What does a property solicitor do: UK buyers and sellers

A property solicitor or licensed conveyancer manages the legal transfer of property ownership and carries out the checks that mortgage lenders and HM Land Registry require. In plain terms, they are the legal professional who stands between you and a completed sale or purchase, making sure the title is clean, the contracts are sound, and the money moves safely on the right day.

Their core responsibilities, at a glance:

• Title investigation — checking who owns the property and whether any legal burdens attach to it
• Property searches — ordering local authority, drainage, environmental and other searches
• Contract drafting and negotiation — preparing or reviewing the sale contract and replies to enquiries
• Lender liaison — satisfying your mortgage lender's legal requirements
• Exchange of contracts — making the transaction legally binding
• Completion — transferring funds and releasing the keys
• Post-completion — filing your Stamp Duty Land Tax return and registering the title at HM Land Registry

Three regulators oversee these professionals in England and Wales: the Solicitors Regulation Authority (SRA), the Council for Licensed Conveyancers (CLC), and CILEX (the Chartered Institute of Legal Executives). Each provides consumer protections that a DIY approach cannot replicate.

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What is a conveyancing solicitor, and who regulates them?

GOV.UK confirms that three categories of legal professional are qualified to carry out conveyancing work: solicitors, licensed conveyancers, and chartered legal executives. Understanding the difference helps you choose the right professional for your transaction.

Conveyancing solicitors hold a full solicitor's practising certificate and are regulated by the SRA. Their training covers the whole of English and Welsh law, which means they can handle complex title disputes, boundary disagreements, or related matters such as probate and trusts alongside the conveyancing itself.

Licensed conveyancers are specialist property lawyers regulated by the CLC, authorised specifically to provide conveyancing and related services. Their training is narrower in scope than a solicitor's, but for a standard residential transaction that is rarely a disadvantage. The CLC provides robust consumer protections, including client money rules and a complaints route.

Chartered legal executives (CILEx practitioners) hold specialist qualifications through CILEX and can carry out conveyancing work under supervision or, where fully authorised, independently.

All three categories must carry professional indemnity insurance, hold client money in separate designated accounts, and follow their regulator's conduct rules. The Law Society also maintains the Conveyancing Quality Scheme (CQS), an accreditation that signals a firm meets a higher standard of practice. If a firm holds CQS accreditation, it is bound by the Law Society's Conveyancing Protocol, a best-practice framework designed to improve transparency and efficiency in residential transactions.

Key consumer protections to look for:

• SRA or CLC regulation (verifiable on each regulator's public register)
• Professional indemnity insurance covering negligence claims
• Client money protection through a designated client account
• A clear complaints procedure and access to the Legal Ombudsman

What are the core responsibilities of a property solicitor?

Across any residential transaction, a property solicitor's work follows a broadly consistent sequence. The legal tasks are distinct from what an estate agent or RICS surveyor does, and knowing the difference prevents confusion about who is responsible for what.

1. Taking instructions and conducting AML checks — Before any legal work begins, your solicitor must verify your identity and the source of your funds. These mandatory anti-money laundering checks are a legal requirement, not an optional formality. 2. Investigating title — Examining the title register at HM Land Registry to confirm ownership, identify mortgages, restrictive covenants, rights of way, and any other legal burdens. 3. Ordering and reviewing searches — Commissioning local authority, drainage, environmental, and any specialist searches relevant to the property's location. 4. Drafting and negotiating contracts — Preparing the contract pack (for sellers) or reviewing it (for buyers), raising and responding to enquiries. 5. Liaising with mortgage lenders — Satisfying the lender's conditions, reporting on title, and requesting the release of mortgage funds. 6. Liaising with estate agents — Coordinating exchange and completion dates, confirming deposit arrangements. 7. Exchange of contracts — Making the transaction legally binding and holding or transferring the deposit. 8. Completion — Transferring funds, confirming receipt, and authorising release of keys. 9. Post-completion — Registering the new ownership at HM Land Registry, filing the Stamp Duty Land Tax return, and discharging any existing mortgage on a sale.

