What is a conveyancer?

At a glance

Conveyancing is the legal process of transferring a property from a seller to a buyer. Understanding conveyancing matters because it covers the searches, contracts, enquiries and money transfers that turn an accepted offer into a completed sale. It usually begins when an offer is accepted and ends when the buyer receives the keys. Most people appoint a solicitor or licensed conveyancer to handle the work on their behalf.

What is conveyancing, and why does it matter?

Buying or selling a home involves a lot of moving parts, and the legal side can feel like the most mysterious of all. So what is conveyancing, and why does it matter so much to your move? In simple terms, conveyancing is the legal transfer of property from one owner to another. It is the process that protects both buyer and seller, confirms that a property is what it claims to be, and helps ownership pass cleanly and lawfully.

This guide covers conveyancing explained in plain English, from what the word means to how long the process takes, what it usually costs, and how to find professionals you can rely on. Wherever your circumstances are unusual, a qualified solicitor or licensed conveyancer will be able to advise you on the specifics.

Conveyancing meaning: the two key stages

The conveyancing meaning is straightforward once you break it down. It refers to the legal work of moving a property from a seller to a buyer. The process usually begins when an offer is accepted and ends when the buyer receives the keys and full ownership passes across.

A conveyancing transaction typically runs in two main stages.

Between these two points, a good deal of behind-the-scenes work takes place, which we look at next.

What does a conveyancer do?

A conveyancer handles the legal and administrative tasks once your offer on a property has been accepted. The exact work depends on whether you are buying, selling, or both, and on the specifics of the property.

Stamp Duty Land Tax applies in England and Northern Ireland, with different systems in Scotland and Wales, and the amount depends on the property price and your circumstances. You can check the current Stamp Duty Land Tax rates and thresholds, and your conveyancer will confirm what is payable in your case.

Conveyancer or solicitor: what is the difference?

Both a licensed conveyancer and a conveyancing solicitor are qualified to handle your property transaction, though they are not quite the same.

Conveyancing solicitors are qualified lawyers who can also offer a broader range of legal services beyond property. They are regulated by the Solicitors Regulation Authority, and many belong to an accredited conveyancing quality scheme.

Licensed conveyancers are property specialists regulated by the Council for Licensed Conveyancers. They tend to focus specifically on the buying and selling of homes.

For most straightforward moves, either can do the job well. A solicitor may be a better fit where a transaction has wider legal complications, while a licensed conveyancer may suit a more standard purchase or sale. Whichever you choose, it is worth checking they are properly regulated and insured, so you are protected if a problem emerges after completion. If you are moving in Scotland, you would usually instruct a solicitor who is a member of the Law Society of Scotland, as the process there works differently.

Conveyancing searches explained

Searches are one of the most important parts of the process, and this is where conveyancing explained really pays off for a buyer. Conveyancing searches are designed to reveal issues that a viewing, or even a survey, might miss. It is the buyer's conveyancer who organises them.

If a search flags something unexpected, such as work carried out at the property without the right paperwork, speak to your conveyancer before taking any action yourself. Where certificates appear to be missing, your conveyancer may suggest options such as indemnity insurance, depending on the nature of the work, any lender requirements and the survey findings. Before contacting your local authority or building control about missing paperwork, speak to your conveyancing solicitor first, as approaching the council directly can sometimes affect the availability of indemnity insurance.

How long does conveyancing take?

Conveyancing takes around 8 to 12 weeks in many cases, though the timing can vary considerably depending on your circumstances. A short chain and a straightforward freehold might complete more quickly, while a long chain, a leasehold property, or a mortgage with special conditions can add time.

Anti-money laundering and proof of funds checks are a routine part of the process. If there is a problem verifying where your funds have come from, the transaction may stall, and the solicitor will not be able to proceed to exchange or completion until the issue is resolved. Providing clear documentation early tends to keep things moving.

How much does conveyancing cost?

Conveyancing costs vary widely by property price, location, and the complexity of the work involved, so the figures below are a general guide rather than a fixed quote. Your conveyancer will give you an accurate estimate for your situation.

The cost usually falls into two parts.

Common disbursements when buying include search fees, anti-money laundering checks, HM Land Registry fees, bank transfer charges, property fraud checks, and Stamp Duty Land Tax where it applies. Leasehold transactions often carry higher fees than freehold ones because of the additional legal work. When comparing quotes, it helps to look at the full figure, including disbursements, rather than the headline legal fee alone.

Do you need a conveyancer to buy or sell a house?

You are not legally required to use a conveyancer or solicitor to buy or sell a home, but it is strongly recommended. Conveyancing still has to be done, so choosing not to hire a professional means handling the legal work yourself. There is helpful general guidance on the buying and selling process worth reading alongside this if you are new to it.

There are two further points worth knowing. First, most mortgage lenders require a solicitor or licensed conveyancer to act on a purchase, so if you are borrowing to buy, the choice may effectively be made for you. Second, professionals carry insurance, which offers protection if something goes wrong. For these reasons, most buyers and sellers appoint their own conveyancer.

Can you do your own conveyancing?

You can technically do your own conveyancing, though it is worth taking professional advice before you try. As HM Land Registry points out, handling title deeds without a professional calls for real care and accuracy. A DIY conveyancer may also not have the same insurance protection as a professional if a mistake later comes to light. For most people, the legal and financial detail makes it worth appointing an expert.

Can conveyancing be done online?

Yes. Online conveyancing follows the same legal process as a traditional service, with most communication handled by phone, email, or an online portal. It can be convenient and is sometimes more affordable, though it helps to check that the firm is regulated and that you are comfortable with how they will keep you updated.

How your estate agent fits in

Conveyancing is a legal process, but it does not happen in isolation. A capable estate agent keeps the sale moving by staying in contact with everyone in the chain, chasing progress, and helping to smooth over the small delays that can otherwise stall a transaction. While a conveyancer should always advise on your legal position, an estate agent with good experience selling properties with complex histories can help ensure the process runs smoothly.

Choosing the right agent makes a real difference here, and that is where performance data helps. Over 1.2 million UK homeowners have used the platform to compare local estate agents by their real performance, including how quickly they sell and the percentage of the asking price they achieve. The average UK estate agent fee is 1.18% plus VAT, which works out at 1.42% including VAT, and comparing agents on results helps you find one whose performance justifies their fee. You can also read more about what a move costs in our guide to conveyancing fees.

References

• Citizens Advice
• gov.uk, Stamp Duty Land Tax
• HM Land Registry
• The Law Society