Conveyancing Solicitors You Can Trust

Every conveyancing transaction is different, and the timeline depends on a variety of factors specific to the property and the parties involved.

Timescales can vary significantly depending on whether the property is part of a chain, what searches need to be carried out, and how quickly information is provided by buyers, sellers and mortgage lenders. For example, a long property chain can delay exchange if one linked transaction stalls. Leasehold properties often take longer due to additional management company enquiries. Delays can also arise if searches reveal issues that require further investigation.

Other factors that influence conveyancing timescales include:

• Local authority search turnaround times
• Mortgage offer processing and lender requirements
• Survey findings requiring renegotiation
• Title defects or missing documents
• Slow responses from third parties

As a general guide, most residential conveyancing transactions take between 8 and 12 weeks from offer acceptance to completion. Simpler transactions may complete sooner, while more complex cases can take longer.

When you instruct a conveyancing solicitor, you will receive an estimate of costs and a predicted timeline based on your specific circumstances. Regular updates and proactive case management help ensure your property transaction progresses as smoothly as possible.

Exchange of contracts is the point at which a property transaction becomes legally binding, while completion is when ownership legally transfers.

At exchange:

• Both parties sign identical contracts
• The buyer pays the agreed deposit
• A fixed completion date is set
• The agreement becomes enforceable in law

After exchange, neither party can withdraw without financial consequences.

Completion usually takes place one to two weeks later. On completion day, the remaining purchase funds are transferred to the seller’s solicitor. Once funds are received, keys are released and legal ownership changes.

In simple terms: exchange secures the deal; completion finalises it.

Conveyancing searches are legal checks carried out by your property solicitor to identify risks or restrictions affecting the property you intend to buy.

When purchasing a house, your conveyancing solicitor will order a series of searches from relevant authorities to investigate the property’s location, legal status and environmental risks. These searches help protect you from unexpected financial or legal problems after completion.

The main conveyancing searches typically include:

1. Local Authority Search

Reveals planning permissions, building control approvals, enforcement notices, road schemes and any restrictions affecting the property.

2. Drainage and Water Search

Confirms whether the property is connected to mains water and sewerage and identifies responsibility for drainage systems.

3. Environmental Search

Identifies potential contamination risks, landfill sites, historic industrial use and ground stability concerns.

4. Coal Mining and Mining Search

Required in certain areas to identify historic or proposed mining activity that could affect structural stability.

Stamp Duty Land Tax (SDLT) is a government tax payable when purchasing residential property in England above certain price thresholds.

The amount of Stamp Duty depends on:

• The purchase price
• Whether you are a first-time buyer
• Whether the property is an additional property
• Current government tax bands

Stamp Duty must usually be paid within 14 days of completion. Your conveyancing solicitor calculates the exact liability and submits the SDLT return to HM Revenue & Customs on your behalf.

First-time buyers may benefit from relief if the property price falls within qualifying limits. Tax rules can change, so your solicitor will confirm the current position before exchange.

If a property transaction falls through before exchange of contracts, neither party is legally bound to proceed.

This means the buyer or seller can withdraw without contractual penalty. However, costs already incurred are usually non-refundable. These may include:

• Search fees
• Survey costs
• Mortgage arrangement fees
• Legal fees for work completed

If a transaction collapses after exchange of contracts, the consequences are more serious because the agreement is legally binding. Financial penalties or deposit forfeiture may apply.

Clear communication and careful file management significantly reduce the risk of transactions failing late in the process.