Conveyancing definition
Conveyancing is the legal process of transferring ownership of property or land from a seller to a buyer in the United Kingdom. It begins when an offer is accepted and ends when the new owner is registered with HM Land Registry and any Stamp Duty Land Tax has been paid to HMRC.
The work is normally carried out by a licensed conveyancer or a property solicitor, who acts for the buyer, the seller, or the mortgage lender. Most residential UK transactions involve at least three parties' conveyancers communicating with each other through the protocol set by the Law Society.
What does a conveyancer do?
A conveyancer's job is to make sure you get clean legal title to the property, that there are no nasty surprises hiding in the deeds, and that money moves safely on completion day. Their core duties include:
- Reviewing and negotiating the contract of sale and Property Information Forms
- Running local authority, water, drainage, environmental and chancel searches
- Raising legal enquiries with the seller's conveyancer and reviewing the lease (for leasehold properties)
- Liaising with your mortgage lender and reviewing the mortgage offer
- Holding your deposit, completion funds and stamp duty money in their regulated client account
- Managing exchange of contracts and completion day
- Filing your SDLT return with HMRC and registering you as the new owner at HM Land Registry
Conveyancer vs solicitor: what is the difference?
Both licensed conveyancers and solicitors can carry out conveyancing in England and Wales, but they are regulated differently and offer slightly different breadth of services.
| Aspect | Licensed Conveyancer | Property Solicitor |
|---|---|---|
| Regulator | Council for Licensed Conveyancers (CLC) | Solicitors Regulation Authority (SRA) |
| Scope | Property transactions only | All legal matters, including property |
| Typical fee | £800 – £1,500 | £1,000 – £2,500 |
| Best for | Standard freehold or leasehold purchases | Probate sales, trust ownership, complex chains |
Both professions carry mandatory professional indemnity insurance, so your money is protected either way. In Scotland, conveyancing is handled by solicitors only.
Step-by-step conveyancing process
- Instruction. You appoint a conveyancer once your offer is accepted and they issue a client care letter and quote.
- Draft contract pack. The seller's conveyancer sends the draft contract, title deeds, Property Information Form (TA6), Fittings and Contents Form (TA10) and, if leasehold, the lease and management pack.
- Searches. Your conveyancer orders local authority, water and drainage, environmental and (where relevant) chancel and mining searches.
- Mortgage offer. Your lender issues the formal mortgage offer; your conveyancer reviews the conditions and reports to you.
- Enquiries. Any issues from the searches, title or surveys are raised with the seller's side and resolved.
- Report on title. Your conveyancer summarises everything they have found and asks you to sign the contract and transfer deed.
- Exchange of contracts. Both sides become legally committed; the deposit (typically 10%) is paid and a completion date is fixed.
- Completion. Funds are sent to the seller, the keys are released and you become the legal owner.
- Post-completion. Your conveyancer files the SDLT return with HMRC within 14 days, registers you as proprietor at HM Land Registry and sends you the final title information document.
Conveyancing costs
Conveyancing fees split into the conveyancer's own legal fees and disbursements (third-party costs they pay on your behalf). Indicative ranges for 2026:
| Item | Typical cost |
|---|---|
| Conveyancer's legal fee (freehold purchase) | £800 – £1,500 |
| Conveyancer's legal fee (leasehold purchase) | £1,200 – £2,500 |
| Local authority and other searches | £250 – £450 |
| HM Land Registry fee | £20 – £500 (price-banded) |
| Bank transfer (CHAPS) fee | £25 – £40 |
| Identity / anti-money-laundering checks | £10 – £25 per person |
| Stamp Duty Land Tax | Use our SDLT calculator |
Stamp Duty Land Tax is collected by the conveyancer alongside the purchase price but is paid to HMRC, not to your conveyancer.
Leasehold vs freehold conveyancing
Freehold conveyancing is generally cheaper and faster because there is only one set of title documents and no third party (freeholder or managing agent) to chase.
Leasehold conveyancing is more complex. Your conveyancer must review the lease, check unexpired term, ground rent and service charge history, request a Leasehold Property Enquiry (LPE1) management pack from the freeholder or managing agent, and confirm any consent or notice requirements on completion. Expect an additional £200 to £500 in legal fees and £150 to £400 in management-pack disbursements.
How conveyancing connects to stamp duty
Your conveyancer is responsible for filing the SDLT return and paying any Stamp Duty Land Tax within 14 days of completion. You will normally transfer the SDLT amount to your conveyancer in the days before completion so it can be sent to HMRC immediately afterwards.
Late filing carries a £100 automatic penalty (rising to £200 after three months) plus interest on any tax owed, so a competent conveyancer is the easiest way to avoid missing the deadline. Use our stamp duty calculator to estimate the bill before you instruct.