Surveyors assess the physical condition of a building; solicitors assess its legal condition. An estate agent markets and negotiates the sale price; a solicitor handles everything that happens in law once a price is agreed. Those boundaries matter, because no amount of legal due diligence replaces a structural survey, and no survey removes the need for title investigation.

Pro Tip: Instruct your solicitor as soon as an offer is accepted, or even earlier if you want help understanding mortgage-in-principle implications. Delays in instruction are one of the most common causes of extended conveyancing timelines.

What does your solicitor do when you are buying a property?

The buyer's conveyancing process has a clear sequence, and understanding each stage helps you prepare the right documents and respond promptly when your solicitor needs information.

When to instruct

Instruct a solicitor the moment your offer is accepted. Waiting until a mortgage offer arrives or searches are returned adds unnecessary weeks to the process. HM Land Registry advises that where a mortgage is involved, the lender will almost certainly insist on a regulated professional handling the conveyancing, so early instruction protects both you and your lender.

The buyer's step-by-step process

1. Instruction and AML checks — You provide ID, proof of address, and evidence of your deposit source. Your solicitor opens a file and confirms their terms of engagement. 2. Receiving the contract pack — The seller's solicitor sends the draft contract, title documents, property information form (TA6), and fixtures and fittings form (TA10). 3. Raising enquiries — Your solicitor reviews the pack and raises questions about anything unclear: planning permissions, boundary disputes, service charge history on leasehold properties. 4. Ordering searches — Local authority, drainage, environmental, and any specialist searches are commissioned. Results typically take one to three weeks. 5. Reviewing the mortgage offer — Once your lender issues a formal mortgage offer, your solicitor checks its conditions and reports to you on any requirements. 6. Exchange of contracts — Once all enquiries are resolved and searches returned satisfactorily, contracts are exchanged. You pay your deposit (usually 10% of the purchase price) and a completion date is fixed. 7. Pre-completion — Your solicitor requests mortgage funds from the lender, carries out final Land Registry and bankruptcy searches, and prepares the transfer deed. 8. Completion — Funds are transferred to the seller's solicitor. Keys are released. You own the property. 9. Post-completion — Your solicitor files your Stamp Duty Land Tax return and registers the title in your name at HM Land Registry.

For a detailed walkthrough of the full process, the conveyancing guide for England covers each stage with timelines.

Documents you will need to provide

• Passport or driving licence (photo ID)
• Proof of address (utility bill or bank statement dated within three months)
• Evidence of deposit source (bank statements, gift letter if applicable)
• Mortgage in principle or formal mortgage offer

A note on costs

Legal fees for a straightforward purchase typically fall in the range of £800–£1,500 excluding disbursements. Disbursements are third-party costs your solicitor pays on your behalf: search fees, Land Registry registration fees, and Stamp Duty Land Tax. Always ask for an itemised quote that separates the legal fee from disbursements so you can compare firms accurately.

What does your solicitor do when you are selling a property?

Selling involves a different but equally structured set of tasks. Your solicitor's job begins before a buyer is even found, and their preparation directly affects how quickly the transaction can proceed once an offer is accepted.

Preparing the contract pack

Your solicitor will ask you to complete two key forms: the TA6 (Property Information Form), which covers disputes, planning permissions, notices, and services, and the TA10 (Fixtures and Fittings Form), which records what is included in the sale. These, combined with the official title documents from HM Land Registry, form the contract pack sent to the buyer's solicitor.

Responding to enquiries

Once the buyer's solicitor reviews the pack, they will raise enquiries. Your solicitor manages these on your behalf, drafting replies and requesting any additional documents you need to provide (planning consents, building regulations certificates, guarantees for past works).

Coordinating the chain

In a chain transaction, your solicitor liaises with the solicitors above and below you to agree a completion date that works for everyone. They confirm deposit arrangements, check that the buyer's mortgage funds are in place, and manage the timing of exchange.

Completion day for sellers

• Your solicitor receives the purchase price from the buyer's solicitor
• Any outstanding mortgage on the property is redeemed from the proceeds
• The estate agent is authorised to release the keys
• A completion statement is sent to you showing the net proceeds after fees, disbursements, and mortgage redemption

The Law Society of Scotland's guidance notes that solicitors can ease the strain of the process and advise at every stage, from the initial listing through to post-completion matters.

