A conveyancing solicitor handles the legal side of your house purchase—from checking the title to handling searches, raising enquiries, and managing the exchange and completion. Here's how to find the right one.
✓ Updated✓ 9 min read
Key Points
Instruct a solicitor as soon as your offer is accepted—or even before, so you're ready to move quickly
Your solicitor must be on your mortgage lender's approved panel if you're using a mortgage
Average buyer solicitor fees: £1,575 total (legal fee + disbursements, England & Wales)
Always verify SRA or CLC registration before instructing
A first-time buyer has the same legal process as any other buyer—the solicitor's role is identical
What Does a Solicitor Do When You Buy a House?
1
Anti-money laundering (AML) checks
Your solicitor must verify your identity and the source of your funds before starting work. This is a legal requirement and typically happens in the first week.
2
Title investigation
They review the seller's title documents to ensure the seller actually owns the property and has the right to sell it, and to identify any restrictions, covenants, or issues affecting the title.
3
Property searches
They order local authority, drainage, environmental, and other relevant searches. These reveal information about the property and surrounding area that's not on the title register.
4
Raising and answering enquiries
They raise formal questions to the seller's solicitor about the property—boundaries, disputes, building regulations, planning permissions, and more.
5
Mortgage report and exchange
They liaise with your mortgage lender, report on the mortgage offer, and arrange exchange of contracts once all legal work is complete.
6
Completion and post-completion
On completion day they transfer the purchase funds to the seller. Afterwards they pay stamp duty to HMRC (within 14 days) and register you as the new owner with the Land Registry.
When Should You Instruct a Solicitor?
The ideal time is before your offer is accepted—or at the very latest, the same day your offer is accepted. Having a solicitor ready to go means:
You can instruct immediately, giving the impression of an organised, serious buyer
AML checks can begin before the memorandum of sale is received
Searches can be ordered as soon as the draft contract pack arrives
The process starts days or weeks sooner, reducing the total time to exchange
What to Check Before Instructing
Check
Why
How to Verify
SRA or CLC registration
Ensures they're legally authorised to practise
sra.org.uk or clc-uk.org registers
Lender panel membership
Required if you have a mortgage
Ask the firm directly; confirm your lender
Itemised quote
Reveals true total cost including VAT and disbursements
Request a written breakdown before instructing
No-sale no-fee policy
Protects you if the purchase falls through
Ask explicitly—not all firms offer this
Independent reviews
Reveals communication quality and reliability
Trustpilot, Google, Legal Ombudsman database
Buyer Solicitor Costs: What to Expect
£1,575
Average total (freehold purchase, England & Wales)
£1,879
Average total (leasehold purchase)
£250–£450
Typical upfront payment on instruction
14 days
Deadline to pay SDLT (stamp duty) post-completion
Disbursements (search fees, Land Registry registration fee, SDLT return fee) are charged on top of the solicitor's legal fee. Always ask for a fully itemised quote to see the complete picture.
First-Time Buyer? What's Different
🏠 First-Time Buyer Tips
The legal process is identical to any other buyer—you don't need a "first-time buyer specialist"
If using the Help to Buy scheme, confirm the firm has experience with it (not all do)
First-time buyers are exempt from SDLT on properties up to £425,000 (current threshold)—your solicitor handles the SDLT return
Ask your solicitor to explain every document before you sign—it's your right to understand what you're agreeing to
Factor in all costs beyond the solicitor: survey, mortgage arrangement fee, moving costs
Find Your Conveyancing Solicitor
Compare quotes from up to 5 verified, regulated conveyancers. Check lender panel membership, read reviews, and get the best price.
You're not legally required to use a solicitor—you can theoretically do your own conveyancing. However, mortgage lenders almost always insist on a regulated conveyancer acting for them, so in practice it's nearly always essential. Self-conveyancing is also very high risk and not recommended.
Can I change solicitors mid-transaction?
Yes, but it's disruptive and adds cost. You'll need to pay the original solicitor for work done, and the new solicitor starts from scratch with AML checks and case review. Only change if there's a serious breakdown in service—try resolving issues through their complaints process first.
How long does conveyancing take when buying?
Average 8–12 weeks for a straightforward freehold purchase with no chain. Leasehold, new builds, and properties in a long chain typically take 12–20 weeks. Searches are one of the main variable factors—local authority searches can take 2–10 weeks depending on the council.