or subletting).
Due to these extra complexities, it's vital to choose a firm with strong experience in leasehold transactions.
V. Next Steps and Common Concerns
A. Instructing Your Conveyancer
Once you've chosen your firm, you will need to formally "instruct" them. This means you officially appoint them to act on your behalf. You will need to sign their terms of business, provide proof of ID and address for anti-money laundering checks, and transfer some money on account to cover the initial costs like property searches.
B. Can the Seller and I Use the Same Solicitor?
While it might seem like a way to save time and money, using the same solicitor as the seller is almost always a bad idea. This creates a "conflict of interest." A solicitor's duty is to act in the best interests of their client. It's impossible for one solicitor to do this for both the buyer and the seller, whose interests are naturally opposed. Independent representation is crucial to protect your position.
C. What If I'm Unhappy? Changing Your Conveyancer
If you are unhappy with the service you're receiving, you can change conveyancers mid-purchase. However, this can cause delays and may have cost implications, as you will likely have to pay the first firm for the work they have already completed. Before making a switch, raise your concerns directly with the firm's senior partner to see if the issues can be resolved. If there's a dispute over fees or service that cannot be resolved, you can complain to the Legal Ombudsman.
VI. How Homey Can Help You
At Homey, we understand that the conveyancing process can be daunting. That's why we've leveraged technology to make it as smooth and stress-free as possible. Our platform allows you to manage your entire conveyancing journey digitally, from start to finish.
We offer:
Free Consultation: We provide a complimentary consultation where our experts help you understand the conveyancing process, identify your specific needs, and assist you in finding and choosing the right conveyancer for your property type and situation.
Digital Workflow: Our intuitive online portal allows for secure document exchange, real-time updates, and easy communication with your chosen conveyancer, all from the comfort of your home.
Expert Guidance: Beyond just connecting you with a conveyancer, Homey acts as your advocate, guiding you through each step of the process and representing your interests to ensure a transparent and efficient transaction. We're here to answer your questions, clarify complex legal jargon, and keep your purchase on track.
Streamlined Communication: Say goodbye to endless phone tag and email chains. Our platform centralises all communication, making it easy to stay informed and address any queries promptly.
With Homey, you're not just getting a digital service; you're gaining a partner dedicated to making your homeownership dream a reality with confidence and ease.
