Buying or selling your home is one of life’s biggest moments. Whether you’re a first-time buyer or a seasoned mover, the conveyancing process – the legal work involved in transferring property ownership from seller to buyer – can feel overwhelming. Below, we’ve answered some of the most frequently asked questions about both buying and selling residential property, helping you feel informed and prepared every step of the way.
What is conveyancing?
Conveyancing is the legal process of transferring property ownership from one party to another. When you buy or sell your home, you’ll need a solicitor or licensed conveyancer to carry out this work. It involves checking contracts, conducting legal searches, managing money transfers, and ensuring the transaction complies with all legal requirements.
You can find out more about conveyancers and what they do here:
Do I need a solicitor for buying or selling a house?
Yes, you’ll need a solicitor or a licensed conveyancer if you’re buying or selling. They handle the legal side of the transaction, including reviewing contracts, performing searches, and liaising with the other party’s conveyancer.
Whether you’re buying, selling, or both, instructing a conveyancer is essential to protect your interests and make sure the property ownership is transferred properly. This helps you avoid expensive and time-consuming problems down the line.
How long does conveyancing take?
Every transaction is different, so it’s hard to say exactly how long conveyancing takes. However, straightforward transactions are typically expected to take around 8-12 weeks from offer acceptance to completion. However, this can vary depending on factors like:
- The length of the property chain (how many other people’s transactions are connected to yours)
- How quickly mortgage offers are issued
- Search turnaround times
- Whether there are any legal issues with the property
If you’re part of a long chain or if problems arise during the process, it could take longer. Choosing an experienced conveyancer with clear communication can help keep your transaction moving, minimising delays.
What are the main steps when buying a property?
If you’re buying a new home, you can expect the process to look something like this:
- Find your property and make an offer – Once accepted, the conveyancing process can begin.
- Instruct a conveyancer – They’ll handle the legal side.
- Apply for a mortgage (if you’re buying using one) – Lenders usually require a valuation on the property before they’ll agree on the amount they’re willing to lend.
- Property searches – Your conveyancer will order all the searches (e.g. local authority, drainage, environmental).
- Contract review and report – Your conveyancer will issue their report on the property, including the legal title, searches, and mortgage, as well as review and explain the contract.
- Exchange of contracts – You pay a deposit (usually at least 10% of the purchase price) and commit to the purchase.
- Completion – You pay the balance (including funds for stamp duty, if applicable) and legally become the owner of your new home.
- Post-completion – Your conveyancer registers your ownership with the Land Registry and pays any stamp duty due.
What are the main steps when selling a property?
If you’re selling your home, these are the general steps you can expect:
- Market your property and accept an offer – Once agreed, the legal process can start.
- Instruct a conveyancer – They’ll prepare the legal documents needed and liaise with your buyer’s conveyancer.
- Complete the paperwork – You’ll need to provide details about the property using standard forms.
- Enquiries – Your conveyancer will send the contracts to the buyer’s conveyancer and handle any enquiries from them.
- Mortgage – if there’s an outstanding mortgage on the property, you’ll need to settle this from the proceeds of the sale. This involves a redemption statement from your mortgage provider, stating how much you owe.
- Exchange of contracts – You commit to the sale and set a completion date.
- Completion – The buyer transfers the money, and ownership is legally transferred to them.
What searches are carried out when buying a house?
When buying, your conveyancer will carry out several key searches on the property, including:
- Local authority search – Planning issues, building regulations, highways.
- Water and drainage search – Confirms sewer connections and responsibilities.
- Environmental search – Checks for flooding risk, contaminated land, etc.
- Optional searches – Depending on the property’s location, mining or chancel repair searches may be needed.
These searches help uncover potential problems before you commit to purchasing the property. Your conveyancer will report on any issues so you can make an informed decision about whether to go ahead, or perhaps negotiate the purchase price.
What is “exchange of contracts”?
Exchange of contracts, commonly referred to as just ‘exchange,’ is when the buyer and seller both sign contracts through their conveyancers and the sale and purchase become legally binding. A completion date is also set. If either party pulls out after exchange, they are likely responsible for the associated costs (such as losing their deposit).
What happens on completion day?
