Want to avoid missing out on your dream home? There’s nothing like getting prepared to make your offer as appealing as possible to someone selling their home.
Finding a good conveyancing solicitor is an important part of that process and the earlier you do this, the more time you can shave off the purchase timeline and the sooner you’ll be able to get the keys to your new home.
Conveyancing is the legal process of transferring the ownership of a property from one person to another. It involves drawing up and exchanging contracts, as well as conducting searches on the property to make sure there are no outstanding planning permissions or other legal issues that could affect the sale.
It’s an important part of the process and conveyancing is often the longest part of buying a property, so it pays to get ahead.
When should you enlist a conveyancing solicitor?
The legal work doesn’t start until your offer is accepted but by starting the paperwork before you make an offer on a house, you can collapse the purchase timeline by up to three weeks.
It also makes you look like a more serious buyer, which looks good to a seller and may strengthen any offers you make.
We’d recommend choosing a conveyancing solicitor once you have an Agreement in Principle (AIP) from your mortgage lender and are ready to start viewing houses.
How to choose a conveyancing solicitor
It can be tempting to just use the cheapest solicitor but aside from price, here are some things you should also consider:
- Check they’re on your mortgage lender panel. If a solicitor isn’t on your mortgage lender panel, it’s likely you won’t be able to instruct them to complete the transaction for you. If you decide to move forward anyway, it can incur extra fees and even delays.
- Communication. Check how often they communicate and how. Are they reachable by phone or only email? Do they provide updates on progress?
If possible, ask what will happen if they’re on holiday. A typical property purchase can take several months, so you’ll want to know that if they’re away during an important part of the process, things will keep moving. Will they give you notice of any annual leave they may take and do they have someone who can step in to support you while they are away?
Are their fees itemised and transparent upfront?
You’ll be charged separately for things like:
- Searches
- Bank transfers
- Land Registry fees
- Stamp Duty and other taxes
- Using a Lifetime ISA (LISA) to purchase a property
- Purchasing a shared ownership property
- The service provided by the solicitor for conveyancing and any additional services required for more complex transactions will be charged for.
- If the quote is itemised before you instruct a solicitor, it’s easy to see whether there will be any surprise extra costs throughout the conveyancing process.
Read their reviews. Check customer feedback and look for references to communication, advice and service to assess whether customers felt supported.
Check their credentials. Are they registered with the Solicitors Regulation Authority (SRA)? This is a legal requirement in the UK.
How much does conveyancing cost?
Your legal costs will be split between legal fees charged directly by your solicitor and disbursements and charges from third parties for additional services like searches or Anti-Money Laundering checks.
You’ll pay both directly to your chosen conveyancing solicitor.
The average cost for conveyancing when buying a house is between £500 and £1,500, plus any disbursements.
Fees vary depending on:
- The price of the property
- The location of your solicitor
- Whether the property is leasehold or freehold
- The complexity of your purchase
Want to know how much you could pay?
Get a conveyancing estimate with a full price breakdown from our trusted partner, Jephson Legal.
Want to get legally prepared? Here’s a checklist of documents your solicitor will need from you:
- Proof of ID
- Proof of address
- Proof of funds and where they came from (bank statements and mortgage offers)
- Proof of any gifted deposits (these funds need to be verified and traced back to the source to pass Anti-Money Laundering checks)
- Insurance policies (not usually needed until later in the buying process)
There’ll also be several forms to check and complete along the way.
How can you avoid common legal slowdowns when buying a house?
Instruct your solicitor early
Don’t wait until your offer is accepted to find a conveyancer. Choose a solicitor early and get them ‘on standby’. Provide them with copies of your ID, proof of address and any other requested documents so they can verify your identity and start preliminary legal checks.
This means the moment your offer is accepted, they’re ready to spring into action, rather than wasting valuable days on admin.
Secure your mortgage offer quickly
Having a mortgage broker or lender ready in advance puts you in a strong position. They can arrange a Mortgage Agreement in Principle (AIP) before you even find a property, speeding up the formal mortgage offer once your offer is accepted.
Once you’ve had an offer accepted, inform your broker or lender immediately so they can get started on the full mortgage application. Delays at this stage are one of the biggest causes of chains falling apart.
Maintain regular contact with your solicitor
Keep the lines of communication open. Check in with your solicitor weekly for updates, even if it’s just a quick email. Building a good rapport encourages them to keep you informed and prioritise your file.
Prepare all your paperwork in advance
You’ll need to provide various documents during the legal process, including:
- Proof of ID (passport or driving licence)
- Proof of address (utility bills, bank statements)
- Proof of deposit (bank statements showing source of funds)
- Mortgage AIP or offer
Get these organised early to avoid scrambling at the last minute.
Choose an estate agent or solicitor with a sales progression team
Some estate agents and conveyancers offer a dedicated sales progression service – a team or individual whose job is to chase up solicitors, mortgage lenders and other parties to keep your purchase moving forward. This can be invaluable for keeping the chain on track and resolving issues quickly.
Respond to requests promptly
Time is of the essence when buying a house. If your solicitor or estate agent requests information, reply as quickly as possible. Even small delays in returning forms can cause hold-ups down the chain.
Book surveys early
If you’re arranging an independent survey (HomeBuyer’s Report or Full Structural Survey), get it booked in as soon as your offer is accepted. Surveyors can get booked up and any issues raised in the report might require renegotiations or further specialist checks, all of which add time to the process.
Using a Lifetime ISA (LISA)? Plan ahead
If you’re using a LISA towards your deposit, notify your solicitor and LISA provider as early as possible.
The LISA withdrawal process involves specific paperwork and co-ordination between your provider and conveyancer and can take up to 30 days to complete. Failing to give enough notice here is a common cause of completion delays.
Buying a property involves a lot of moving parts but by being pro-active, organised and responsive, you can dramatically reduce the risk of frustrating legal slowdowns.
The key takeaway? Get prepared early, keep communicating and stay on top of your paperwork.
At Sheldon Bosley Knight, we work closely with trusted solicitors, mortgage brokers and sales progression experts to ensure our buyers experience a smooth and stress-free journey from offer to completion.
Want a no obligation quote for your conveyancing?
