What Does a Conveyancer Do When You Buy a House?

What Does a Conveyancer Do When You Buy a House?

If you have never bought a property before, the role of a conveyancer or solicitor can seem opaque. You hand over a significant sum of money and wait for weeks — sometimes months — while your legal representative appears to do very little. In reality, a great deal is happening behind the scenes. This guide explains every stage of the conveyancer's role so you understand what you are paying for.

Our [Conveyancing Calculator](/conveyancing-calculator) will show you estimated legal fees for your purchase.

Stage 1: Instruction and Initial Checks

Once you have had an offer accepted and instructed a conveyancer, the first steps are:

• **Client onboarding** — identity verification and anti-money laundering checks (required by law)
• **Source of funds review** — your conveyancer must satisfy themselves that the money you are using to purchase the property is legitimate. You will be asked for bank statements, a mortgage offer letter, or evidence of a gift
• **Obtaining draft contract** — your conveyancer requests the draft contract pack from the seller's solicitor, which includes the title register, title plan, property information form (TA6), and fittings and contents form (TA10)

Stage 2: Title Investigation

This is the most intellectually demanding part of the conveyancer's work. Your solicitor will:

• Review the **official copies of the title register** from HM Land Registry to confirm the seller legally owns the property and identify any charges, restrictions, or notices
• Examine the **title plan** to confirm the boundaries match the property as described
• Check for **covenants** — restrictions that run with the land and bind future owners, such as prohibitions on extending the property or keeping commercial vehicles
• Identify any **easements** — rights that benefit or burden the property, such as rights of way over neighbouring land
• Raise **pre-contract enquiries** — formal written questions to the seller's solicitor about disputes, planning permissions, building regulations certificates, guarantees, and other matters not apparent from the title itself

Stage 3: Ordering Searches

Your conveyancer will commission a package of searches to reveal information about the property and surrounding area that is not contained in the Land Registry title. Standard searches include local authority, drainage and water, and environmental. In some areas, additional searches for coal mining, radon, or tin mining may be required.

Searches typically take one to three weeks depending on the local authority and search provider. Results are reviewed by your conveyancer and reported to you with any issues highlighted.

Stage 4: Mortgage Reporting

If you are buying with a mortgage, your conveyancer also acts for your lender. They will:

• Report to your lender on the title and search results, confirming the property is acceptable security
• Ensure the mortgage offer conditions are satisfied
• Handle any retention the lender imposes (for example, where a roof repair is required before the full advance is released)

This dual role — acting for you and your lender simultaneously — is standard practice in England and Wales and is permitted by the lenders' joint panel arrangements.

Stage 5: Exchange of Contracts

Exchange is the legal moment at which both parties become contractually committed to the transaction. Before exchange, your conveyancer will:

• Confirm all outstanding enquiries have been answered satisfactorily
• Confirm searches are clear (or any issues resolved or indemnity insurance obtained)
• Obtain a signed contract from you
• Agree a completion date with the other side
• Obtain your deposit (typically 10% of the purchase price) to be held until completion
• Confirm your mortgage offer is in place and valid

On exchange, contracts are swapped between solicitors and the transaction becomes legally binding. Neither party can withdraw without financial penalties.

Stage 6: Pre-Completion Steps

Between exchange and completion, your conveyancer:

• Submits an **OS1 priority search** at Land Registry to protect your interest and reveal any last-minute applications against the title
• Submits an **official bankruptcy search** against you (required by your mortgage lender)
• Prepares the **completion statement** — a financial summary showing the balance due from you on completion day
• Requests your mortgage advance from your lender
• Drafts the **transfer deed** (TR1 form) for signature by the seller

Stage 7: Completion

On completion day, your conveyancer:

• Receives your mortgage advance and balance funds
• Transfers the completion funds to the seller's solicitor by CHAPS
• Receives confirmation of release (the seller's solicitor confirms they have received cleared funds and authorises release of keys)
• Notifies you that you can collect the keys

Stage 8: Post-Completion Registration

After completion, your conveyancer:

• Submits your **SDLT return** to HMRC and pays any stamp duty due
• Applies to **HM Land Registry** to register you as the new owner (and register the mortgage if applicable)
• Sends you your title documents and a completion report

Registration can take weeks to months at Land Registry depending on current workloads — in 2026, applications on more complex titles can take six months or longer to be processed. Your conveyancer will receive the completed registration documents and file them.

For a cost estimate based on your property value and type, try our [Conveyancing Calculator](/conveyancing-calculator).