Whether you’re an experienced investor or a first-time buyer, understanding the conveyancing process is essential for a smooth and successful property transaction. Conveyancing is the legal process of transferring ownership of a property from one party to another – and while it may sound complex, having the right guidance can make all the difference.
In this guide, we’ll walk you through the key nine stages of conveyancing in the UK, what to expect, and how to ensure the process works in your favour.
Stage 1: Instructing a Conveyancer
Once you have reserved a property, your first step is to instruct a conveyancer or solicitor to manage the legal process. If you’re investing from abroad, it’s crucial to work with a firm experienced in international clients and UK property law.
Your solicitor will:
- Liaise with the seller’s solicitor
- Review and prepare key legal documents
- Conduct due diligence checks on the property
- Handle all legal formalities for completion
Top tip: Choose a solicitor familiar with investment purchases, buy-to-let regulations, and non-resident tax implications if applicable. Often, the selling agent or developer will have a recommended solicitor they can refer you to, who will be familiar with the project you are purchasing in and therefore will be able to complete the conveyancing much quicker and answer any questions you may have.
Stage 2: Anti-money Laundering Checks
Often referred to as AML checks, there are a legal requirement for solicitors to conduct to ensure the client is using funds from a legitimate source. Due to the large sums of money changing hands throughout property purchasing transactions, conveyancing is susceptible to fraud, with people using money from the proceeds of crime to purchase property, so it looks “clean.” Solicitors have a duty to conduct AML checks on each client.
For your AML check, your solicitor will require certified copies of your photo ID, proof of address, and source of funds documents to show how and where the funds have accumulated. Some solicitors will use apps such as Thirdfort, InfoTrack or CREDAS to allow you to do this electronically.
Often, solicitors will require 6 months’ worth of bank statements; however, they may ask for up to 12 months if the funds have come from savings. They may even request additional documentation if the funds have come from a house sale, inheritance, pension release, etc.
The most common misconception is that solicitors are just being nosey and snooping on your spending habits. This is not the case. Solicitors have an obligation to ensure they can satisfy where your funds have come from and are liable to criminal charges, hefty fines, or even having their licence revoked if they fail to comply with the law.
Stage 3: Draft Contracts
The beginning of the conveyancing process involves your solicitor reviewing the draft contract pack and any other relevant key information issued by the sellers’ solicitor. A draft contract pack usually includes:
- Draft Contract of Sale: This is the initial version of the legal agreement outlining the terms and conditions of the sale, including the agreed-upon price, property details, and any special conditions.
- Title Documents: These documents prove the seller’s ownership of the property, including the title register and title plan from the Land Registry.
- Property Information Form (TA6): This form provides detailed information about the property, including its condition, boundaries, and any known issues.
- Fixtures and Fittings Form (TA10): This form specifies what items are included in the sale, such as carpets, curtains, and appliances.
- Leasehold Information (TA7) (If Applicable): For leasehold properties, this includes a copy of the lease, details about ground rent and service charges, and any notices or restrictions affecting the lease.
Stage 4: Ordering Searches
Property searches are checks commissioned by your legal representative to provide information on the property you intend to buy. These include, but are not limited to, local authority searches, water and drainage searches, and environmental searches. In some instances, you can purchase a no search indemnity policy if the searches have not been received, and the parties need to exchange contracts. This helps to speed up a transaction significantly; however, not all mortgage lenders will accept this, so it is worth taking legal advice.
Top Tip: If you are a cash buyer, searches are optional, so if you are looking for a fast transaction or to save money on legal costs, you can instruct your solicitor not to carry out searches.
Stage 5: Raising Enquiries
A routine but essential part of the conveyancing process, especially when purchasing investment properties. Your solicitor will carefully review the contract pack and lease documents and raise any questions that need clarification. For buy-to-let apartments, enquiries often relate to the management company, service charge accounts, or whether there’s any upcoming maintenance work planned for the building. They’ll also confirm whether the service charge and ground rent are fully paid up, review the terms of the lease, and highlight anything unusual or unclear. If the property is already tenanted, your solicitor may also ask for a copy of the tenancy agreement, details of the tenant’s status, and whether any lettings or management agreements are currently in place.
Raising these enquiries is completely normal—and very much in your best interest. It’s about making sure the investment stacks up commercially and legally, and there are no hidden liabilities. If you have specific questions of your own, you can always ask your solicitor to include them in the enquiries.
