Conveyancing explained

Conveyancing is the legal process of transferring a property to you. Here’s what actually happens, what each search checks for, and why it takes the time it does.

Conveyancing is the legal process of transferring a property’s ownership from the seller to you. It’s the part of buying a home that feels slowest and most mysterious, so here’s what actually happens, why it takes the time it does, and what each stage means for you.

What a conveyancer does

A conveyancer — either a solicitor or a licensed conveyancer — handles the legal side of your purchase. In short, they check that the property is what the seller says it is, that nothing nasty is hiding in the records, and that the money and ownership change hands safely. Specifically they’ll check the title, carry out searches, raise enquiries with the seller’s side, handle the contract, and transfer the funds on completion.

The main searches — and what each one is looking for

Searches are enquiries to councils, water companies and data agencies that reveal things a viewing never could.

• Local authority search — the big one. Planning history, building control sign-off, road and traffic schemes, conservation-area or listed status, tree preservation orders, and any enforcement or contaminated-land notices the council holds.
• Drainage & water search (CON29DW) — from the regional water company: whether you’re connected to mains water and public sewers, and whether a public sewer runs under or near the property (which affects building an extension).
• Environmental search — flood risk, contaminated land, ground stability and landfill, drawn from specialist databases. Flags whether deeper investigation is worthwhile.
• Coal mining search — in former mining areas, checks for old shafts and workings and any recorded subsidence. Your lender will usually insist on it in designated areas.
• Chancel repair search — checks an old liability to contribute to local church repairs; cheap indemnity insurance covers it if flagged.

The typical steps, start to finish

1. Draft contract. The seller’s conveyancer sends a contract pack with the title and property information forms.
2. Searches and enquiries. Your conveyancer orders the searches and raises questions about anything unclear — this is usually the longest stage.
3. Mortgage offer. Your lender issues the formal offer once their valuation and your application are complete.
4. Report on title. Your conveyancer summarises everything they’ve found and you sign the contract.
5. Exchange of contracts. Both sides legally commit, you pay your deposit, and the completion date is fixed. Up to this point either side can still walk away.
6. Completion. The balance of funds transfers, the seller’s solicitor confirms receipt, and the keys are released. The home is yours.

Why it takes as long as it does

A straightforward purchase typically runs 8–12 weeks, but the single biggest variable is the chain — every other buyer and seller linked to your transaction has to be ready at the same time. Local authority search backlogs and slow replies to enquiries are the other common hold-ups. Very little of the delay is your own conveyancer twiddling their thumbs; mostly they’re waiting on third parties.

How this links to your own checks

The official searches are thorough, but they come late in the process and they cost money — you’re usually well over a month in and several hundred pounds committed before the full picture lands. Running a MoveWizard report up front gives you an early read on flood risk, the area, safety and nearby planning, so you can decide whether a property is even worth pursuing — and what to offer — before you spend on formal legal searches.

Frequently asked questions