Completion is the final step in the process, when the buyer’s conveyancer transfers the purchase funds to the seller’s conveyancer. Once the money is received:
- The seller must leave the property.
- The buyer receives the keys through their estate agent.
- Legal ownership officially changes from the seller to the buyer.
What is Stamp Duty Land Tax (SDLT)?
Stamp duty is a government tax payable when buying property over a certain value in England. The amount depends on the purchase price and other factors such as whether you’re a first-time buyer or own other properties.
Stamp duty rates changed in April 2025 and are typically different for first time buyers. They currently stand at:
First time buyers:
- If the purchase price is £300,000 or less, no stamp duty is paid.
- 5% of the value is paid between £300,001 and £500,000.
- If the property costs £500,001 or more, first-time buyers are not eligible for these reduced rates and must pay the regular rate of stamp duty.
Home movers:
- If the purchase price is £125,000 or more, no stamp duty is paid.
- 2% of the value is paid between £125,001 and £250,000.
- 5% of the value is paid between £250,001 and £925,000.
- 10% of the value is paid between £925,001 and £1.5 million.
- 12% of the value is paid above £1.5 million.
Higher rates also apply if you’re buying a second property.
Your conveyancer will calculate and pay the stamp duty on your behalf.
Click below for more information on current stamp duty rates:
What documents do I need to sell my house?
There are quite a few documents needed when selling your home. When selling, you’ll typically need:
- Proof of identity
- Title deeds or Land Registry details
- Energy Performance Certificate (EPC)
- Completed property forms (TA6, TA10, etc.)
- Fittings and contents list
- Any guarantees (e.g. damp proofing, double glazing)
- Building regulation or planning permissions (if applicable)
Your conveyancer will help you gather everything needed, but getting ahead and gathering any documents you can as soon as possible when you decide to sell your home can help prevent delays to the process.
Can I sell my house if I still have a mortgage?
Yes. When you sell, your conveyancer will arrange for part of the sale proceeds to pay off your mortgage. You’ll get a redemption statement from your lender to confirm how much is owed.
If you’re buying another property, the mortgage may be portable, but you’ll need to check with your lender.
Do I pay Capital Gains Tax when I sell my home?
In most cases, no. If the property is your main residence, you’ll likely qualify for Private Residence Relief, meaning you won’t have to pay any Capital Gains Tax (CGT).
However, if the property:
- Has been let out (rented to someone else)
- Is a second home
- Was inherited and has increased in value
…then CGT may apply. It’s best to speak to a solicitor or tax advisor in these cases.
Can I pull out of a sale or purchase?
Yes – before contracts are exchanged, either party can pull out without any legal penalty.
After the point of exchange, the contract is legally binding. If the buyer pulls out, they’ll usually lose their deposit. If the seller pulls out, they may face legal action from the buyer. So, it’s important to be sure about your sale and purchase before exchange.
What is a chain?
A property chain is where multiple linked transactions rely on one another to complete. If one transaction is delayed, the whole chain can stall.
What happens if there’s a delay in the chain?
Your conveyancer will keep you updated and liaise with the other parties to keep things moving. Depending on what’s causing the chain, there may not be much you can do about it, as they’re usually caused by someone not directly involved in your purchase or sale. Clear communication is key, alongside having contingency plans in place for if things take longer than expected.
What if the buyer pulls out?
If the buyer pulls out before exchange, there is not much you can do as a seller apart from getting your property back on the market as soon as possible. On the other hand, you won’t owe them anything as a seller if you decide to pull out before the cancellation.
If it’s after exchange, the buyer may forfeit their deposit and potentially face further legal action.
How much does conveyancing cost?
Conveyancing fees vary, typically based on location, property price, and the complexity of the purchase. For example, freehold sales and purchases are simpler than leasehold and as less conveyancing work is included, the costs tend to be lower.
Please complete a quote to get a better idea of conveyancing costs:
Final Thoughts
Whether you’re buying, selling, or both, conveyancing doesn’t need to be overwhelming. With the right support, you have the best chance at stress-free process. Get in touch with our friendly and experienced conveyancing team for a smoother move with no added stress.
Guide to conveyancing for buyers:
Guide to conveyancing for sellers:
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