Stage 6: Mortgage and Financing
If you’re purchasing with a mortgage, securing your finance is a key step in the conveyancing process. The journey typically starts with the pre-application stage, where you speak with a mortgage broker or lender to explore your borrowing options and secure an Agreement in Principle (AIP). Once your offer on a property is accepted, you move to the formal mortgage application. This involves submitting personal and financial documents such as ID, proof of income, bank statements, and details of the property. The lender will then carry out a full affordability assessment and credit check to ensure you meet their criteria. At this stage, they’ll also instruct a valuation survey on the property to confirm its value and suitability as loan security. For investment properties, some lenders may also look at projected rental income and require a minimum rental coverage ratio.
If everything is satisfactory, the lender will issue a formal mortgage offer, which is sent to both you and your solicitor. Your solicitor will then review the terms, satisfy the lender’s legal requirements, and request the mortgage funds in time for completion.
Top tip: Mortgage application processes can take anywhere from 4 to 12 weeks, so it’s important to start early to avoid delays. If you’re buying an existing build, it’s recommended to begin your mortgage application at the same time you instruct your solicitors. For off-plan properties, you’ll usually be expected to exchange contracts before the mortgage is in place, as typically mortgage offers expire after 6 months. In these cases, you should look to begin the mortgage process around 4–6 months before the projected practical completion date. Missing the developer’s deadline could result in financial penalties, loss of your deposit, or even termination of the contract, with your unit released back to the open market, so timing your application carefully is imperative.
Stage 7: Reporting Out, Signing Contracts and Transferring Funds
Once all enquiries have been answered and your solicitor is satisfied that everything is in order, they will move to what’s known as “reporting out.” This is when your solicitor prepares a final report summarising the key findings from the legal checks, details from the lease (if applicable), responses to enquiries, and any risks or obligations you should be aware of. This report is designed to give you a clear, informed picture of the property and ensure you’re confident before moving ahead.
Alongside the report, your solicitor will send you the contract for signing. It’s important to note that most solicitors will require a wet-ink signature, meaning you’ll need to print, sign, and return the original documents—scanned copies alone won’t be enough for exchange or completion.
A helpful tip: scan and email the signed pages back to your solicitor first, so they can check everything has been signed correctly before you post them. Then send the originals by tracked post or courier, especially if you’re based overseas, to avoid any risk of delays or documents going missing.
Your solicitor will also send you a completion statement, which breaks down exactly how much money you need to transfer and when. This typically includes the purchase price (or the deposit on exchange), Stamp Duty Land Tax (SDLT), legal fees, and any disbursements such as search costs or Land Registry fees. Make sure to read this carefully and raise any questions promptly, especially if you’re working to a tight exchange or completion deadline.
⚠️ Important note on fraud prevention: Cybercrime and email fraud in property transactions are a real threat. Solicitors will never email you advising that their bank details have changed. Bank details are usually sent via a password-protected document or confirmed over the phone. If you’re ever unsure, call your solicitor directly using a verified phone number to confirm the account details before sending any funds. It’s always better to be safe than sorry.
Stage 8: Exchanging Contracts
Exchanging contracts is one of the most important stages of the whole conveyancing process, your solicitor and the sellers’ solicitor will agree on a date and time to exchange contracts. Your solicitor will email you requesting for ‘authority to exchange’ prior to exchanging contacts which is required on the same day of the agreed date. At this point the deposit will be sent to the seller’s solicitor. From this moment, the agreement becomes legally binding on both sides. If either party tries to withdraw after exchange, they may face significant financial penalties. For buyers, failing to complete the transaction after exchange can result in the loss of the deposit and even legal action for breach of contract. For this reason, it’s essential that all due diligence, and documentation are fully in place before authorising exchange.
Stage 9: Completion
This is the exciting part, where the outstanding purchase funds are transferred to the seller’s solicitor, the property is officially yours and you can collect your keys!
Your solicitor will then take care of any final steps, such as paying Stamp Duty Land Tax (SDLT), submitting the necessary paperwork to HM Land Registry, and ensuring you receive confirmation once registration is complete.
If you’re purchasing off-plan, completion works a little differently. Once the property is built and ready to hand over, the developer will serve a Notice to Complete, which typically gives you 14 to 28 days to complete the transaction. It’s important to be ready, as failing to complete within this notice period can have serious consequences—including losing your deposit and the seller cancelling the contract, with your unit potentially being placed back on the open market. If unforeseen delays arise, your solicitor can sometimes request a short extension to give you additional time, though this is at the discretion of the developer and not guaranteed. Preparation is key to ensuring you’re ready to complete as soon as notice is served.
Conveyancing Process Guide – Final Thoughts
Conveyancing may seem like just a legal formality, but it’s a critical part of protecting your investment. Whether you’re purchasing a buy-to-let flat in Manchester or a holiday home in London, working with professionals who understand the process inside and out is your best investment.
If you’re looking for expert support from a team that’s handled hundreds of successful transactions for international clients, get in touch with us today. Let’s make your next UK property investment a smooth one.
