What does a solicitor do when selling a house?

• A solicitor manages the entire legal process of selling a house, from identity verification to Land Registry updates.
• Early instruction and accurate responses to enquiries help prevent delays and ensure a smooth sale.

A solicitor's role when selling a house is to manage the entire conveyancing process, ensuring all legal requirements are met to transfer ownership from seller to buyer. Conveyancing is the formal legal term for this transfer of property rights, and in England it is a mandatory part of every sale. Your solicitor handles everything from identity checks and contract preparation through to completion day, when funds are transferred and keys are released. The conveyancing process in England typically takes 12–16 weeks, though fast-track cases can complete in as little as 2–4 weeks. Understanding each stage removes uncertainty and helps you cooperate effectively with your legal team.

What does a solicitor do when selling a house: the initial legal groundwork

Your solicitor's first tasks set the pace for the entire sale. Get these right and the rest of the process runs far more smoothly.

The first step is identity verification. Under anti-money laundering legislation, your solicitor must confirm who you are before doing anything else. You will need to provide photographic ID such as a passport or driving licence, plus proof of address such as a recent utility bill or bank statement. This is a legal requirement, not a formality.

Once identity checks are complete, your solicitor compiles the title documents and assembles the contract pack. This includes the title deeds or Land Registry title register, the draft contract of sale, and two standard property information forms: the TA6 Property Information Form and the TA10 Fittings and Contents Form. The TA6 asks you to declare everything from boundary disputes to planning permissions, and accuracy here is a legal duty, not optional.

Your solicitor then sends the contract pack to the buyer's solicitor. The buyer's solicitor reviews it and raises any questions. Early document accuracy prevents delays at this stage. If your solicitor spots gaps or inconsistencies in the title, they will flag these before the buyer's solicitor does, saving time and reducing the risk of the sale falling through.

• Photographic ID and proof of address for anti-money laundering checks
• Title register and title plan from HM Land Registry
• Draft contract of sale prepared by your solicitor
• TA6 Property Information Form completed by you as seller
• TA10 Fittings and Contents Form confirming what stays with the property

Pro Tip: Gather your ID documents, any planning permissions, building regulation certificates, and guarantees for works done before you instruct a solicitor. Handing these over on day one can shave weeks off the process.

How do solicitors handle buyer enquiries during a sale?

Buyer enquiries are the stage where most sales slow down. Your solicitor acts as the legal intermediary between you and the buyer's solicitor, but the answers must come from you.

The buyer's solicitor will raise a series of written questions after reviewing the contract pack. These typically cover boundaries, rights of way, planning permissions, building works, disputes with neighbours, and any alterations made to the property. Each question requires a clear, honest answer. Your solicitor will guide you on how to respond, but they cannot answer factual questions about your property on your behalf.

Prompt, honest responses are the single most effective thing you can do to keep a sale moving. Solicitors recommend responding to enquiries within 24–48 hours. Slow responses are one of the most frequent causes of stalled property sales in England.

Common enquiries and how to prepare for them:

1. Boundary disputes. Check your title plan and be ready to confirm where boundaries lie. If there is any ambiguity, tell your solicitor early. 2. Planning permissions. Locate any planning consents for extensions or conversions. Your solicitor will need copies. 3. Building regulation certificates. If you had structural work done, find the completion certificate issued by your local authority. 4. Guarantees and warranties. Locate any guarantees for damp-proofing, timber treatment, or new roofing. 5. Neighbour disputes. Disclose any formal or informal disputes. Failing to do so can expose you to legal claims after completion.

Pro Tip: Before your sale is agreed, write a brief summary of every piece of work done to the property in the last ten years, including who did it and whether you have paperwork. Your solicitor will thank you, and so will the timeline.

What happens at exchange of contracts?

Exchange of contracts is the point at which the sale becomes legally binding. Before exchange, either party can withdraw without financial penalty. After exchange, withdrawing carries serious legal and financial consequences.

Your solicitor coordinates the exchange process. Both solicitors agree a completion date, then simultaneously exchange signed contracts over the telephone, following a Law Society protocol. At the moment of exchange, the buyer's solicitor pays a deposit of 5–10% of the purchase price to your solicitor. Your solicitor holds this deposit until completion.

What your solicitor manages at exchange:

• Confirming both parties have signed identical contracts
• Agreeing and fixing the completion date
• Receiving and holding the buyer's deposit
• Notifying you that exchange has taken place and the sale is legally binding
• Confirming any special conditions attached to the contract

If the buyer withdraws after exchange without a valid legal reason, they forfeit their deposit. If you withdraw as the seller, you may be liable to pay the buyer compensation and return the deposit. Your solicitor will explain these risks clearly before exchange takes place.

What does a solicitor do on completion day?

Completion day is when ownership legally transfers and you hand over the keys. Your solicitor manages a precise sequence of financial and legal steps to make this happen.

