Conveyancing is the legal process of transferring ownership of a property from seller to buyer. It's a required step in every UK property purchase, and the solicitor or licensed conveyancer you choose can meaningfully affect how smoothly — and how quickly — your purchase or sale goes.
What a conveyancer actually does
This includes carrying out property searches (local authority, environmental, water and drainage), reviewing the title and any restrictions on it, handling the exchange of contracts, arranging for funds to move on completion day, and registering the change of ownership with the Land Registry. They'll also liaise with your mortgage lender if you're borrowing to buy.
Fixed fee vs. hourly rate
Most residential conveyancing is quoted as a fixed fee rather than charged hourly, which makes costs more predictable — but always check what's included. Disbursements (search fees, Land Registry fees, Stamp Duty Land Tax where applicable) are usually charged separately from the conveyancer's own fee, so ask for the full expected cost, not just the headline figure.
Common causes of delay
Chains (where your purchase depends on someone else's sale, which depends on someone else's purchase) are the most common source of delay. Slow searches, issues uncovered in the title, and delays getting mortgage offers finalised are other frequent causes. A responsive conveyancer who chases things proactively can make a real difference to your timeline.
What to check before instructing someone
Confirm they are appropriately regulated (either as a solicitor via the SRA, or as a licensed conveyancer via the CLC), ask for a full breakdown of fees and disbursements in writing, and ask how they'll keep you updated — email-only updates from an unresponsive firm are a common source of buyer frustration.