Buying a house: the conveyancing process explained

When your offer on a property is accepted, the conveyancing process begins. It covers all the legal work required to transfer ownership from the seller to you, from the initial paperwork through to completion day when you collect your keys.

On average the process takes 8 to 16 weeks, though this varies depending on the length of the chain, the type of property and how quickly all parties respond at each stage.

This guide walks through every step of the purchase conveyancing process so you know exactly what to expect and when. Best Value Conveyancing will introduce you to an SRA regulated conveyancing solicitor who handles the legal work on your behalf.

The 9 steps of the purchase conveyancing process

Step 1 — offer accepted (day 1)

Once your offer is accepted, the estate agent sends a memorandum of sale to all parties. This is the moment to instruct your conveyancing solicitor. The earlier you instruct, the sooner the legal work can begin. At Best Value Conveyancing, we send you a client care letter confirming your fees and terms. You’ll also need to provide identification documents for anti-money laundering checks. Getting these to us quickly avoids delays at this stage. Tip: Instruct your solicitor as soon as your offer is accepted, not after your mortgage is confirmed. Waiting for the mortgage offer before instructing can add weeks to the process.

Step 2 — initial documentation (weeks 1 to 2)

Your solicitor contacts the seller’s solicitor to request the contract documentation. This includes:
  • The draft contract
  • Fixtures and fittings form (what the seller is leaving behind)
  • Property information forms (boundaries, disputes, planning permissions, warranties)
  • Title deeds or official copies from the Land Registry
At the same time your solicitor orders property searches from official databases. Standard searches cover local authority records, environmental risks, drainage and water supply. Additional searches may be needed depending on the property location, for example mining areas, HS2 routes or flood risk zones. How long this takes: Searches typically take 2 to 6 weeks depending on the local authority. Some councils are faster than others. This is often the stage that causes the most delay.

Step 3 — review and check (weeks 3 to 6)

Once your solicitor receives the contract documentation and search results, they review everything carefully. They check for:
  • Legal issues with the title
  • Planning history and any restrictions on the property
  • Environmental issues or flood risks
  • Drainage and water supply
  • Rights of way or covenants that could affect your use of the property
If anything raises a concern, your solicitor raises formal enquiries with the seller’s solicitor. They are obliged to respond, but how quickly they do so varies. Your case handler will explain anything important in plain language so you can make an informed decision.

Step 4 — mortgage offer (weeks 3 to 6)

When your mortgage offer arrives from your lender, your solicitor checks that the purchase price is correct, all conditions are met and the terms are as you expect. They will explain the borrowing amount, interest rates and any conditions attached to the offer. Your solicitor also acts for your mortgage lender as part of the purchase process, which is standard practice. This is why having a mortgage adds a small amount to the legal fee. Tip: Apply for your mortgage as early as possible. Waiting for a mortgage offer is one of the most common causes of delay in the conveyancing process. Ideally apply at the same time as instructing your solicitor.

Step 5 — signing documents (weeks 6 to 10)

Once all enquiries are resolved, searches received and the mortgage offer confirmed, your solicitor arranges for you to sign the legal documents. These include:
  • The contract for purchase
  • The mortgage deed
  • The transfer document (TR1)
  • Stamp Duty Land Tax return
Your solicitor will explain what each document means before you sign. Nothing is rushed. At this stage your solicitor will also confirm the deposit amount required for exchange and the full funds needed for completion.

Step 6 — exchange of contracts (weeks 8 to 12)

Exchange is the point at which the transaction becomes legally binding. Once contracts are exchanged, neither party can pull out without financial penalty. All parties in a chain exchange on the same date. A completion date is agreed by everyone simultaneously. From this point you should arrange buildings insurance on the property as the risk transfers to you on exchange. What you need at exchange: The deposit (typically 10% of the purchase price) is transferred to the seller’s solicitor on exchange day. Your solicitor will have confirmed the exact amount in advance.

Step 7 — pre-completion (days before completion)

In the days before completion your solicitor:
  • Request mortgage funds from your lender (5 to 7 working days notice is required)
  • Carry out final searches to confirm no changes have been made to the property register since exchange
  • Confirm the exact completion funds required from you, including any top-up needed above the mortgage amount and Stamp Duty Land Tax
You’ll need to transfer any additional funds to your solicitor in time for completion day.

