For many first-time buyers, the conveyancer is the person who asks for documents, sends forms and uses phrases such as “searches” and “exchange” while everyone else is talking about mortgage offers and moving dates. Their job is much more important than the paperwork suggests. They check that the home can legally be transferred to you, investigate issues that could affect your ownership, deal with lender requirements and move the purchase from accepted offer to completion.
This guide focuses mainly on England and Wales. Scotland and Northern Ireland use different property systems.
What does a conveyancer do when you buy a house?
Once your offer is accepted, your conveyancer becomes your legal representative for the property transaction. They communicate with the seller’s conveyancer, review the contract papers, investigate the legal title, arrange searches, raise enquiries, report to you and your mortgage lender, handle exchange and completion, and deal with key post-completion formalities.
What happens during the conveyancing process UK buyers go through?
Identity, funding and initial checks
At the start, the conveyancer will usually ask for proof of identity, proof of address and information about how you are funding the purchase. If part of your deposit comes from savings, a gift or another source, you may be asked for evidence. Completing these checks promptly can prevent delays later.
Reviewing the contract and legal title
The seller’s legal representative sends a contract pack containing information about the property and proposed sale. Your conveyancer checks the title to confirm who owns the property and examines matters such as rights of way, restrictive covenants, mortgages, boundaries and whether the property is freehold or leasehold.
This can uncover problems invisible at a viewing. Imagine a house with a driveway that appears to connect directly to the road, but part of that access crosses someone else’s land. Your conveyancer would check whether the property has a proper legal right of way before advising you to proceed.
Searches and enquiries
Property searches provide information that may not appear from the title or a viewing. Common searches include local authority, water and drainage and environmental information, with additional searches depending on the property, location and lender. Mortgage lenders commonly require certain searches.
Your conveyancer also raises enquiries with the seller’s legal representative. These can cover planning permissions, building work, guarantees, disputes, access rights, lease terms, service charges or inconsistencies in the paperwork.
Checking the mortgage
If you are using a mortgage, the conveyancer will normally deal with the lender’s legal requirements where the firm is accepted on that lender’s panel. They review the mortgage instructions and make sure relevant conditions are satisfied before funds are requested.
What happens before exchange of contracts?
Before exchange, your conveyancer should be satisfied that the legal investigations are complete enough for you to make an informed commitment. They will usually report to you on the property, explain important issues and ask you to sign the necessary documents.
In England and Wales, an accepted offer is not normally legally binding until contracts are exchanged. Once exchange happens, buyer and seller are committed and pulling out can have serious financial consequences.
A practical tip is not to treat a proposed moving date as guaranteed before exchange. Booking non-refundable removals or ending a tenancy too early can create unnecessary risk if the chain or legal work is delayed.
What does the conveyancer do on completion?
Before completion, your conveyancer prepares the financial statement, arranges for any mortgage advance and tells you how much money you need to provide. On completion day, the purchase funds are transferred through the legal representatives. Once completion has taken place, the keys can normally be released and you become the owner.
After completion, the conveyancer deals with the relevant property tax return and payment where required, then applies to register your ownership and any mortgage. In England and Wales, registration is handled by HM Land Registry. The register may be updated after you have moved in, so a later registration date does not mean completion itself was delayed.
Solicitor vs conveyancer: what is the difference?
A solicitor is a lawyer who may work across many legal areas, although some specialise in property. A licensed conveyancer in England and Wales is a regulated legal professional focused on conveyancing and related property work. Licensed conveyancers are regulated by the Council for Licensed Conveyancers, while solicitors are generally regulated by the Solicitors Regulation Authority.
For many straightforward purchases, either can be suitable if they are authorised, experienced with your type of property and able to act for your lender. Compare responsiveness, experience, lender-panel status and fee transparency rather than choosing by job title alone.
How much are conveyancer costs?
Conveyancer costs vary by firm and the complexity of the purchase. A quote may include the professional fee plus VAT and separate third-party expenses, often called disbursements, such as searches and Land Registry fees. Property tax, if due, is separate from the legal fee.
Do not compare quotes using only the headline number. Check whether the price includes acting for your lender, leasehold or new-build supplements, bank transfer charges, identity checks and other likely extras. Also ask what you would owe if the purchase falls through.
How to choose a conveyancer
Choose early and confirm that the firm is properly regulated, can act for your mortgage lender and regularly handles the kind of property you are buying. Ask who will manage the file and how updates are provided. For leasehold, shared ownership or new-build property, ask about relevant experience specifically.
Natural internal-link topics for this article include buying a home survey, understanding leasehold property and first-time buyer legal costs.
Frequently asked questions
Does a conveyancer arrange a survey?
Usually, no. The conveyancer handles the legal work, while a survey is carried out by a suitably qualified surveyor. A survey can still reveal issues that lead to further legal enquiries.
Can I buy a house without a conveyancer?
A cash buyer may be able to handle some legal work personally, but property transactions involve technical documents, registration requirements and significant financial risk. If you have a mortgage, the lender will generally require an acceptable legal professional to complete the required legal work.
How long does conveyancing take?
There is no guaranteed timetable. Speed depends on the chain, searches, mortgage arrangements, title issues and how quickly enquiries are answered. Even a straightforward purchase can be slowed by another party in the chain.
When should I instruct a conveyancer?
Ideally, choose one when you are seriously preparing to buy and certainly by the time your offer is accepted. Getting identity checks and initial paperwork underway early can save time once the seller’s contract pack arrives.
The role in one sentence
A conveyancer turns an accepted offer into a legally completed and registered property purchase. They investigate what you are buying, identify legal risks, coordinate the contract and money, satisfy lender requirements and complete the transfer of ownership. For a buyer, they are the person making sure the legal foundations of the purchase are sound.