TL;DR
Conveyancing - key points
Conveyancing is the legal process of buying, selling or remortgaging a property in the UK. It is carried out by a solicitor or licensed conveyancer, not by a mortgage broker.
The lawyer checks the title, searches, source of funds (including any gifted deposit), leasehold or freehold details and the Mortgage Offer conditions, then takes the transaction through to completion and registers the new ownership.
When choosing a firm, compare what the quote includes, not just the price, and check that the firm is acceptable to your lender. Extend Finance does not provide legal services, but we can help you understand the process and obtain quotes from legal firms.
We use third-party solicitor and conveyancing panels, taking account of compatibility with your mortgage lender. Extend Finance may receive referral commission for introductions. The external legal firm provides the conveyancing service and explains its own fees and terms.
What is conveyancing?
Conveyancing is the legal part of buying, selling or remortgaging a property. It includes checking documents, title, searches, source of deposit, Mortgage Offer conditions and preparing the transaction for completion.
The process is handled by a solicitor or licensed conveyancer. A mortgage broker can help coordinate mortgage-related elements, but does not replace the lawyer.
If you are at the beginning of the buying process, see also the guide for first-time buyers and the page about mortgages in the UK.
How to choose a solicitor for a property purchase?
Choosing a solicitor should not be based only on the lowest price. Experience with mortgage transactions, communication, response times, leasehold, new build, gifted deposit, transfer of equity and lender requirements can all matter.
Price and scope
Check exactly what the quote includes and which additional fees may be charged later.
Leasehold
Buying leasehold usually requires more legal work than freehold and may be more expensive.
New Build
New build often involves faster deadlines, developer documents and additional conditions.
Gifted Deposit
If part of the deposit comes from family, the solicitor must check documents and source of funds.
Transfer of Equity
Transferring ownership shares in a property may require additional legal work and coordination with the lender.
Communication
A good solicitor should clearly explain what they need and what stage the case has reached.
Regulation
In England and Wales, you can check that a solicitor or firm is regulated on the Solicitors Regulation Authority register, or that a licensed conveyancer is regulated using the Council for Licensed Conveyancers search. In Scotland, solicitors are regulated by the Law Society of Scotland.
What does the conveyancing process look like?
The steps below describe the typical process in England and Wales. In Scotland and Northern Ireland the legal process and terminology differ (for example, in Scotland the contract is formed through missives agreed between the solicitors), so ask your solicitor how each stage applies to your purchase.
Choosing a solicitor
At the start you choose a legal firm that can handle the case and, when buying with a mortgage, is on the relevant lender panel.
ID and source of funds
The solicitor checks the client's identity, source of deposit, bank statements and documents relating to funds used in the transaction.
Mortgage Offer
When buying with a mortgage, the solicitor checks the Mortgage Offer conditions and lender requirements to prepare the transaction for the next stages.
Searches
The legal firm orders appropriate searches, such as local authority, drainage, environmental or other searches depending on the property.
Document review and enquiries
The solicitor reviews documents from the seller's side, title, property information forms and leasehold or freehold matters. At this stage they may also raise enquiries, meaning additional questions to the seller or the seller's solicitor.
Exchange
Exchange means exchanging contracts. After this stage the transaction becomes legally binding, so the solicitor should explain key documents and risks beforehand.
Completion
Completion is the finalisation of the purchase, transfer of funds and transfer of property rights. After completion, the solicitor registers the new ownership - with HM Land Registry in England and Wales, Registers of Scotland in Scotland, or Land & Property Services in Northern Ireland.
Conveyancing covers the legal part of the transaction. The technical condition of the property is checked by a separate Home Survey prepared by a surveyor.
What does the solicitor check?
Title deeds
Title documents show who owns the property and what rights or restrictions are connected with it.
Searches
Searches help check local, environmental, water and drainage information and other matters that may be relevant to the purchase.
Leasehold / freehold
The solicitor checks whether the property is freehold or leasehold, and with leasehold reviews the lease, ground rent, service charge and term length.
Source of funds
The legal firm must confirm the origin of funds used for the purchase, including the deposit and additional transaction costs.
Gifted deposit
If the deposit comes from family, the solicitor usually requires gift confirmation, donor documents and compliance with lender requirements.
Mortgage offer conditions
With a mortgage, the solicitor checks Mortgage Offer conditions and whether the transaction meets the bank's requirements.
Restrictions / covenants
Some properties have restrictions or covenants that can affect use, renovation, letting or future sale.
Completion statement
The completion statement shows the funds needed to complete, including price, deposit, legal fees, property transaction tax (Stamp Duty Land Tax in England and Northern Ireland, Land Transaction Tax in Wales or Land and Buildings Transaction Tax in Scotland) and other buying costs. More about budgeting is available on the property buying costs page.
Compare solicitor quotes
Conveyancing costs can differ depending on property type, leasehold/freehold, gifted deposit, transfer of equity, new build and lender requirements.
We can help obtain quotes from external solicitor and conveyancing panels, taking account of your mortgage lender’s panel requirements. We may receive a referral commission for introductions.
Comparing quotes lets you check not only price, but also service scope, timescale and experience with similar transactions.
Summary
Conveyancing is handled by a solicitor or licensed conveyancer, but we can help you understand the process and compare quotes from legal firms working with mortgage transactions in the UK.
If you are buying a property, doing a remortgage or need transfer of equity, we can help check available options and obtain quotes from suitable firms.
Partner calculators
You can also use partner tools to check an indicative conveyancing quote. Before choosing a firm, compare the service scope, extra fees and whether the solicitor fits lender requirements.
Want to compare quotes?
Use our partners' calculator
Use the third-party tools below to compare conveyancing quotes. Check each firm’s service scope, additional charges and lender-panel membership before choosing.
Frequently asked questions
Does Extend Finance provide conveyancing?
No. Extend Finance does not provide legal services and does not carry out conveyancing. The legal part of the transaction is handled by a solicitor or licensed conveyancer.
Do I need a solicitor to buy a house in the UK?
In practice, yes - especially if you are buying with a mortgage. Lenders usually require the legal work to be done by a solicitor (or, in England and Wales, a licensed conveyancer) who is on their conveyancing panel. Requirements differ between lenders.
What is the difference between a solicitor and a licensed conveyancer?
A solicitor is a lawyer who can handle a wider range of legal matters, while a licensed conveyancer (regulated by the Council for Licensed Conveyancers in England and Wales) specialises in property transactions. Both can carry out conveyancing, so when choosing, check their experience, the scope of the service and whether your lender accepts them. In Scotland, conveyancing is usually carried out by a solicitor.
How long does conveyancing take?
There is no fixed timescale. It depends on things such as searches, the property chain, the property type (for example leasehold or new build), how quickly the seller provides documents and the lender's requirements. Your solicitor can give you an estimate for your case.
Can Extend Finance help me find a solicitor?
Yes, we can help obtain quotes from legal firms that handle conveyancing. The legal work itself is carried out by the solicitor or licensed conveyancer, not by Extend Finance.
Is the cheapest solicitor the best choice?
Not necessarily. Compare itemised quotes for the same work, including VAT, searches and other payments to third parties, known as disbursements. Check possible extras for your transaction, such as leasehold work, a gifted deposit or a change in ownership shares, and confirm lender-panel membership, relevant experience and how progress updates are handled.