What Is a Conveyancer? And Why Do You Need One?

Buying or selling a property is one of the biggest financial transactions most people will ever make. But while estate agents help you find a buyer or property, a conveyancer handles the legal work that actually transfers ownership.

If you’re buying your first home, moving house, selling an investment property or simply wondering “What does a conveyancer do?”, this guide explains everything you need to know about conveyancing in the UK.

What Is a Conveyancer?

A conveyancer is a qualified legal professional who specialises in the legal process of buying and selling property. This process is known as conveyancing.

A conveyancer deals with the legal and administrative work involved in transferring a property from one owner to another. They can act for either the buyer or the seller and will communicate with the other side’s legal representative throughout the transaction.

In simple terms, your conveyancer makes sure the property transaction is legally sound and that the ownership is transferred correctly.

What Does a Conveyancer Do?

There is considerably more involved in buying or selling a property than agreeing a price and collecting the keys.

Your conveyancer will deal with many of the legal steps required to complete the transaction.

If You Are Buying a Property

When buying a property, your conveyancer will typically:

• Check the property’s legal title and ownership.

• Review the contract and property documentation.

• Carry out or arrange relevant property searches.

• Raise legal enquiries with the seller’s conveyancer.

• Check matters such as rights of way, restrictions and other legal issues affecting the property.

• Liaise with your mortgage lender where applicable.

• Explain the legal implications of the transaction.

• Prepare you for exchange of contracts.

• Arrange the transfer of funds for completion.

• Deal with the registration of your ownership with HM Land Registry.

• Deal with Stamp Duty Land Tax requirements where applicable.

Property searches can include local authority, environmental, water and drainage searches, with additional searches sometimes required depending on the property and its location. (Law Society)

Your conveyancer will also check the Land Registry information. HM Land Registry records information such as who owns a property, whether it is freehold or leasehold, mortgages and certain rights affecting the property. (GOV.UK)

If You Are Selling a Property

A conveyancer is equally important when selling a property.

They will generally:

• Prepare the legal contract for the sale.

• Obtain the title information for the property.

• Ask you to complete the relevant property information forms.

• Deal with enquiries raised by the buyer’s conveyancer.

• Provide information about the property, including relevant guarantees, alterations and other documentation.

• Deal with your existing mortgage and arrange for it to be paid off on completion.

• Agree the completion arrangements.

• Exchange contracts with the buyer’s legal representative.

• Receive the purchase funds.

• Transfer the property to the buyer on completion.

The Law Society recommends speaking to your solicitor before putting your property on the market, as getting the legal work started early can help reduce delays later in the transaction. (Law Society)

Why Do You Need a Conveyancer When Buying a House?

You might wonder why you cannot simply agree a price with the seller and complete the purchase yourself.

The reason is that buying a property involves much more than physically exchanging money for keys. There are legal rights, restrictions, contracts, searches, ownership records and potentially mortgage requirements to deal with.

1. They Check That the Seller Can Legally Sell the Property

Before buying, you need to establish that the person selling the property has the legal right to do so.

Your conveyancer examines the title and relevant Land Registry information to establish ownership and identify matters affecting the property.

This is particularly important because problems with title, restrictions or rights affecting a property can potentially cause serious complications after completion.

2. They Carry Out Property Searches

Searches are an important part of the conveyancing process.

Depending on the property and circumstances, searches can reveal information about matters such as planning restrictions, environmental risks, roads, drainage and other issues affecting the property.

If you are taking out a mortgage, your lender will normally require certain searches to be completed. (Law Society)

3. They Review the Legal Contract

A property contract contains important information about the transaction, including the agreed price, boundaries, fixtures and fittings, restrictions, rights and completion arrangements.

Your conveyancer will review the legal documentation and explain anything you need to understand before you commit to the transaction.

4. They Raise Enquiries

The information provided by the seller does not always answer every question.

Your conveyancer can raise additional enquiries with the seller’s conveyancer to clarify issues or obtain further documentation.

For example, enquiries may relate to alterations to the property, guarantees, boundaries, leasehold matters or other legal issues.

5. They Deal With Your Mortgage Lender

If you are buying with a mortgage, there is another important party involved: your lender.

Your conveyancer may need to satisfy the lender’s legal requirements and ensure the mortgage is properly dealt with as part of the transaction.

6. They Handle Exchange of Contracts

One of the most important stages of buying or selling a property is exchange of contracts.

In England and Wales, an accepted offer is generally not legally binding until contracts have been exchanged. Once contracts are exchanged, the agreement becomes legally binding, subject to the terms of the contract. (GOV.UK)

Your conveyancer will coordinate this process and make sure the necessary requirements have been dealt with before exchange.

7. They Complete the Legal Transfer of Ownership

On completion, the purchase money is transferred and the buyer becomes the new owner.

After completion, the buyer’s conveyancer will also deal with registering the change of ownership with HM Land Registry. (Law Society)

Do You Need a Solicitor or a Licensed Conveyancer?

You do not necessarily need a traditional solicitor to handle a property transaction.

You can use a solicitor specialising in conveyancing or a licensed conveyancer, depending on your circumstances.

The important thing is to choose a properly qualified and regulated professional who is experienced in the type of property transaction you are undertaking.

