Conveyancing is the legal process of transferring ownership of a property from the seller to the buyer. It's what happens between your offer being accepted and completion day — and it's why buying a house takes months, not days.
Your solicitor's job is to make sure that when you hand over your money, you get exactly what you think you're getting: a property with clean title, no undisclosed legal issues, and a contract that protects your interests.
What happens at each stage
Stage 1: Instruction and draft contract
Once your offer is accepted, both sides instruct their solicitors. The seller's solicitor prepares a draft contract pack, which includes:
- Title documents — the registered title from HM Land Registry (or title deeds for unregistered properties)
- TA6 Property Information Form — the seller's disclosures about the property
- TA10 Fittings and Contents — what's included in the sale
- Leasehold documentation (if applicable) — lease, management pack, service charge accounts
This pack is sent to your solicitor, who reviews it and starts their due diligence.
Stage 2: Searches
Your solicitor orders a set of searches from various authorities. The main ones:
Local authority search (LLC1 and Con29) — reveals planning history, enforcement notices, nearby road schemes, conservation areas, and other council records. In Manchester, typically 3–5 weeks.
Drainage and water search — confirms whether the property is connected to public sewers and mains water. Usually returned quickly.
Environmental search — checks for flood risk, contaminated land, radon, and similar issues.
Mining search — in Greater Manchester, coal mining activity is historically significant. A coal mining search is often recommended.
Stage 3: Enquiries
Based on the contract pack and searches, your solicitor raises written enquiries with the seller's solicitor. These might include:
- Clarifying boundaries shown on the title plan
- Asking for evidence of planning permission for an extension
- Requesting a FENSA certificate for replacement windows
- Querying any restrictions or covenants on the title
- Asking about any disputes with neighbours
The seller's solicitor answers in writing. If answers are unsatisfactory, your solicitor raises further enquiries. This back-and-forth is often where the most time is lost.
Stage 4: Mortgage offer and report on title
When your mortgage offer arrives, your solicitor receives a copy. They review the terms and confirm to the lender that the property is suitable security for the mortgage.
Your solicitor also prepares a "report on title" for you — a summary of their findings, including anything you should know about the property before you commit. Read it carefully. Ask questions if anything is unclear.
Stage 5: Exchange of contracts
Once all enquiries are resolved, searches are clear, and your mortgage offer is in place — both sides agree you're ready to exchange.
At exchange:
- Both sides sign the contract
- You pay your deposit (usually 10% of the purchase price) to your solicitor
- A completion date is set
Exchange is legally binding. If you pull out after exchange without a valid legal reason, you lose your deposit. The seller can also claim damages.
Stage 6: Completion
On completion day, your solicitor transfers the balance of the purchase price (usually via CHAPS bank transfer) to the seller's solicitor. Once funds are confirmed received, the estate agent releases the keys. You are now the legal owner.
Your solicitor then registers the transfer at HM Land Registry. This typically takes 2–8 weeks, but your ownership is effective from completion day.
Leasehold conveyancing: what's different
If you're buying a leasehold property — most city-centre flats fall into this category — conveyancing is more complex:
Reviewing the lease — your solicitor reads the lease in full and flags any unusual terms, restrictions, or issues. Leases can be hundreds of pages.
Management pack — your solicitor requests information from the building's managing agent: service charge accounts (last 3 years), buildings insurance, planned major works, and any notices affecting the building. Management agents can take 4–8 weeks to respond.
Ground rent and service charge review — your solicitor advises on whether the ground rent terms are acceptable to your mortgage lender (doubling ground rent clauses, for example, are now problematic).
What to look for in a conveyancing solicitor
Not all solicitors are equal. Look for:
- Specialism: conveyancing as a core service, not a sideline
- Communication: how quickly do they respond? Do they use a portal or call/email?
- Capacity: how many cases does your conveyancer handle? Over 100 is a red flag
- Transparency: do they give a fixed fee or an estimate? Are disbursements itemised?
The cheapest quote is often the most expensive choice in the end.
This guide is information only. Dom does not provide financial, mortgage or legal advice. Always consult a qualified adviser for decisions specific to your circumstances.