Ultimate Guide to Conveyancing
By Homey
•
25 Sept 2025
Choosing the right conveyancer is one of the most critical steps in your home buying or selling journey. Get it right, and you’re on track for a smooth, stress-free transaction. Get it wrong, and you could face costly delays and unnecessary complications. This guide will walk you through everything you need to know to find and instruct the perfect legal partner for your move, whether you’re a first-time buyer, a seasoned seller, or navigating the complexities of a property chain.
Part 1: The Fundamentals for Everyone (buyers, seller and movers)
I. Understanding the Key Players and Their Roles
A. What is Conveyancing?
At its heart, conveyancing is the legal process of transferring property ownership from one person to another. It covers every legal and administrative task required to ensure the transaction is valid, from checking if the seller has the right to sell the property, to drafting the final contract and transferring the funds.
B. Who is a Conveyancer and Why Do I Need One?
A conveyancer is a specialist legal professional who handles the entire conveyancing process on your behalf. Their job is to protect your interests, ensuring the property title is sound, there are no hidden legal issues, and the transaction completes smoothly and legally.
Attempting to handle conveyancing yourself (DIY conveyancing) is highly risky. Without a qualified professional, you could miss crucial legal problems, fail to comply with lender requirements, or make errors in the paperwork that could jeopardise the entire sale and leave you financially exposed.
C. Solicitor vs. Licensed Conveyancer: What’s the Difference?
Both solicitors and licensed conveyancers are fully regulated and insured to handle property transactions. The main difference lies in their training and scope of practice:
Solicitors are qualified lawyers with broad legal training, meaning they can handle complex legal issues that might arise during the transaction, such as contested probate or complex lease extensions.
Licensed Conveyancers are specialists who are solely trained in property law. They are experts in the field of conveyancing but cannot advise on other legal matters.
For most straightforward transactions, a licensed conveyancer is an excellent choice. If your purchase involves complex legal circumstances, a solicitor may be more suitable.
II. The Search and Vetting Process
A. How to Find a Reputable Conveyancer
Personal Recommendations: Ask friends, family, or colleagues who they have used and whether they would recommend them.
Estate Agent Panels: Your estate agent will likely have a panel of conveyancers they recommend. While convenient, always do your own research to ensure they are the right fit for you.
Online Searches and Reviews: Use search engines and review platforms to find local or national firms. Pay close attention to recent reviews to gauge their current service levels.
B. Local vs. Online Conveyancers: Pros and Cons
Local Conveyancers offer the benefit of face-to-face meetings, which many people find reassuring. You can drop off documents in person and build a direct relationship.
Online Conveyancers often offer a more streamlined, tech-driven service with digital document signing and case tracking portals. They can be more convenient and sometimes more cost-effective.
The best choice depends on your personal preference. If you value in-person service, go local. If you are comfortable with digital communication, an online firm can be a great option.
C. Core Questions Everyone Must Ask Before Instructing
What are your full fees? Ask for a detailed, itemised quote.
Who will be my day-to-day contact? Will you have a dedicated conveyancer or be part of a team-based system?
How will you communicate with me? Clarify if updates will be via phone, email, or an online portal.
What is your current caseload? Ensure they have the capacity to handle your transaction efficiently.
Do you have experience with my type of property? This is crucial for leasehold, new build, or shared ownership properties.
D. Understanding Quality Marks: The Conveyancing Quality Scheme (CQS)
The Law Society's Conveyancing Quality Scheme (CQS) is a recognised quality standard for residential conveyancing practices. A CQS-accredited firm has demonstrated that it follows best practices, meets high standards of technical expertise, and provides excellent client service. Choosing a CQS firm provides an extra layer of confidence and is often a requirement for mortgage lenders.
Read more about everything you need to know about conveyancing here in our A Complete Guide to Conveyancing Searches in the UK (2025)
III. Decoding the Costs
A. How to Read a Conveyancing Quote
A quote is typically split into two parts:
Legal Fees: This is the fee the conveyancer charges for their time and expertise.
