- A conveyancer is the legal professional who handles the transfer of property ownership from seller to buyer.
- They check the title, raise enquiries, liaise with lenders, and manage exchange and completion.
- Most people instruct one as soon as an offer is accepted.
- A licensed conveyancer and a conveyancing solicitor can both handle a standard transaction — the key is regulation and communication.
Conveyancer Meaning in Plain English
A conveyancer is the legal professional who makes sure a property can legally be transferred from one owner to another. They check the paperwork, raise issues that need fixing, and handle every legal step that turns "offer accepted" into "you own the home".
Many people assume conveyancing is just admin. In reality, it's where problems get spotted and resolved before you're locked into a deal — especially around the property's legal title, what's included in the sale, and what your mortgage lender will accept.
Who Counts as a Conveyancer?
"Conveyancer" is often used as a catch-all term in England and Wales. It can refer to:
| Type of Professional | What It Means in Practice | Regulator (England & Wales) |
|---|---|---|
| Solicitor | A fully qualified lawyer who may do conveyancing alongside other areas of law | Solicitors Regulation Authority (SRA) |
| Licensed Conveyancer | A specialist property lawyer focused exclusively on conveyancing | Council for Licensed Conveyancers (CLC) |
| Chartered Legal Executive | A qualified legal professional who may work in conveyancing within a firm | CILEx Regulation |
In Scotland, the legal system differs but the practical need is the same: the legal transfer must be handled by someone properly authorised. If your move is straightforward, a licensed conveyancer or solicitor can usually handle it equally well.
What Do Conveyancers Do?
A conveyancer's job is to make sure you can legally buy or sell the property, and that the money and ownership transfer happens safely. Most conveyancing work takes place before exchange — when your solicitor is checking the title, ordering searches, raising enquiries, and satisfying your lender's requirements.
If You're Buying
When buying, your conveyancer reviews the contract pack and title documents, then raises enquiries if anything looks unclear or risky. They order conveyancing searches (local authority, environmental, drainage), liaise with your lender, and build up a complete picture of the property's legal and practical risks. Once satisfied, they arrange exchange, request mortgage funds, and complete the purchase. After completion they submit the relevant property tax return and register you as the new owner at HM Land Registry.
If You're Selling
For a sale, your conveyancer prepares the contract pack — the draft contract, title documents, and property information forms (TA6, TA10). They answer enquiries raised by the buyer's solicitor, handle exchange, and on completion day receive the buyer's funds, repay any existing mortgage, and pass the net proceeds to you.
Remortgages and Ownership Changes
Conveyancers also handle remortgages and ownership changes (adding or removing someone from the title). The legal steps are simpler, but a qualified professional is still required.
The Conveyancing Process Step by Step
| Stage | What Your Conveyancer Is Doing | What You Can Do to Help |
|---|---|---|
| Pre-Exchange | Checking title, ordering searches, raising enquiries | Reply quickly to requests; gather documents in advance |
| Exchange | Making the agreement legally binding, setting the completion date | Only give the go-ahead when you're fully ready to commit |
| Completion | Transferring money, handing over ownership, releasing keys | Be reachable and follow payment instructions carefully |
| Post-Completion | Filing property tax return, registering new ownership at Land Registry | Keep copies of key documents; confirm registration when done |
What Your Conveyancer Will Ask You For
Expect your conveyancer to request documents early. Property transactions are a common target for fraud and money laundering, so your solicitor has strict legal obligations to verify your identity and understand the source of funds.
ID and Anti-Money Laundering Checks
Your conveyancer typically can't progress until your ID checks are complete. Have these ready:
- Photo ID — passport or driving licence
- Proof of address — recent utility bill or bank statement
- Proof of funds or deposit source (bank statements, gift letter if applicable)
Source of Funds
Your conveyancer needs a clear, evidenced account of where the purchase money originates. If you have a gifted deposit, the donor will also need to provide ID and a signed gift letter confirming the money is a gift, not a loan.
Conveyancer vs Solicitor — What's the Difference?
For most standard purchases and sales, a licensed conveyancer and a conveyancing solicitor can both do the job effectively. The practical difference is about training breadth, not legal authority:
| If You Want… | Licensed Conveyancer | Conveyancing Solicitor |
|---|---|---|
| A property specialist focused on residential transactions | Strong fit | Also common, depending on the firm |
| Help with wider legal issues beyond the property | Less likely — property-focused | More likely to be available |
| A smooth, standard sale or purchase | Usually fine | Usually fine |
| Support if things get legally complicated | May still be fine | Often preferred for broader legal support |
The most important check isn't the job title — it's whether the firm is on your mortgage lender's approved panel. Confirm this before you instruct.
How to Choose a Conveyancer You Can Trust
Choosing purely on price is the most common mistake we see. A conveyancer who replies promptly, explains clearly, and keeps you updated is worth more than saving a small amount upfront — especially if the alternative is weeks of chasing and add-ons you didn't budget for.
How to Check They're Regulated
- Solicitors: Check the SRA's Find a Solicitor register
- Licensed conveyancers: Use the CLC's Find a Licensed Conveyancer search
- Chartered Legal Executives: Check the CILEx Regulation directory
Questions to Ask Before You Instruct
- Who will handle my file day to day, and who covers when they're away?
- How often do you update clients — phone, email, or portal?
- Can you act for my mortgage lender?
- What's included in your fee, and what typically costs extra?
- Can you confirm likely disbursements up front?
Red Flags to Watch For
- Vague answers about what's included in the fee
- Quoted fees that keep changing without explanation
- Slow responses even before you've instructed them
- Inability to confirm who will actually handle your file
- Promises that sound unrealistically optimistic about speed
💡 Remember: You can change conveyancing solicitors mid-transaction, but doing so costs time and money. It's far better to choose the right firm from the start. Our guide on average conveyancing fees will help you benchmark any quote you receive.
Frequently Asked Questions
Do I need a conveyancer to buy or sell a house?
Legally you're not obliged to hire one — DIY conveyancing is possible if no mortgage is involved. However, most buyers and sellers use a professional to avoid costly mistakes and delays. If you have a mortgage, your lender will almost certainly require it.
How much does a conveyancer cost?
Legal fees typically range from £700–£2,000 depending on property value and complexity. Disbursements (searches, Land Registry fees, etc.) add £300–£600 for a typical purchase. See our full conveyancing fees guide for a detailed breakdown.
When should I instruct a conveyancer?
As soon as your offer is accepted — or ideally before, so your conveyancer is ready to act the moment you need them. Early instruction avoids delays while ID checks and paperwork are completed.
Can buyers and sellers use the same conveyancer?
In limited circumstances, yes — but it's rare and comes with risks. See our guide: Can buyers and sellers use the same solicitor?
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