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Conveyancing explained (UK): what it is, what it costs, and typical timelines

A plain-English UK guide to conveyancing: the legal steps from offer to completion, what conveyancers do, what costs you might see, and why timelines vary.

Published: 17/04/2026 • Last verified: 17/04/2026

Summary

Conveyancing is the legal process of transferring ownership of a property from the seller to the buyer. In practical terms, it’s the step-by-step work that turns “offer accepted” into “keys in your hand”, with the legal paperwork done properly.

It usually includes:

  • drafting and checking the contract
  • searches and enquiries
  • exchange of contracts (often the legally binding point)
  • completion (money transfers and key handover)
  • registration with HM Land Registry

If you’re budgeting for a purchase, it helps to include conveyancing costs alongside your deposit.

Key terms (quick definitions)

  • Conveyancing: the legal work to transfer ownership.
  • Leasehold: an ownership type that can add extra enquiries and ongoing charges.

How it works

The exact steps vary, but this is the typical flow in England and Wales.

1) Offer accepted → instruct a conveyancer

You choose a solicitor or licensed conveyancer to act for you. They’ll ask for ID and information about your purchase and how you’re funding it.

2) Contract pack and title checks

The seller’s side prepares a contract pack. Your conveyancer reviews title information and raises initial questions (enquiries).

3) Searches and enquiries

Searches can include local authority searches and other checks. The purpose is to surface issues that could affect value, use, or future costs.

4) Mortgage offer and report to you

If you’re getting a mortgage, the lender issues a mortgage offer and your conveyancer checks the legal requirements and reports key details to you.

5) Exchange of contracts

Once you’re satisfied (and your lender is satisfied), contracts are signed and exchanged. GOV.UK explains that exchange is typically when the agreement becomes legally binding.

6) Completion

On completion day, money is transferred and you get the keys. This is the “moving day” most people think of.

7) Post-completion: tax and registration

After completion, there are steps to register ownership with HM Land Registry and handle any relevant tax filings. Your conveyancer usually manages this as part of the service.

Why timelines vary

Timelines can vary with:

  • whether there is a chain
  • how quickly searches come back
  • whether the property is leasehold (often more enquiries)
  • how quickly issues are answered and documents are provided

It’s more useful to track progress by “milestones” than by a fixed number of weeks.

Worked examples

These examples show how conveyancing can differ by complexity.

Example 1: Freehold purchase with no chain (simpler)

  • Property type: freehold house
  • Chain: none
  • Key steps: searches → mortgage offer → exchange → completion → registration

Result: fewer moving parts, so progress depends mainly on searches, mortgage timing and how quickly enquiries are answered.

Example 2: Leasehold flat (more paperwork)

  • Property type: leasehold flat
  • Extra steps: lease review, service charge/ground rent information, managing agent enquiries

Result: there can be more documents and more third parties to respond, which can add time.

Example 3: Downvaluation creates a “deposit gap”

  • You agree £300,000 and plan a 10% deposit (£30,000)
  • The lender valuation comes back at £285,000

Result: you may need to revisit the deposit and mortgage amounts. That can pause progress while funding is re-confirmed.

Use the deposit calculator to stress test this scenario:

Common mistakes

  • Waiting too long to instruct a conveyancer (and losing time at the start).
  • Assuming exchange and completion are the same thing.
  • Forgetting disbursements (searches, Land Registry fees) when budgeting.
  • Underestimating leasehold complexity (service charge/ground rent/permissions).
  • Not reading the report on title (or not asking questions about unclear risks).
  • Booking removals before exchange (risking wasted cost if dates slip).
  • Not stress testing a downvaluation scenario (deposit gap risk).

What to do next

FAQ
When does a house purchase become legally binding?
In England and Wales, it’s typically when contracts are exchanged. Before exchange, either side can usually withdraw (though you may still incur costs).
What are disbursements?
Disbursements are third-party costs your conveyancer pays on your behalf (for example searches and Land Registry fees). They’re separate from the conveyancer’s own fee. See: [Disbursement](/glossary/disbursement/).
Why does leasehold conveyancing often take longer?
Leasehold purchases can involve extra documents and enquiries (for example about the lease, the managing agent, service charges, and permissions), which can add steps and waiting time.
What usually delays conveyancing?
Common delays include waiting for searches, enquiries, mortgage offer timing, and issues in the wider chain. Complexity (leasehold, title issues) can also add time.
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