Find the right property solicitor or conveyancer

The first question you’re asked when you make an offer on a property is the name and contact details of your solicitor or licensed conveyancer who will look after the conveyancing process. 

Conveyancing is the term for the legal process of transferring ownership of property.  

They will: 

• handle contracts 
  
• give legal advice 
  
• do local council searches 
  
• deal with the Land Registry, and 
  
• transfer the money to pay for your property.  
  

It’s an important job, so choose carefully and compare more than one firm. 

Legal fees are usually about £2,000, including VAT at 20%.

In the UK, you can choose either a solicitor or conveyancer to carry out the legal side when buying or selling a property.  

Licensed conveyancers specialise in property law but can’t handle complex legal issues. 

A solicitor is trained in all areas of law and must be a member of The Law Society UK. This means they usually cost more than a conveyancer as they can offer other legal services if things go wrong. 

Both are regulated and have to uphold professional standards.

• Ask friends and family for a recommendation. 
• Ask your lender, mortgage broker or Independent Financial Adviser (IFA). 
• Search online. Look for options in your local area or where you are buying, and check their ratings and reviews. 
• Your estate agent might recommend a solicitor, but this might be based on commission or could be expensive, so always compare prices elsewhere. 
• Online conveyancing is often cheaper, but you might only deal with them by email or phone. Some people complain about poor service and not talking to the same person each time. They also can't handle complex legal issues. 

Make sure your chosen property specialist is a member of the Law Society of England and WalesOpens in a new window, Law Society of ScotlandOpens in a new window or Law Society of Northern Ireland and a member of the Law Society’s Conveyancing Quality SchemeOpens in a new window

Conveyancers must be members of the Council for Licenced Conveyancers

Always confirm what you will pay and when before you hire someone. 

Conveyancing fees are usually split into legal fees and ‘disbursements’. Disbursements are charges for services your solicitor pays for, like searches, which you will pay back in your final bill.  

Try to find out: 

• Are they approved by your mortgage lender? 
  
• If applicable, do they have experience with shared ownership or listed properties? 
  
• Are they members of a professional body? 
  
• What is their complaints process? 
  

Buying a house can be stressful. But having a solicitor or conveyancer who can answer any questions can make it a lot easier.  

• Make sure you find out the best times and ways to contact them. 
  
• Check if they have a system allowing you to track how the purchase is progressing. 
  
• Check if they have a holiday booked when you will need them. 
  
• Ask who will step in if they are away or off sick. 
  
• Know where they are located and decide what's most important for you. Using a solicitor or conveyancer near to your home or work makes it easier to drop off or collect documents if necessary; and there might be local arrangements or leases, which are unique to your area. But online firms or firms further away might offer a cheaper service, so it's important to weigh up the pros and cons. 
  

You can be charged in different ways: 

• a fixed fee
  
• an hourly rate, or 
  
• a percentage of the property price. 
  

Try to get quotes from three different firms on the total cost of their service. 

Make sure the quotes break down all costs, including VAT, so you’re comparing like with like. Fees vary and could cost you between £800 to over £2,000. 

They should include charges for: 

• searches 
  
• bank transfers 
  
• Land Registry fees 
  
• Stamp Duty, Land Transaction Tax, or Buildings and Land Transaction Tax, if it applies 
  
• other costs including postage and courier services 
  
• additional work if the process is more complex or urgent than expected 
  
• some conveyancers charge more if you want to use a Help to Buy or Lifetime ISA, or are buying or selling a shared ownership property. 
  

Find out about other costs when buying or selling a home. 

Things can go wrong and there are groups who can help you if you want to make a complaint.

• The Law Society
• Legal Ombudsman
• Council for Licenced Conveyancers
• Scottish Legal Complaints Commission