Quick answer: What do conveyancing solicitors do? They manage legal transfer of property: checks, enquiries, searches, contract negotiation, exchange, and completion—coordinating lenders and agents.

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Conveyancing solicitors play a vital role in property transactions, guiding buyers and sellers through the legal process of transferring ownership. If you’re buying or selling a home in England or Wales, understanding what your solicitor does—and where things can go wrong—will help you feel more confident and prepared.

The Conveyancing Process: Step by Step

The journey begins with onboarding. Your solicitor will carry out identity and anti-money laundering (AML) checks to comply with legal requirements. Once you’re on their books, they’ll request the contract pack from the seller’s solicitor and begin reviewing the title deeds. This is where they check who owns the property, whether there are any restrictions, and if the seller has the right to sell.

Next, your solicitor will raise enquiries—questions about the property’s history, boundaries, planning permissions, and any disputes. They’ll also order searches, which are essential for uncovering hidden risks. These include:

• Local authority search: Checks for planning issues, road schemes, or enforcement notices.

• Drainage and water search: Confirms connections and responsibilities for sewers and water supply.

• Environmental search: Flags flood risk, contamination, or other environmental hazards.

If you’re buying with a mortgage, your solicitor will review the offer and ensure the lender’s requirements are met. Once all enquiries are answered and searches are clear, you’ll receive a report on title—a summary of everything found, including any risks or issues.

The final stages are exchange of contracts and completion. At exchange, both sides are legally committed, and a completion date is set. Your solicitor will arrange for funds to be transferred, handle the payment of stamp duty, and register the new ownership with the Land Registry.

Common Pitfalls in Conveyancing

Delays and unexpected problems can crop up at any stage. Missing documents—such as planning permissions or building regulation certificates—can stall the process. If the property has unapproved works, like a loft conversion, your solicitor may need to negotiate a retention (holding back part of the purchase price) or arrange an indemnity policy to protect you if issues arise later.

Title defects are another risk. Restrictive covenants, rights of way, or unclear boundaries can affect your use of the property. Leasehold purchases bring extra complexity, with service charges, ground rent, and management company rules to consider. Your solicitor will check these carefully and flag anything unusual.

A Real Example

Owen was buying a Victorian terrace in London. During the process, his solicitor discovered the loft had been converted without building regulation approval. Rather than letting the sale collapse, the solicitor negotiated a retention—holding back £5,000 until the correct paperwork arrived—and arranged a retrospective indemnity policy. This protected Owen from future enforcement and allowed the purchase to go ahead.

Timelines and What to Expect

Conveyancing can take anywhere from six to twelve weeks, sometimes longer if issues arise. Delays often come from slow responses to enquiries, missing documents, or complications with leasehold properties. Good communication with your solicitor and prompt action on requests can help keep things moving.

Final Thoughts

A conveyancing solicitor does far more than just paperwork—they protect your interests, spot risks, and guide you through every step. By understanding the process and potential pitfalls, you’ll be better equipped to navigate your property transaction smoothly.

Disclaimer: This blog post provides general information for educational purposes only. It is not legal, medical, financial or tax advice. Outcomes can vary based on your personal circumstances.