Residential Property Partner, Vursha Joye, answers your frequently asked questions about the work conveyancers do when you are buying and selling property.
What is Conveyancing?
Conveyancing is the legal process of transferring ownership of a property or piece of land from one person to another. It involves several steps, but the two main stages are the exchange of contracts and completion.
At what stage do I need to appoint a Conveyancer?
As early as possible.
If you’re selling, it helps to instruct a conveyancer at the same time you choose your estate agent. For buyers, we can get involved as soon as you start looking. Early instruction can prevent delays later, especially with leasehold properties or complex matters.
What are conveyancing or property searches?
Some things may not be visible during a property viewing or from the estate agents’ brochure.
These searches are enquiries with public authorities, and they will provide you with more information about the property you are planning to buy. For example, searches will tell you about environmental risk, flood risk, whether the property abuts a road maintained by the local authority or whether the property is affected by any planned further developments. These usually include:
- Local authority searches,
- Drainage and Water Authority searches,
- Environmental searches,
- And optional and location-specific searches.
My lender has done a survey already. Why do I need another survey?
The survey arranged by a mortgage lender is usually a valuation survey, carried out purely for the lender’s benefit to confirm that the property is suitable security for the loan.
We always recommend you have a survey carried out by a qualified RISC surveyor, preferably local to the property you plan to buy. There are 3 main types of surveys:
- Valuation Survey: limited scope, carried out by your chosen lender (Level 1)
- Homebuyer’s Report: Suitable for most buyers (Level 2)
- Building Survey: Recommended for older or listed buildings (Level 3)
When does the Exchange of Contracts happen?
Exchange of contracts takes place when:
- The buyer and their conveyancer are satisfied with the replies to enquiries from the seller and their solicitor
- The results of the searches and surveys are in
- Funds are in place
- Both parties agree on a completion date.
Usually, the buyer pays a deposit of 10% of the purchase price on exchange, which is then held safely by the seller’s conveyancers until completion.
We would recommend a period of at least two weeks between exchange and completion to deal with final checks.
What happens on completion day?
Completion is when the remaining funds are transferred to the seller’s conveyancer to complete the purchase. Once received, the seller’s conveyancer will authorise the release of the keys to the buyers, and the buyer becomes the legal owner
We then submit your Stamp Duty Land Tax Return to HMRC and pay any tax due. Once we receive all the deeds and documents from the sellers’ solicitors, we prepare and submit an application to the Land Registry to register the buyers as the new legal owners.
How long does conveyancing take?
Conveyancing can be a complex process, and so timelines vary.
With short chains and no unexpected delays, the process can often take 4 to 6 weeks or earlier if both parties are fully prepared and the freehold transaction is straightforward. Leasehold transactions tend to take between 8 to 12 weeks. Sales involving a high-rise building can take considerably longer as information is often required from third parties such as Landlords, Managing agents, and Management Companies.
Delays can also occur if information is slow to arrive from third parties, or if the buyer’s mortgage lender has specific conditions to meet.
Where there’s a chain, timescales depend on the slowest link. We’ll update you regularly so you always know where things stand.
Who does my conveyancing?
Our experienced conveyancers will support you through the process.
Our team of conveyancers includes qualified lawyers, including Solicitors, Licensed Conveyancers, members of the Chartered Institute of Legal Executives, as well as experienced support staff and trainees who work under supervision. Between us, we have many years of experience helping local people buy and sell their homes.
How much will it cost?
Our fees vary depending on
- The property value
- Whether it is leasehold or freehold
- Any complexities involved
You will also need to budget for disbursements (costs we pay on your behalf during the transaction), such as SDLT, Land Registry fees, and search fees.
We will be happy to provide you with a free, no-obligation estimate by email or talk you through the estimate over the phone once you receive the quote. You can find more information on our fees in our Costs Information.
What will the conveyancer need from me?
Your conveyancer will first and foremost need to confirm your identity, and then ensure you are legally entitled to sell the property or have evidence and proof of funds for the purchase.
These KYC (Know Your Customer) and AML (Anti Money Laundering) checks help protect you from property fraud. You will be asked to provide proof of your identity and address, and evidence of your source of funds if you are purchasing.
Do I need to use the mortgage lender’s recommended conveyancer?
Not usually.
Some mortgage lenders have specific conveyancers they recommend, but in most cases, you are free to choose your own.
Amphlett Lissimore is on the panel of most major mortgage lenders, and usually, we can act for both you and your lender at the same time.
About our Conveyancing team
Amphlett Lissimore is a long‑established South London Law firm with experienced conveyancing teams based in Crystal Palace, Bromley, and West Wickham. Our lawyers focus solely on property work and pride themselves on providing clear advice and a straightforward service.
We are accredited by the Law Society under its Conveyancing Quality Scheme.
We aim to make the legal side of buying or selling a home as simple and stress‑free as possible.
Need a Quote?
Contact us today for a free, no-obligation quote for our conveyancing services.