Which searches do solicitors order, and what does a surveyor do instead?

Searches and surveys are frequently confused, but they answer entirely different questions. Searches investigate the legal and environmental status of the land; a survey assesses the physical condition of the building. Your solicitor orders searches; a RICS-regulated surveyor carries out the structural inspection.

Common property searches

The CON29M mining search is decisive in regions with historical mining activity, where underground workings can affect title, insurance, and structural risk. Your solicitor assesses whether it is necessary based on the property's location and title history.

The Law Society's Conveyancing Protocol discourages raising enquiries about a building's physical condition beyond what searches and surveys properly justify. That boundary keeps the process efficient and prevents solicitors from duplicating the surveyor's role.

Pro Tip: If the property is on or near a former industrial site, or in a known coal mining area such as parts of South Wales, Yorkshire, or the East Midlands, ask your solicitor to order a CON29M and an environmental search as a matter of course, even if they are not automatically included in the standard search pack.

What legal documents does your solicitor prepare and check?

Every residential transaction generates a set of standard legal documents. Knowing what each one is helps you review them sensibly and ask the right questions before you sign.

• Draft contract — Sets out the agreed price, the property being sold, the completion date, and the terms of the sale. Your solicitor negotiates any amendments before exchange.
• Title deeds / official copies — The Land Registry records confirming ownership, registered charges, and any entries on the title (covenants, easements, rights of way). Your solicitor checks these for anything that could affect your use or future sale of the property.
• Transfer deed (TR1 or TP1) — The document that formally transfers legal ownership from seller to buyer. Both parties sign it; it is submitted to HM Land Registry after completion.
• TA6 (Property Information Form) — Completed by the seller, covering disputes, planning, services, and notices. Your solicitor reviews it for inconsistencies or gaps.
• TA10 (Fixtures and Fittings Form) — Records what is included in the sale price and what the seller is taking. Disputes over this form are surprisingly common; a careful review prevents them.
• Replies to enquiries — Written answers from the seller's solicitor to questions raised by the buyer's solicitor. These form part of the contract and can be relied upon legally.
• Mortgage deed — The lender's security document, signed by the buyer. Your solicitor explains its terms and witnesses your signature.

Problematic entries to watch for include restrictive covenants (which may limit how you use or alter the property), rights of way (which give third parties access across the land), and easements (such as drainage rights running beneath the garden). None of these are necessarily deal-breakers, but your solicitor's job is to explain their practical effect so you can make an informed decision.

How do solicitors work with mortgage lenders?

When a mortgage is involved, your solicitor acts for both you and your lender. This dual role is standard practice and means the lender's legal requirements are handled within the same instruction, rather than requiring a separate firm.

Your solicitor's lender-related tasks include:

• Reviewing the mortgage offer and reporting any conditions to you
• Confirming to the lender that the title is satisfactory and the property is suitable security
• Completing the mortgage deed and ensuring it is properly executed
• Requesting the release of mortgage funds ahead of completion
• Registering the lender's charge at HM Land Registry after completion

HM Land Registry confirms that where a transaction involves a mortgage, the lender will almost certainly insist on a regulated professional. This protects the lender's security interest and, in practice, protects you too: a solicitor who misses a title defect is professionally liable, whereas a DIY conveyancer is not.

Common lender-related delays include: waiting for a formal mortgage offer after a valuation, satisfying special conditions attached to the offer (such as retention of funds pending works), and obtaining consent from a lender where the seller has a mortgage to discharge. Your solicitor manages all of these, chasing where necessary and keeping you informed.

What happens at exchange of contracts and on completion day?

Exchange and completion are the two legal milestones that define a property transaction. Many buyers and sellers conflate them, but they are distinct events with different legal consequences.

Exchange of contracts

1. Your solicitor confirms all searches are satisfactory and all enquiries are resolved. 2. You sign the contract and your solicitor holds it pending exchange. 3. Both solicitors agree a completion date. 4. Contracts are exchanged simultaneously by telephone, with each solicitor confirming they hold a signed contract. 5. You pay the deposit (typically 10% of the purchase price) to your solicitor, who transfers it to the seller's solicitor. 6. The contract is now legally binding. Withdrawing after exchange exposes you to financial penalties.

