Conveyancing is the legal work that turns an accepted offer into a completed sale. It’s handled by solicitors (or licensed conveyancers) acting for each side, and it’s responsible for the majority of the time between offer acceptance and moving day.
What conveyancing actually involves
A conveyancer handles the legal checks and paperwork that protect the buyer (and, to a lesser extent, the seller) from nasty surprises. Their work includes:
- Title checks — confirming the seller actually owns the property, has the right to sell, and that the title is free from undisclosed encumbrances or disputes.
- Property searches — with the local authority (planning, enforcement, highways), water and drainage provider, and environmental agencies. Mining searches if applicable.
- Reviewing the Property Information Form (TA6) and Fixtures & Fittings Form (TA10) completed by the seller.
- Reviewing leasehold management packs (LPE1) if applicable.
- Raising enquiries about anything unclear, missing, or concerning.
- Liaising with the mortgage lender to ensure the loan is in place in time for exchange.
- Drafting, agreeing, and signing the contract.
- Handling exchange of contracts and the deposit.
- Handling completion — transferring funds, receiving title, updating Land Registry.
How much does conveyancing cost?
Typical conveyancing fees in 2026:
- Simple freehold purchase: £800–£1,400 inclusive of VAT and disbursements.
- Leasehold purchase: £1,100–£1,800 (more work because of lease review and LPE1).
- Sale of freehold: £700–£1,200.
- Sale of leasehold: £900–£1,500.
- Concurrent sale and purchase: £1,500–£2,500 combined.
Disbursements on top (Land Registry fees, search fees, SDLT for buyers, bank transfer fees) typically add £300–£800.
How long does conveyancing take?
On a typical open-market transaction, conveyancing takes 8–14 weeks from instruction to completion. The main time sinks are:
- Waiting for local authority search results (1–4 weeks, variable by council).
- Waiting for the LPE1 pack on leasehold sales (2–8 weeks).
- Resolving enquiries the buyer’s solicitor raises.
- Buyer’s mortgage application process (3–6 weeks).
- Coordinating with other parties in a property chain.
Conveyancing in a cash sale
A direct cash sale compresses conveyancing dramatically. No mortgage lender means no mortgage offer to wait for. No survey requirement means no survey to commission. A principal cash buyer may be willing to proceed without a full LPE1 where the freeholder is uncooperative, and may accept known title defects that would derail a mortgaged sale.
At RPJ, we cover legal fees on our own side and typically offer to cover the seller’s side up to a reasonable cap — so the net conveyancing cost to the seller is often £0.
Solicitor vs licensed conveyancer
Both are qualified to handle residential property transactions. Solicitors are generalists who can handle a wider range of legal matters if complications arise; licensed conveyancers specialise in property and are often cheaper. For standard transactions either is fine. For complex cases (probate, cross-border, restrictive covenants, enfranchisement), a solicitor’s broader training may be preferable.
Always use independent legal representation — one acting for you, not shared with or recommended by the buyer. If a buyer pressures you to use “their” solicitor, treat that as a red flag.
Related
- Exchange of contracts — the legal milestone.
- TA6 form — the seller disclosure form completed during conveyancing.
- Completion day — the end of the conveyancing process.