Conveyancing quote what happens next is a common question after receiving an estimate for buying or selling property. A quote is usually the start of the process rather than a confirmation that work has begun, so it is important to understand what is included and what you must do to instruct a conveyancer. This guide explains the next steps, likely documents, searches, additional costs, timescales and the stages leading to exchange and completion.
What a Conveyancing Quote Usually Includes
A conveyancing quote should set out the legal fee for the work and identify likely payments to other organisations, often described as disbursements. These may include property searches, Land Registry fees, bank transfer charges, identity checks and, where relevant, leasehold information or a management pack. A quote may be described as fixed fee, but that does not always mean every possible task or complication is covered. Read the assumptions carefully, particularly where the quote depends on the property being freehold, the transaction being straightforward or no title problems arising.
The quote should also explain whether VAT applies to the solicitor’s legal fees and some associated services. Ask whether the figure covers acting for a mortgage lender, dealing with a lease, transferring ownership, redeeming an existing mortgage and submitting tax or registration forms. A low headline figure can become less useful if important items appear under optional extras or are only mentioned in small print. Request a written explanation of anything unclear before deciding whether to proceed.
The most important distinction is between the legal fee and disbursements. A legal fee pays the conveyancer for professional work, while a disbursement is normally money paid on your behalf to a third party. Some disbursements can be estimated at the outset, but the exact amount may depend on the property, its value, location, tenure and the current charges set by the relevant organisation. Confirm which amounts are fixed, which are estimates and when money will be needed.
How to Instruct Your Conveyancer
If you accept the quote, the next step is usually to confirm your instruction through an online portal, email or signed client-care paperwork. You will normally provide your full name, address, contact details, details of the property and information about everyone involved in the transaction. The conveyancer may ask whether you are buying, selling, remortgaging or transferring ownership, and whether the property is freehold or leasehold. If you are buying with another person, the firm may also ask how you intend to hold the legal title.
You must complete identity and anti-money-laundering checks before substantial work can begin. Common requests include a passport or driving licence, proof of address and evidence explaining where your deposit or other funds came from. If money is being gifted by a relative, the firm may require a gift declaration and evidence of the donor’s identity and funds. Do not send sensitive documents through an unverified email address; use the secure method provided by the regulated firm and independently verify bank details before transferring money.
Before instructing, check that the firm is regulated by the Solicitors Regulation Authority or, where appropriate, another recognised legal regulator. Ask who will handle the file, how often updates are provided and what happens if the transaction falls through. You should also tell the conveyancer about unusual features at the beginning, such as a trust, a gifted deposit, a property being bought through a company, a shared ownership arrangement or a related sale. Early disclosure helps the firm identify extra work and possible delays.
What Happens During the Conveyancing Process
For a purchase, the seller’s conveyancer sends a contract pack containing information about the property, the draft contract, title documents and property forms. Your conveyancer reviews these papers, raises enquiries and orders searches. Typical searches may include local authority, drainage and water, environmental and coal-mining searches, although the appropriate package depends on the location and the property. Searches do not replace a survey, because a survey examines the physical condition of the building rather than legal title or local records.
If you are selling, you will usually complete property information forms, provide details about alterations and supply guarantees, planning documents or building regulation certificates where available. Leasehold sellers may need to obtain information from the managing agent or freeholder about service charges, ground rent, insurance and planned major works. Buyers should read the replies rather than assuming that a mortgage valuation or estate agent’s particulars answer legal questions. Raise concerns promptly, since enquiries can affect price, timing or the decision to proceed.
The central review involves title, searches and enquiries. Your conveyancer checks whether the seller owns the property, whether rights of way or restrictions affect it, whether mortgages must be removed and whether the property can be used as described. A lease requires additional checks on its remaining term, repair obligations, service charges, consent requirements and clauses affecting subletting or alterations. Ask for a plain-English explanation of any material issue, but remember that a conveyancer cannot assess structural condition in the way a qualified surveyor can.
Costs Delays and Common Problems
The period between instruction and exchange can vary considerably. A straightforward freehold purchase may progress relatively quickly once the contract pack and mortgage offer are available, while a chain, leasehold property, absent documents or complex title can extend the timetable. Delays often arise because one party has not returned forms, searches need further investigation, a lender requests additional information or a management company is slow to respond. Keep your identification, deposit evidence and requested documents ready to avoid creating avoidable gaps.
A quote can change where the transaction becomes more complicated than the original assumptions. Examples include a defective title, an indemnity policy, a boundary dispute, a declaration of trust, a planning issue, a gifted deposit or a lender requiring separate representation. The firm should explain additional work and charges, but the exact position depends on the client-care agreement and the circumstances. Ask for an updated estimate before authorising significant extra work, and keep a written record of what has been agreed.
One frequent mistake is treating the completion statement as a surprise final bill. This statement should show the purchase price or sale proceeds, the legal fee, VAT, disbursements, mortgage redemption, estate agent’s charges and any other agreed adjustments. Review it as soon as it arrives and query unfamiliar entries. Buyers should also allow time for cleared funds to reach the firm, while sellers should confirm how and when net proceeds will be transferred after completion.
Exchange Completion and Aftercare
Exchange of contracts is the point at which the signed contracts become binding, usually after the parties agree a completion date and the conveyancers exchange contracts. Before exchange, either side may generally withdraw, although there can be financial and practical consequences. Do not book non-refundable removals or make firm travel arrangements solely on the basis that exchange is imminent. Your conveyancer should confirm what you are committing to before exchange and explain any special conditions in the contract.
Completion normally takes place when the buyer’s conveyancer sends the purchase money and the seller’s conveyancer confirms receipt. The seller should usually leave the property empty and in the agreed condition, while the buyer receives permission to collect the keys once completion is confirmed. On a sale, the conveyancer uses the money to repay any mortgage and settle agreed costs before sending the balance to you. On a purchase, the conveyancer deals with post-completion registration and any relevant tax return or payment.
After completion, retain the registered title and completion paperwork when provided, even if the conveyancer stores the official documents digitally. Registration at HM Land Registry can take longer than the move itself, particularly where applications are complex or the register is busy. If you are buying a leasehold property, update the freeholder or managing agent with your details and arrange any required notices. Keep records of guarantees, planning documents, certificates and correspondence for future sale, remortgage or repair work.
Key Takeaways
A conveyancing quote tells you the expected cost and scope of legal work, but it is not normally the same as formally instructing a conveyancer. Compare the assumptions, VAT, disbursements, lender work and possible additional charges rather than relying only on the headline total. Once instructed, complete identity checks quickly, provide accurate information and use secure procedures when sending documents or money. These steps can help the file begin without unnecessary delay.
The main stages are receiving and checking the contract papers, ordering searches, raising enquiries, arranging finance, approving the contract, exchanging contracts and completing the transaction. A survey, mortgage offer and legal investigation each serve a different purpose, so one should not be treated as a substitute for another. Keep in regular contact with your conveyancer and ask specific questions when a document, cost or delay is unclear. If a serious title, boundary, lease or tax issue arises, obtain appropriate regulated legal advice before making a decision.
Searches for other legal services can sometimes create confusion, especially where phrases such as personal injury solicitor Leicester, visa application help common mistakes or visa application help first appointment what to bring appear in online results. Those subjects concern different areas of law and are not part of ordinary conveyancing. For a property transaction, use a properly regulated conveyancing solicitor or licensed conveyancer, confirm current information directly with the relevant professional and remember that the outcome and timescale depend on the particular property and transaction.