Completion day

1. Your solicitor requests mortgage funds from the lender (usually the working day before completion). 2. On completion day, the full purchase price is transferred to the seller's solicitor by electronic bank transfer. 3. The seller's solicitor confirms receipt and authorises the estate agent to release keys. 4. Legal ownership passes to you at the moment funds are received. 5. Your solicitor notifies you that completion has occurred.

The principal risks at this stage include property fraud (where criminals attempt to intercept completion funds), incorrect mortgage discharge (where a seller's lender is not properly paid off), and title defects discovered too late to resolve before completion. GOV.UK's Land Registry counter-fraud guidance highlights conveyancing fraud as a high-value risk requiring robust verification of client funds and identity at every stage.

What happens after completion?

Completion day is not the end of your solicitor's work. Several important legal tasks follow, and some have strict deadlines.

• Stamp Duty Land Tax (SDLT) return — Your solicitor files the SDLT return with HMRC and pays any tax due within 14 days of completion. Missing this deadline triggers automatic penalties. For a full breakdown of SDLT thresholds and reliefs, the Stamp Duty explained guide covers the current rates in detail.
• Land Registry registration — Your solicitor submits the transfer deed and supporting documents to HM Land Registry to register you as the new owner. Registration currently takes several weeks to several months depending on the complexity of the application and Land Registry workload.
• Mortgage discharge (sellers) — Your solicitor confirms to the Land Registry that the seller's mortgage has been redeemed and the charge removed from the title.
• Completion statement — A final financial statement showing all money received and paid out, including the solicitor's fees, disbursements, and any mortgage redemption.

Prompt registration matters. Until the title is registered in your name, your ownership is not fully protected against third-party claims. Your solicitor can also advise on updating your buildings insurance (which should be in place from exchange), and, where relevant, on reviewing your will or trust arrangements in light of the new ownership. The Law Society of Scotland notes that solicitors can advise on related matters after purchase, including insurance, wills, and probate where appropriate.

For guidance on changing the title register after completion, the property title change guide explains the process clearly.

Leasehold and new-build issues your solicitor must check

Leasehold properties and new builds carry additional legal risks that a standard freehold transaction does not. Your solicitor's checks in these cases go well beyond the basics.

Leasehold checks

• Lease length — A lease below 80 years is a serious concern. Below 80 years, extending the lease becomes significantly more expensive, and mortgage lenders may refuse to lend. Your solicitor will flag this immediately.
• Ground rent — Leases with escalating or doubling ground rent clauses have caused widespread problems. Your solicitor checks the ground rent terms and advises on whether they are acceptable to your lender.
• Service charge history — Three years of service charge accounts reveal whether the building is well managed and whether major works are anticipated. Unexpected major works bills can run to tens of thousands of pounds.
• Section 20 notices — These are formal notices of major works requiring leaseholder contributions. Your solicitor checks whether any are outstanding or anticipated.
• Restrictions on use — Many leases restrict subletting, keeping pets, or making alterations. Your solicitor identifies any restrictions that conflict with your intended use.
• Enfranchisement and lease extension rights — Your solicitor can advise on your statutory right to extend the lease or join a collective enfranchisement, and the likely cost implications.

New-build checks

• NHBC Buildmark warranty or equivalent — New builds should carry a 10-year structural warranty. Your solicitor checks the warranty terms and confirms it transfers to you on completion.
• Snagging — Your solicitor can advise on including a snagging clause in the contract, giving you the right to have defects remedied before or shortly after completion.
• Road and drainage adoption — Where roads or drainage on a new development are not yet adopted by the local authority, your solicitor checks whether a Section 38 or Section 278 agreement is in place to ensure they will be adopted in future.
• Completion deadlines — Developers often impose tight exchange deadlines. Your solicitor checks whether these are reasonable and advises on the risks of missing them.

How much does conveyancing cost, and how long does it take?

Typical costs

Legal fees for a straightforward residential transaction typically fall within a common range, excluding disbursements. Disbursements are the third-party costs your solicitor pays on your behalf and passes on to you. They are not profit for the solicitor; they are fixed charges set by third parties.

