Conveyancing for buying a house

What purchase conveyancing covers

When your offer is accepted, a conveyancer acts for you to make sure you get good legal title to the property and that there is nothing in the paperwork that should worry you or your mortgage lender. Affordable Conveyancing is a quote and introduction service: we pass your details to an SRA-regulated solicitor firm or a CLC-licensed conveyancer, and that firm acts for you.

The work usually includes checking the title register and plan, reviewing the seller's property information forms, ordering searches, raising enquiries, acting for your lender, reporting to you on what they find, and dealing with exchange, completion and registration at HM Land Registry.

The purchase process step by step

1. Instruction and ID checks. You accept the quote, sign the client care letter and complete identity and anti-money-laundering checks, including proof of where your deposit has come from.
2. Draft contract pack. The seller's conveyancer sends the draft contract, title documents and property information forms such as the TA6.
3. Searches. Your conveyancer orders local authority, drainage and water, and environmental searches, plus any others the location calls for.
4. Enquiries. Questions are raised with the seller's side about anything unclear or missing.
5. Mortgage offer. Your lender issues its offer, and your conveyancer checks its conditions.
6. Report to you. You receive a report on the title, searches and replies, and sign the contract and transfer.
7. Exchange of contracts. Your deposit is sent and a completion date is fixed. From this point both sides are legally committed.
8. Completion. The purchase money is sent, the seller hands over the keys and the property is yours.
9. Post-completion. Your conveyancer files the Stamp Duty Land Tax return in England (or Land Transaction Tax in Wales) and registers you as owner.

What's included in a fixed-fee quote

A clear quote separates three things:

• Legal fee – the conveyancer's charge for the work, sometimes with listed supplements (for example for a leasehold, new build or Help to Buy redemption).
• Disbursements – third-party costs paid on your behalf, such as searches, HM Land Registry fees and bank transfer charges.
• VAT – charged on the legal fee and on some disbursements.

Stamp duty is a tax rather than a conveyancing fee, but it is usually shown on the quote so you can budget. Our guide to what conveyancing fees and disbursements cover explains each line. Many firms offer no-completion-no-fee terms; your quote will say whether it applies.

We may receive a fee from the conveyancer we introduce you to. If so, it will be disclosed to you in writing before you instruct them, and it does not change the quote you're given.

How long does buying a house take?

There is no fixed timescale. A straightforward purchase with no chain often takes around two to three months from offer to completion, but it depends on the chain, how quickly searches come back, your mortgage offer and how fast the other side replies to enquiries. Leasehold flats and properties with title issues often take longer. If things feel slow, our article on common causes of conveyancing delays may help.

Documents you'll need

• Photo ID and proof of address for every buyer.
• Evidence of your deposit: bank statements and, if relevant, a gifted deposit letter and the giver's ID and source of funds.
• Your mortgage details and, once issued, the mortgage offer.
• Details of any Lifetime ISA or other scheme you are using.
• Your National Insurance number for the SDLT or LTT return.

Stamp Duty and Land Transaction Tax

In England you may need to pay Stamp Duty Land Tax; in Wales it is Land Transaction Tax, which has different bands and no first-time buyer relief. Rates and reliefs change, so check the current figures on GOV.UK's Stamp Duty Land Tax pages or the Welsh Revenue Authority guidance (at the time of writing, October 2026). Your conveyancer will calculate the amount and file the return. In Scotland the process is different, with missives and a Home Report, and this service does not cover it.

Common issues when buying

• Funding checks. Money from abroad or from family can take longer to verify – see buying with a gifted deposit from abroad.
• Search results. A search can reveal something a lender is unhappy with; read about when a lender pulls out after searches.
• Location-specific risks such as former mining areas, flood risk or chancel repair liability.
• Missing paperwork such as building regulations sign-off, which may be covered by indemnity insurance.

Your conveyancer will explain each issue and what it means for you; this page is general information, not legal advice.

How we can help

Tell us about your purchase and we'll arrange a fixed-fee, itemised quote from a regulated conveyancer. Request your free purchase quote – there's no obligation to proceed.