Conveyancing, explained like a human would
Moving home is stressful enough without your solicitor speaking in tongues. Here's the whole process in plain English, and where it tends to get stuck.
By Robert Festenstein, Head of Legal
Updated 30 June 2026
6 min read
The short version
- Conveyancing is the legal transfer of property from seller to buyer.
- It runs through searches, enquiries, contract, exchange and completion.
- Exchange is the point of no return — that's when it becomes legally binding.
- Delays usually come from chains, leasehold, mortgage timing or slow searches.
- Budget for Stamp Duty and disbursements on top of the legal fee.
What it actually is
Conveyancing is the legal process of moving ownership of a property from one person to another. Underneath the jargon, it's three jobs: checking the seller can sell what they're offering, checking there's nothing nasty attached to the property, and making sure ownership passes cleanly at the same moment the money does.
The stages
- Instruction and ID. You engage a conveyancer and prove you are who you say you are.
- Searches and enquiries. Local authority, water, environmental — plus questions to the seller — flush out anything that affects the property.
- Contract and mortgage. The contract gets reviewed and any mortgage offer checked and satisfied.
- Exchange. Both sides sign, the deposit's paid, and it becomes legally binding with a fixed completion date. This is the point of no return.
- Completion. The balance is paid, ownership transfers, you get the keys.
- Afterwards. Stamp Duty is sorted and the transfer registered at the Land Registry.
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Why it gets stuck
Almost every delay is predictable. Chains move at the speed of the slowest link — someone four houses away can hold up your move. Leasehold adds management-company enquiries that crawl. Mortgage timing, slow searches and half-finished paperwork do the rest. You can't remove every delay, but instructing early and answering your conveyancer promptly kills off the ones within your control.
What it costs
Beyond the legal fee, budget for disbursements (searches, Land Registry fees, bank transfers) and, on most purchases above the threshold, Stamp Duty Land Tax. The rate depends on the price, whether it's an additional property, and whether you're a first-time buyer. And how you hold the property has knock-on effects for tax and your estate down the line — worth a thought before completion, not after.
Frequently asked questions
When does buying a property become legally binding?
At exchange of contracts — not before. Up to that point either side can walk away. At exchange you're both committed, the deposit's paid and a completion date is fixed, so pulling out afterwards has serious financial consequences.
Why is my conveyancing taking so long?
Usually chains (you move at the pace of the slowest transaction linked to yours), leasehold enquiries, mortgage timing or slow searches. Instructing early and replying to your conveyancer quickly removes the delays you can actually control.
What should I budget for beyond the purchase price?
The legal fee, disbursements (searches, Land Registry and bank fees) and, on most purchases above the threshold, Stamp Duty Land Tax. SDLT depends on the price and your circumstances, so check the figure early.
Sources & further reading
This article is general information, not legal advice. The law changes and depends on your circumstances — always take advice on your specific situation before acting. Last reviewed 30 June 2026. Buzz Solicitors is a trading name of AD Solicitors Limited, a recognised body regulated by the SRA (no. 8011228).
A solicitor with more than two decades' experience in commercial law, dispute resolution, insolvency and judicial review. Robert acts for businesses, directors and individuals on the matters that carry real consequence — and leads Buzz Solicitors.
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