Always request an itemised conveyancing quote that separates the legal fee from disbursements. A quote that bundles everything into a single figure makes it impossible to compare firms fairly. Trade guidance consistently emphasises this point: ask for the breakdown before you instruct.

For a detailed look at what drives fee differences, the average solicitor fees guide covers current data and examples.

Typical timescales

A straightforward freehold purchase with a mortgage typically takes 8–12 weeks from instruction to completion. Leasehold transactions commonly take longer, often 10–16 weeks, due to the additional enquiries and management company involvement. New builds can vary significantly depending on the developer's build programme.

Factors that commonly extend timelines include: slow search returns from local authorities, delays in mortgage offers, lengthy chains, unresolved title issues, and slow responses to enquiries. For a full breakdown of what affects timing, the conveyancing timescales guide explains each factor in detail.

A straightforward freehold purchase with a mortgage typically takes 8–12 weeks from instruction to completion.

How do you choose a conveyancing solicitor?

Choosing the right solicitor is one of the most consequential decisions in a property transaction. The cheapest quote is rarely the best value, and the most expensive is not automatically the most thorough.

Credentials to look for

• SRA or CLC regulation — Verify on the SRA's online register or the CLC's public register before instructing.
• CQS accreditation — The Law Society's Conveyancing Quality Scheme signals adherence to the Conveyancing Protocol and a higher standard of practice.
• Professional indemnity insurance — Confirm the firm carries adequate cover; regulated firms are required to hold it.
• Client money protection — Funds held in a designated client account are protected if the firm fails.

Questions to ask when getting quotes

1. Is the quote fixed, or can it increase during the transaction? 2. What disbursements are included, and which are estimated? 3. Who will handle my matter day-to-day, and how will they communicate with me? 4. What is your typical turnaround for responding to enquiries? 5. Do you have experience with leasehold / new-build / shared ownership transactions (if relevant)?

For a comprehensive list of questions to put to a solicitor before instructing, the questions to ask a property lawyer guide covers the full checklist.

Red flags to avoid

• A quote with no breakdown of disbursements
• No clear statement of which regulator oversees the firm
• Unusually low fixed fees with vague terms about what is included
• Poor or slow communication at the enquiry stage (a reliable indicator of how they will perform during the transaction)
• No named solicitor or conveyancer assigned to your matter

Solicitor, licensed conveyancer or property lawyer: which should you choose?

The terms are often used interchangeably, but the differences are practical and matter for certain types of transaction.

• Property solicitor — Holds a full solicitor's qualification, regulated by the SRA. Can handle complex title issues, boundary disputes, related litigation, and ancillary matters such as probate or trusts alongside the conveyancing. Generally the right choice for transactions with complications.
• Licensed conveyancer — A specialist property lawyer regulated by the CLC, authorised specifically for conveyancing. Well-suited to straightforward residential purchases and sales. Solicitors and licensed conveyancers both carry out conveyancing, but solicitors have broader legal powers for non-conveyancing matters.
• Chartered legal executive — A CILEX-qualified practitioner who may carry out conveyancing work. Often found within solicitor firms rather than as standalone practitioners.

The licensed conveyancer vs solicitor comparison is less about quality and more about scope. For most standard residential deals, a CLC-regulated licensed conveyancer is entirely appropriate.

Why professional legal advice reduces risk: common issues solicitors catch

The main value a property solicitor adds is identifying legal and title risks that are easy to miss without legal training. Early legal involvement commonly prevents costs that dwarf the solicitor's fee.

Common risks that solicitors identify and manage:

• Title defects — Missing or defective title documents, gaps in the ownership history, or unregistered land that requires first registration.
• Restrictive covenants — Obligations that run with the land and bind future owners. A covenant preventing commercial use, for example, can affect a buyer who plans to run a business from home.
• Boundary disputes — Discrepancies between the title plan and the physical boundary, or disputes with neighbours, that need resolving before exchange.
• Incomplete searches — A search that fails to reveal a nearby planning application or a drainage issue that affects the property's value or insurability.
• Lender-security mistakes — Errors in the mortgage deed or title that could invalidate the lender's charge, triggering a professional negligence claim.