If you have a mortgage, it is also sensible to check that your chosen conveyancer is approved to act for your lender.

Do You Need a Conveyancer to Sell a House?

While people often think about conveyancers from the buyer’s perspective, sellers also need professional legal assistance.

Your conveyancer prepares the legal paperwork, deals with the buyer’s legal representative, answers enquiries and handles the legal completion of the sale.

Getting your conveyancer involved early can be particularly useful. Having the necessary forms and documentation ready before a buyer is found can help prevent unnecessary delays once an offer is accepted. (Law Society)

What Happens During the Conveyancing Process?

Although every property transaction is different, a typical purchase may look something like this:

1. Find a property

You make an offer through the estate agent.

2. Instruct a conveyancer

Once your offer is accepted, your conveyancer begins the legal work.

3. Legal checks begin

Your conveyancer reviews the title, contract and property information.

4. Searches are carried out

Relevant searches are ordered and reviewed.

5. Enquiries are raised

Your conveyancer asks the seller’s legal representative questions about the property.

6. Mortgage and legal requirements are dealt with

Your conveyancer works with your lender where applicable.

7. Contracts are exchanged

Once both parties are ready, contracts are exchanged and the transaction becomes legally binding.

8. Completion takes place

The purchase funds are transferred and the keys can be released.

9. Ownership is registered

The buyer’s ownership is registered with HM Land Registry.

The precise order and timing of these stages can vary depending on the circumstances of the transaction. The Law Society’s Conveyancing Protocol provides a standard framework for residential conveyancing transactions. (Law Society)

How Long Does Conveyancing Take?

There is no single timeframe for conveyancing.

The length of a transaction can depend on factors including:

• Whether you are buying or selling.

• Whether you have a mortgage.

• Whether the property is freehold or leasehold.

• How quickly searches are returned.

• Whether legal issues are discovered.

• How quickly both sides respond to enquiries.

• Whether there is a property chain.

• How quickly your mortgage lender provides the necessary information.

• Whether additional documentation is required.

This is why choosing a conveyancer who communicates clearly and progresses matters promptly can make a significant difference.

How Much Does a Conveyancer Cost?

Conveyancing costs vary depending on the property and the complexity of the transaction.

When comparing conveyancers, don’t look only at the headline legal fee. Ask for a detailed quotation showing:

• The professional/legal fee.

• Search fees.

• Land Registry fees.

• Stamp Duty Land Tax-related work where applicable.

• Bank transfer fees.

• Leasehold fees, if applicable.

• Any other expected third-party costs.

• What happens if the transaction falls through.

A very cheap quotation may not necessarily be the best value if important services are excluded or additional fees are added later.

What Is the Difference Between a Conveyancer and an Estate Agent?

It is easy to confuse the two because both are involved in property transactions, but they have very different roles.

Estate agent:
Usually helps market the property, find buyers, arrange viewings and negotiate the sale.

Conveyancer:
Handles the legal work required to buy or sell the property and transfer ownership.

You can think of it this way:

Estate agent = helps you buy or sell the property.

Conveyancer = makes sure the legal transaction is completed correctly.

When Should You Instruct a Conveyancer?

It is generally sensible to instruct a conveyancer as early as possible.

If you’re buying, you can choose your conveyancer before you make an offer or as soon as your offer is accepted.

If you’re selling, instructing your conveyancer before the property goes on the market can allow them to start preparing the necessary paperwork.

The Law Society specifically recommends sellers speak to their solicitor before putting their property on the market. (Law Society)

How to Choose the Right Conveyancer

When choosing a conveyancer, consider more than price.

Look for:

Experience

Does the firm regularly handle residential property transactions similar to yours?

Communication

Will you have a named person dealing with your case? How will you receive updates?

Regulation

Check that the legal professional and firm are appropriately regulated.

Lender panel membership

If you’re getting a mortgage, confirm that the firm can act for your lender.

Transparent pricing

Ask for a detailed quotation and check what is and isn’t included.

Reviews and reputation

Look at independent reviews and consider recommendations, while still doing your own checks.

The Law Society’s Conveyancing Quality Scheme is one accreditation that consumers may wish to look for when choosing a conveyancing firm. (Law Society)

Can You Do Your Own Conveyancing?

In some circumstances, it is possible to deal with property transactions without professional legal representation.

However, property law and Land Registry procedures can be complex, and mistakes can have significant financial and legal consequences. HM Land Registry itself highlights the complexity of land registration and the potential consequences of errors. (GOV.UK)

For most buyers and sellers, using an experienced conveyancer provides valuable protection and peace of mind during what may be one of the largest financial transactions they will ever undertake.

Final Thoughts: Why Do You Need a Conveyancer?

So, what is a conveyancer and why do you need one?

A conveyancer is the legal professional who helps make sure a property transaction is properly checked, documented and completed.

Whether you’re buying your first home, moving house, purchasing an investment property or selling your current home, conveyancing involves important legal work that should not be overlooked.

A good conveyancer can help you understand the legal process, identify potential problems, communicate with the other side, deal with your mortgage lender and ensure the transfer of ownership is completed correctly.

Buying or selling a property is too important to leave the legal details to chance. Choosing the right conveyancer early can help make the process clearer, safer and, where possible, less stressful.