The buyer's solicitor sends the remaining purchase funds to your solicitor electronically. Your solicitor confirms receipt, then repays any outstanding mortgage on the property directly to your lender. The net proceeds are then transferred to you. Only once funds are confirmed does your solicitor instruct the estate agent to release the keys to the buyer.

Your solicitor also manages the transfer of funds and ensures the Transfer Deed (TR1 form) is dated and sent to the buyer's solicitor. The buyer's solicitor then registers the change of ownership at HM Land Registry. Your name is removed from the title and the buyer's name is added.

Key completion day tasks handled by your solicitor:

• Receiving the buyer's completion funds
• Repaying your mortgage and obtaining a redemption statement in advance
• Transferring net sale proceeds to your bank account
• Dating and releasing the signed Transfer Deed
• Confirming completion to the estate agent so keys can be released

The property must be vacated by the agreed completion time, typically 1:00 PM, though this is confirmed in the contract. Your solicitor will remind you of this deadline.

What legal responsibilities do solicitors manage for sellers?

Sellers carry specific legal duties throughout a sale, and your solicitor's job is to make sure you meet them without exposing yourself to risk.

The TA6 Property Information Form is the central disclosure document. Completing the TA6 truthfully is a legal obligation. Inaccurate or incomplete answers can lead to the buyer rescinding the contract after completion and pursuing a claim for misrepresentation. Your solicitor will review your answers and flag anything that needs clarification or additional evidence.

Third-party certificates and documentation are a frequent source of delay. Missing building regulation certificates for previous works cause solicitors to either chase the local authority or arrange indemnity insurance. Indemnity insurance is a policy that protects the buyer against the risk of undocumented works. It is not expensive, but arranging it takes time.

Your solicitor advises you on each of these areas and takes responsibility for presenting the legal case for your property accurately. Their job is to protect you from claims that could arise after the sale completes.

Key takeaways

A solicitor manages every legal step of selling a house in England, from identity checks and contract preparation through to completion day funds transfer and Land Registry updates.

What sellers often get wrong about their solicitor's role

Most sellers assume their solicitor will simply handle everything without much input from them. That assumption causes more delays than almost anything else I have seen in property transactions.

Your solicitor is a legal expert, not a document retrieval service. They cannot locate your building regulation certificate from 2014 or confirm whether your loft conversion had planning permission. Those answers come from you. The solicitor's job is to present that information correctly and legally. When sellers treat solicitor communication as low priority, weeks can disappear from the timeline without a single legal step being completed.

Instructing a solicitor early is the single most underused advantage available to sellers. Most people wait until an offer is accepted. Instructing before the property goes on the market means your contract pack is ready the moment a buyer is found. That alone can cut weeks from the process.

The other misunderstanding I encounter regularly is around the TA6 form. Sellers sometimes treat it as a formality and rush through it. The TA6 is a legal document. Errors on it can result in claims against you after you have moved out and spent the proceeds. Your solicitor will help you complete it correctly, but they need your honest, considered input to do so. Treat that form with the same seriousness as a contract, because legally, it is part of one.

For sellers who want a clearer picture of conveyancing timelines before instructing, understanding what affects duration helps you plan realistically and avoid being caught out by delays.

How Conveyancing-solicitor connects sellers with the right legal team

Selling a house involves a precise sequence of legal steps, and having the right solicitor from the start makes a measurable difference to how smoothly it goes. Conveyancing-solicitor connects home sellers across England with SRA and CLC-regulated conveyancing firms that offer fixed-fee, transparent pricing. There are no hidden costs and no surprises mid-sale. You can get an instant conveyancing quote online in minutes and be matched with a vetted firm ready to act. For sellers who want to understand the full costs of selling a home before committing, Conveyancing-solicitor provides clear guidance alongside its quote service.

FAQ

What does a conveyancer do differently from a solicitor?

A licensed conveyancer specialises exclusively in property law, while a solicitor is a qualified lawyer who may handle conveyancing alongside other legal work. Both are regulated and legally authorised to manage property sales in England.

When should I instruct a solicitor when selling my house?

Instruct a solicitor as soon as you decide to sell, ideally before the property goes on the market. Early instruction means your contract pack is ready the moment a buyer is found, which can significantly reduce the overall timeline.

What is the buyer's solicitor's role in my sale?

The buyer's solicitor reviews the contract pack, raises enquiries, conducts property searches, and reports to the buyer. They act solely in the buyer's interest, which is why your own solicitor must represent yours throughout the transaction.

How long does the conveyancing process take when selling?

The conveyancing process typically takes 12–16 weeks from instruction to completion. Fast-track cases in straightforward circumstances can complete in 2–4 weeks.

What happens if I do not disclose something on the TA6 form?

Failing to disclose material facts on the TA6 Property Information Form can result in the buyer pursuing a legal claim for misrepresentation after completion. In serious cases, the buyer may seek to rescind the contract and recover losses from you.

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