Mandatory AML checks are not merely administrative. GOV.UK's Land Registry counter-fraud guidance identifies conveyancing fraud as a high-value risk requiring robust checks on client identity and the source of funds. A solicitor who fails to carry out these checks properly faces regulatory sanction and personal liability.

This is why Propertymark's guidance emphasises that the solicitor's core value lies in identifying and mitigating legal and title risks that would be easy to overlook without specialist training.

Key takeaways

A property solicitor manages the legal transfer of ownership, carries out mandatory AML checks, orders searches, drafts contracts, liaises with lenders, and handles registration and tax filings after completion.

The part of conveyancing most buyers underestimate

The paperwork in a property transaction is visible. The legal risk assessment is not, and that invisibility is exactly why people underestimate it.

Most buyers focus on the timeline: how quickly can we exchange, when can we complete? That is understandable. But the solicitor's most important work happens before any of those milestones, in the quiet hours spent reading a title register, cross-referencing a search result against a planning history, or spotting a ground rent clause that doubles every ten years. None of that work announces itself. When it goes well, you never know it happened.

The practical tip worth taking from this: do not choose a solicitor purely on speed or price. A firm that promises a four-week turnaround on a leasehold transaction with a short lease is either optimistic or cutting corners. Ask specifically about their experience with your property type, ask who will handle your matter (not just who will quote for it), and ask how they communicate when something unexpected arises. Those three questions tell you more about a firm's quality than any fee comparison.

Regulated professionals carry professional indemnity insurance precisely because mistakes happen. The difference between a regulated solicitor and an unregulated one is not that the former never makes errors; it is that when they do, you have a clear route to redress. That protection is worth more than the saving from the cheapest quote on the market.

How Conveyancing-solicitor can help you get a fair, fixed-fee quote

Finding a regulated solicitor at a fair price should not require hours of research and a series of phone calls that go unanswered. Conveyancing-solicitor connects buyers and sellers across the UK with vetted, five-star firms regulated by the SRA or CLC, providing instant, itemised fixed-fee quotes that clearly separate legal fees from disbursements.

The firms in the Conveyancing-solicitor network are pre-screened for regulation, professional indemnity cover, and client money protection. You see the full cost before you instruct, with no hidden charges added later. For buyers and sellers who want the reassurance of a regulated professional without the uncertainty of an opaque quote, it is a straightforward starting point.

To see what conveyancing costs for your specific transaction, get an instant quote and compare itemised prices from regulated firms in minutes.

This article provides general information about the role of property solicitors and conveyancers in the UK. It is not legal advice. For guidance specific to your transaction, consult a regulated solicitor or licensed conveyancer.

Useful sources and further reading

The following authoritative sources were used in preparing this article and are recommended for further reading:

• GOV.UK — Selling a home: finding a solicitor or conveyancer — The official government guidance on who is qualified to carry out conveyancing work and how to find a regulated professional.
• HM Land Registry blog — Conveyancing: solicitor or DIY? — Practical guidance from HM Land Registry on the risks of DIY conveyancing and the role of regulated professionals.
• GOV.UK — Land Registry counter-fraud measures — Official guidance on conveyancing fraud risks and the AML measures that protect buyers and sellers.
• Solicitors Regulation Authority (SRA) — The regulator for solicitors in England and Wales; use the public register to verify a firm's authorisation.
• Council for Licensed Conveyancers (CLC) — The specialist regulator for licensed conveyancers; provides consumer protection information and a public register of authorised practitioners.
• Law Society — Conveyancing Protocol — The best-practice framework for residential conveyancing, mandatory for CQS-accredited firms.
• RICS (Royal Institution of Chartered Surveyors) — The regulator for surveyors; use to find a qualified surveyor for structural and valuation assessments.
• Propertymark — choosing a conveyancer or solicitor — Consumer guidance on the differences between solicitors and licensed conveyancers and how to choose between them.
• HomeOwners Alliance — conveyancing fees guidance — Practical advice on understanding and comparing conveyancing quotes, including the importance of itemised breakdowns.
• CON29M mining search guidance — Explains when a specialist mining search is required and what it covers.
• Law Society of Scotland — buying and selling a property — Guidance on the solicitor's role across the full transaction lifecycle, including post-completion advice.

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