Quick take: Conveyancing solicitors handle the legal mechanics of transferring ownership from the seller to you. For first-time buyers, the process is opaque. You pay a four-figure fee, wait several weeks, get occasional emails requesting documents, and eventually receive keys. Here is what is actually happening during that time.

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The Short Version

Your solicitor's job is to make sure that:

• The seller actually owns what they are selling

• There are no hidden problems with the title (legal ownership)

• The contract protects your interests

• The money moves safely and legally from you (and your lender) to the seller

• The property is registered in your name at HM Land Registry

1. Opening Your File and ID Checks

Before any legal work begins, your solicitor must verify your identity (anti-money laundering regulations) and confirm where your deposit funds are coming from. This applies even if you are buying a 95,000 pound starter flat in County Durham with savings from your LISA, or a 500,000 pound flat in Wandsworth. These checks are required by law, not optional.

2. Reviewing the Draft Contract and Title

The seller's solicitor sends over a draft contract, the title register and plan, the property information forms, any existing searches, and (for leasehold) the lease and management information.

Your solicitor reviews all of this for:

• Restrictive covenants that might affect your plans (extensions, subletting, business use)

• Missing documents (common with older properties in areas like the Welsh Valleys or rural Norfolk)

• Title defects that need resolving (boundary issues, possessory title)

• Leasehold complications (short lease, escalating ground rent, service charge disputes)

3. Raising Enquiries

Based on their review, your solicitor sends questions ("enquiries") to the seller's solicitor. These can range from the straightforward ("Please confirm who maintains the boundary fence") to the critical ("Please provide the building regulations completion certificate for the loft conversion").

This back-and-forth is often the slowest part of the process. Some seller solicitors respond quickly; others take weeks.

4. Ordering and Reviewing Searches

Your solicitor orders searches from the local authority, environmental agencies, and water companies. These reveal information that is not visible from a viewing: flood risk zones, planned road schemes, contaminated land, drainage routes. They then review the results and flag anything that could affect the property's value or your plans.

5. Reporting to You and Your Lender

Once your solicitor has reviewed everything, they produce a "report on title" for you, summarising key findings and any risks. They also certify to your mortgage lender that the title is satisfactory. This is the point where many problems surface: outstanding planning issues, restrictive covenants that conflict with your plans, or search results showing flood risk.

6. Exchange and Completion

When everyone is ready:

• Exchange: Contracts are formally exchanged. You pay the deposit (usually 10%). The purchase is now legally binding

• Completion: Your solicitor transfers the purchase funds. The seller's solicitor confirms receipt. You get the keys

• Post-completion: Your solicitor pays stamp duty, registers you at Land Registry, and sends you a copy of the completed title

Where AI Fits In

AI tools do not replace solicitors in the conveyancing process. However, they can help you at specific stages:

• Before instructing a solicitor: Upload the title register or auction legal pack to quickly understand what you are buying

• During the process: Use AI to review documents your solicitor sends you so you can ask informed questions

• For auction purchases: Screen multiple legal packs affordably before deciding which to pursue with a solicitor

Unwildered supports PDF, DOCX, and TXT files. For auction packs, you can upload the entire pack as a ZIP and receive a Red/Amber/Green traffic light report highlighting the key risks in plain English.

FAQ

Why do conveyancing fees vary so much?

Complexity. A straightforward freehold purchase is less work than a leasehold flat with an absent freeholder and ongoing service charge disputes. Online conveyancers may charge less but typically handle higher volumes, which can mean less personal attention.

What if my solicitor finds a problem?

It depends on the problem. Some issues can be resolved with indemnity insurance (a missing building regulations certificate for old work). Others may require the seller to fix the issue before you proceed. In rare cases, the problem may be serious enough to walk away from the deal.

Can I do my own conveyancing?

Technically yes for a cash purchase, but it is not recommended. If you have a mortgage, your lender will require a qualified solicitor or licensed conveyancer to act. Even without a mortgage, the risk of making a costly error far outweighs the saving on legal fees.

Disclaimer: This article is general information, not financial, tax, or legal advice.