How to Find a Good Conveyancer in the UK (and Avoid a Bad One)

Your conveyancer is the single most important professional appointment in a property purchase. A good conveyancer moves things forward efficiently and spots problems early. A poor one causes delays, misses issues, and can even lead to a chain collapse. This guide explains how to choose one confidently.

Solicitor or Licensed Conveyancer?

Both can carry out residential conveyancing in England and Wales:

• **Solicitor (SRA regulated)** — Qualified lawyer who can handle conveyancing alongside other legal work. Regulated by the Solicitors Regulation Authority.
• **Licensed conveyancer (CLC regulated)** — Specialist in property law only. Regulated by the Council for Licensed Conveyancers.

Both are equally capable of handling a straightforward residential transaction. Solicitors may be preferable for complex cases involving disputed land, probate, or unusual legal structures.

Where to Find a Conveyancer

• **Law Society ‘Find a Solicitor’ tool** — verify any firm’s SRA registration
• **Council for Licensed Conveyancers directory** — for licensed conveyancers
• **Conveyancing comparison sites** — e.g. Reallymoving, Compare My Move, The Law Superstore
• **Personal recommendations** — from friends or family who have recently purchased locally
• **Estate agent recommendation** — use with caution (see below)

**Do not simply use the conveyancer recommended by your estate agent.** Agents often have referral arrangements and receive a fee. The recommended firm may not be the best choice for your transaction.

Questions to Ask Before Instructing

When comparing firms, ask:

1. **Is your quote fixed or could it change?** A fixed-fee quote removes uncertainty. Watch for “plus disbursements” or “unforeseen complications” clauses.

2. **Who will handle my file?** Ask if you will have a named contact and their level of qualification. Some online firms use unqualified case handlers supervised by a distant solicitor.

3. **What is your current average completion time?** National average is 12–14 weeks. Anything over 16 weeks should prompt questions.

4. **Do you have leasehold experience?** Leasehold transactions involve additional complexity; verify their experience specifically.

5. **How will we communicate?** Email-only firms may be cheaper but less responsive when problems arise.

6. **What happens if the sale falls through?** Ask for the abortive costs policy upfront.

How to Compare Quotes

Request quotes from at least three firms. When comparing:

• Compare total quoted costs including disbursements, not just the headline fee
• Check whether searches are estimated or fixed
• Verify the Land Registry fee calculation is correct
• Ask about Stamp Duty (SDLT) submission — is it included?

Typical total conveyancing cost for a buyer:

• Legal fee: £900–£1,600
• Searches: £300–£600
• Land Registry fee: varies by price
• CHAPS transfer fee: £25–£50

Red Flags to Avoid

Avoid firms that:

• Cannot give you a named contact or case handler
• Do not acknowledge enquiries within 48 hours
• Cannot explain their process clearly when you ask
• Have consistently negative online reviews mentioning delayed searches or poor communication
• Are based many hours away and only operate by email (especially risky for complex cases)
• Offer unusually low fixed fees without explaining how they make it work

Online vs High Street Conveyancer

For a simple freehold purchase under £300,000, a reputable online firm is often excellent value. For a complex leasehold flat, a short-lease extension running alongside, or a purchase involving unusual title, a specialist local firm may be worth the premium.

After Instructing

Once you have instructed, you can track the progress of your transaction. A good conveyancer will:

• Acknowledge instruction within 24 hours
• Send you an initial client care letter and ID request within 2–3 days
• Submit searches within 1–2 weeks of receiving the draft contract pack
• Keep you updated proactively, not just when you chase

If you have not heard anything after two weeks, follow up. Delays caused by unchecked inaction in the early stages compound through the entire transaction.