Disbursements: These are third-party costs that the conveyancer pays on your behalf, such as property searches, Land Registry fees, and bank transfer fees.
Ensure your quote clearly separates these two costs.
B. Common Fee Structures Explained
Fixed Fee: This is the most common structure, where a single fee is quoted for the legal work. Always check what is included and if there are any potential extra charges for unforeseen complications.
No Sale, No Fee: This guarantee means you won't have to pay the conveyancer's legal fees if your transaction falls through. However, you will still be liable for any disbursements that have already been paid. Always read the terms and conditions carefully.
Part 2: Tailored Advice for Your Journey
IV. Specific Guidance for Home Buyers
A. When to Choose Your Conveyancer
Instruct your conveyancer before you make an offer on a property. Having a legal expert ready to go shows sellers you are a serious buyer and allows you to act quickly once your offer is accepted, which can be a significant advantage in a competitive market.
B. Buyer-Specific Questions to Ask
Do you have experience with first-time buyers?
Are you familiar with the specific challenges of new build properties? (If applicable)
Have you handled shared ownership or Help to Buy transactions before? (If applicable)
C. The Buyer’s Costs Explained
Key disbursements for buyers include:
Local Authority Searches: To check for planning issues, road schemes, or contamination.
Water and Drainage Searches: To verify the property's connection to mains water and drainage.
Environmental Searches: To assess flood risk and land contamination.
Land Registry Fees: A fee paid to the Land Registry to register you as the new owner.
V. Specific Guidance for Home Sellers
A. The Advantage of Instructing a Conveyancer Early
Instructing a conveyancer as soon as you market your property allows them to prepare the draft contract and gather essential documents (like leasehold information packs) upfront. This proactive approach can shave weeks off the transaction time once a buyer is found.
B. Seller-Specific Questions to Ask
How do you manage enquiries from the buyer's conveyancer?
What is your process for obtaining and managing a leasehold information pack? (For leasehold properties)
How quickly can you prepare the initial contract pack?
C. The Seller’s Costs Explained
A key disbursement for sellers is the cost of obtaining Official Copies of the title deeds and filed plan from the Land Registry to prove ownership.
VI. Specific Guidance for Home Movers (Buying and Selling)
A. Using One Conveyancer for Both Transactions
Using the same conveyancer for your sale and purchase is highly recommended. It creates a single point of contact, streamlines communication, and ensures a more coordinated approach to managing the property chain, reducing the risk of delays.
B. Mover-Specific Questions to Ask
How much experience do you have managing linked sales and purchase transactions?
What is your strategy for ensuring a simultaneous exchange and completion?
How do you handle communication within a property chain?
C. The Mover’s Costs Explained
Many firms offer a discount on their legal fees when handling both your sale and purchase. The disbursements for both transactions will be quoted together, but you should still review them carefully to understand the total cost.
Part 3: The Process and Problem-Solving
VII. The Next Steps After Choosing
A. What It Means to "Instruct" Your Conveyancer
"Instructing" a conveyancer means formally appointing them to act on your behalf. You will receive a client care letter outlining their terms of business, a request for ID to comply with anti-money laundering regulations, and initial property information forms to complete.
VIII. Common Questions and Troubleshooting
A. Can a Buyer and Seller Use the Same Solicitor?
No. This is considered a "conflict of interest." To ensure both parties receive impartial advice and that their best interests are protected, the buyer and seller must have separate, independent legal representation.
B. What If I’m Unhappy with the Service?
If you are unhappy, first raise your concerns directly with your conveyancer or the firm's senior partner. If the issue cannot be resolved, you can switch conveyancers mid-transaction. However, this can cause delays, and you will still be liable for the work completed and disbursements paid to date by your original firm. It should be considered a last resort.
IV. 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.
