What does a conveyancer do, and how do you choose one?
By Chris Pollitt · Last checked 6 November 2026 · 2 min read
Conveyancing is the legal work of transferring ownership of a home. It can be done by a solicitor or a licensed conveyancer, both of whom are regulated. A good one keeps your purchase or sale moving and spots problems early. A slow one is one of the most common reasons sales drag on.
What they do when you buy
- check the seller actually owns the home and can sell it, using the title register at HM Land Registry
- order searches from the council, the water company and environmental search providers
- review the draft contract and the seller's property information forms
- raise questions (enquiries) with the seller's conveyancer about anything unclear
- check your mortgage offer and report to your lender
- send you a report on the property before you sign
- exchange contracts, arrange completion and transfer the money
- pay your stamp duty or Land Transaction Tax and register you as the new owner
What the searches cover
The local authority search covers planning history, building control, road schemes and other council records that affect the home. The water and drainage search shows whether the home is connected to mains water and sewers and where the pipes run. The environmental search covers contaminated land, flood risk and similar issues. Depending on the area, your conveyancer may add others, such as mining, chancel repair liability or high-speed rail.
What they do when you sell
When you're selling, your conveyancer prepares the draft contract, sends the property information forms and title documents to the buyer's side, answers their questions, and on completion pays off your mortgage and sends you the balance.
What it costs
Fees vary with the price of the home, whether it's freehold or leasehold, and where you are. On top of the legal fee there are disbursements, such as search fees and Land Registry fees, which the conveyancer pays on your behalf. Leasehold work almost always costs more. Ask for a written quote that lists everything, including VAT, so you can compare like with like.
How to choose a good one
- Ask how they communicate. Will you have a named person? How quickly do they reply? Is there an online portal for updates?
- Ask about caseloads. Very low quotes sometimes mean a high volume of cases per person.
- Check they're on your lender's panel, or you may have to pay for a second firm to act for the lender.
- Check reviews and ask friends who have moved recently.
- Look for the Conveyancing Quality Scheme accreditation from the Law Society, or check the Council for Licensed Conveyancers register.
When to instruct one
Buyers should instruct a conveyancer as soon as their offer is accepted. Sellers can save weeks by instructing one when they put their home on the market, so the paperwork is ready when a buyer comes along.