Step 8 — completion day

Completion is the day you move in. Your solicitor receives the mortgage funds from your lender and transfers the full purchase price to the seller’s solicitor. Once they confirm receipt, ownership transfers to you. Collect your keys from the estate agent. You’re done. Money transfers can take anywhere from 20 minutes to 4 hours depending on banking systems. Completion typically happens between 12pm and 2pm but can run later in longer chains. We’ll keep you updated throughout the day.

Step 9 — after completion

The legal work does not end on completion day. In the days and weeks that follow your solicitor handles:
  • Paying your Stamp Duty Land Tax to HMRC (must be done within 14 days of completion)
  • Registering you as the new owner at HM Land Registry (must be done within 2 months)
  • Sending the title deeds to your mortgage lender for safekeeping
  • Sending any remaining documents to you
Once Land Registry registration is complete, your ownership is formally recorded and the process is finished.

How long does the purchase conveyancing process take?

Most straightforward purchases take 8 to 12 weeks from instruction to completion. The timeline extends if:

  • You are in a long chain with multiple buyers and sellers
  • The property is leasehold and management information takes time to obtain
  • Search results raise issues that require further investigation
  • Your mortgage offer takes longer than expected
  • Either party is slow to respond to enquiries

First time buyers with no chain to worry about sometimes complete in 6 to 8 weeks. Leasehold purchases and longer chains can take 16 weeks or more.

The single most effective thing you can do to speed up the process is respond quickly to any request from your solicitor. Delays at each stage compound across the chain and slow everything down.

How much does purchase conveyancing cost?

Purchase conveyancing fees typically range from £1,200 to £1,900 depending on the property value and whether it is freehold or leasehold. That figure includes your solicitor’s legal fees and standard disbursements such as searches and Land Registry fees.

At Best Value Conveyancing, purchase conveyancing starts from £564 in fixed legal fees. Your full quote, including all disbursements, is shown upfront before you commit to anything.

For a full breakdown see our guide on how much does conveyancing cost.

First time buyers

If this is your first property purchase, the process above applies to you in the same way. A few things worth knowing:

You do not need to visit an office. All communication with Best Value Conveyancing is handled by phone and email. Documents are sent electronically.

Stamp duty relief applies. First time buyers pay no stamp duty on the first £300,000 of a purchase. On purchases between £300,001 and £500,000, a 5% rate applies on the portion above £300,000. Above £500,000 standard rates apply.

Your dedicated case handler will guide you through every step. If you have never done this before, that is completely normal. We explain everything in plain language and are available to answer questions throughout the process.

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Frequently asked questions

When should I instruct a conveyancing solicitor when buying?

As soon as your offer is accepted. Some buyers wait until their mortgage is confirmed but this adds unnecessary delay. The legal process can begin in parallel with the mortgage application, and instructing early means searches can be ordered sooner.

What is the difference between exchange and completion?

Exchange is when contracts are signed and the transaction becomes legally binding. Completion is when the money is transferred and you receive the keys. There is usually a gap of one to four weeks between exchange and completion, agreed by all parties in the chain.

Do I need a local solicitor to buy a house?

No. Conveyancing does not require face-to-face meetings and the legal work is the same regardless of where your solicitor is based. Online conveyancing firms with national coverage offer the same legal service, usually at more competitive rates than local high street firms.

What searches are done when buying a house?

Standard searches include a local authority search (planning history, restrictions, nearby road schemes), an environmental search (flood risk, contamination) and a drainage and water search. Additional searches may be needed depending on the property location. Your solicitor orders all of these on your behalf as part of the process.

What happens if the sale falls through after exchange?

If the sale falls through after exchange, the party pulling out faces financial penalties. The buyer forfeits their deposit. If the seller pulls out they may be liable to pay the buyer compensation. This is why exchange is such a significant milestone — it is the point of no return for both sides.

What happens if the sale falls through before exchange?

Before exchange either party can pull out without penalty. If the sale falls through at this stage, Best Value Conveyancing’s no move no fee guarantee means you will not pay any legal fees.