# Affordable Conveyancing

> Fixed-fee conveyancing quotes from regulated conveyancers (SRA-regulated solicitors and CLC-licensed conveyancers) across England and Wales, plus plain-English guides to unusual conveyancing questions. Affordable Conveyancing is an introduction service, not a law firm; guides are general information, not legal advice.

- Website: https://affordableconveyancing.co.uk/
- Contact: hello@affordableconveyancing.co.uk
- Coverage: England and Wales
- Get a quote: https://affordableconveyancing.co.uk/get-a-quote/

## Services

- [Conveyancing for buying a house](https://affordableconveyancing.co.uk/buying-a-house/): Conveyancing for buying a house in England and Wales: what's included, the step-by-step process, typical timescales and documents. Get a fixed-fee quote.
- [Conveyancing for selling a house](https://affordableconveyancing.co.uk/selling-a-house/): Conveyancing for selling a house: the step-by-step process, what a fixed-fee quote covers, documents to gather and typical timescales. Get a free quote.
- [Remortgage conveyancing](https://affordableconveyancing.co.uk/remortgage-conveyancing/): Remortgage conveyancing explained: what the legal work involves, how long it often takes, documents needed and what a fixed-fee quote covers. Get a quote.
- [Transfer of equity conveyancing](https://affordableconveyancing.co.uk/transfer-of-equity/): Transfer of equity explained: adding or removing a name from your property, lender consent, SDLT points, timescales and documents. Get a fixed-fee quote.
- [New build conveyancing](https://affordableconveyancing.co.uk/new-build-conveyancing/): New build conveyancing explained: reservation deadlines, warranties, estate charges, long-stop dates and what a fixed-fee quote covers. Request a quote.
- [Leasehold conveyancing](https://affordableconveyancing.co.uk/leasehold-conveyancing/): Leasehold conveyancing explained: buying or selling a flat, lease length, service charges, management packs, cladding and lease extensions. Get a quote.
- [Commercial property conveyancing](https://affordableconveyancing.co.uk/commercial-conveyancing/): Commercial property conveyancing: freehold and leasehold purchases, commercial leases, mixed-use and limited company buy-to-let. Request a free quote.
- [Specialist conveyancing](https://affordableconveyancing.co.uk/specialist-conveyancing/): Specialist conveyancing for probate sales, auction purchases, unregistered titles, flying freeholds, shared ownership and right to buy. Get a free quote.

## Guide hubs

- [Conveyancing problems and how they're solved](https://affordableconveyancing.co.uk/conveyancing-problems/): Common conveyancing problems explained: delays, failed chains, missing documents, slow solicitors and lender issues, plus practical ways to get moving.
- [Unusual property searches explained](https://affordableconveyancing.co.uk/unusual-property-searches/): Chancel repair, mining, brine, radon, contamination, highways, flooding and common land: what each unusual property search covers and what results mean.
- [Conveyancing costs explained](https://affordableconveyancing.co.uk/conveyancing-costs/): Conveyancing costs explained: legal fee, disbursements, searches, Land Registry fee, SDLT or LTT, leasehold extras, ID checks and VAT. Know what to expect.

## About and policies

- [How Affordable Conveyancing works](https://affordableconveyancing.co.uk/how-it-works/): See how our conveyancing quote service works: request a quote, get matched with a regulated conveyancer and get an itemised fixed-fee quote. No pressure.
- [Editorial policy](https://affordableconveyancing.co.uk/editorial-policy/): Read our editorial policy: how we research and check conveyancing guides, the official sources we use, how we disclose AI-assisted drafting and fix errors.
- [Privacy policy](https://affordableconveyancing.co.uk/privacy-policy/): Our privacy policy explains what data we collect through the quote form, why we share it with a conveyancing firm, how long we keep it and your rights.
- [Website terms of use](https://affordableconveyancing.co.uk/terms/): Read the terms of use for our website: information only, not legal advice, how our conveyancing introduction service works, referral fees and liability.
- [Cookie policy](https://affordableconveyancing.co.uk/cookie-policy/): Our cookie policy: we use only an essential session cookie for site administration and no tracking or advertising cookies by default. How to manage them.
- [Complaints](https://affordableconveyancing.co.uk/complaints/): How to complain about our conveyancing quote service, and how complaints about legal work go to the conveyancing firm first, then to the Legal Ombudsman.

## Guides

- [Buying a house on an unadopted road: what should I know?](https://affordableconveyancing.co.uk/blog/buying-a-house-on-an-unadopted-road-what-should-i-know/): Purchasing a property on an unadopted road usually means the road isn't maintained by the local council, which can affect maintenance responsibilities and services like refuse collection. Buyers should investigate road ownership, potential future adoption, and additional costs. Understanding these factors early can help avoid surprises during conveyancing.
- [What is a commons registration search and when is it needed?](https://affordableconveyancing.co.uk/blog/what-is-a-commons-registration-search-and-when-is-it-needed/): A commons registration search checks whether land near a property is registered as common land or village green. It is usually needed when buying property close to such land to identify any rights or restrictions that affect ownership or use, helping buyers avoid future disputes or complications.
- [What is a radon search and should I worry about the result?](https://affordableconveyancing.co.uk/blog/what-is-a-radon-search-and-should-i-worry-about-the-result/): A radon search checks for the presence of radon gas, a naturally occurring radioactive gas that can accumulate in homes. While radon is common in certain areas of England and Wales, most properties pose little risk. If your search shows elevated levels, there are usually straightforward measures to reduce radon and keep you safe.
- [Do I need a brine subsidence search when buying property in Cheshire?](https://affordableconveyancing.co.uk/blog/do-i-need-a-brine-subsidence-search-when-buying-property-in-cheshire/): When buying a property in Cheshire, a brine subsidence search is usually advisable due to the area's history of subsidence caused by salt and brine extraction. While not always mandatory, carrying out this specific search can help identify ground instability risks that standard property searches may miss, providing peace of mind during conveyancing.
- [Can I change solicitor halfway through conveyancing?](https://affordableconveyancing.co.uk/blog/changing-solicitor-during-conveyancing/): Yes. You can change conveyancer at any stage before completion. Your current firm will usually transfer your file once its outstanding fees are paid or agreed, and the new firm picks up where it left off. Switching can cause a short delay, so weigh the benefits against your timetable.
- [Why is my conveyancing taking so long?](https://affordableconveyancing.co.uk/blog/why-is-my-conveyancing-taking-so-long/): Conveyancing usually slows down because something outside the conveyancer's control is waiting: a chain, searches, a mortgage offer, leasehold information from a managing agent, or answers to enquiries. Missing documents and slow identity or source of funds checks are also common. Finding out exactly what is outstanding is the first step to moving things on.
- [Can I sell a house with missing building regulations certificates?](https://affordableconveyancing.co.uk/blog/selling-without-building-regulations-certificate/): Yes, you can usually sell a house with missing building regulations certificates, but your buyer's conveyancer will ask about it. The main options are tracking down the original sign-off, applying to the council for a regularisation certificate, or offering an indemnity insurance policy. The right choice depends on the type of work, how recent it is and the buyer's lender.
- [Can I buy a house with a flying freehold?](https://affordableconveyancing.co.uk/blog/buying-a-house-with-a-flying-freehold/): Yes, you can usually buy a house with a flying freehold, but it needs extra legal checks. A flying freehold is part of a freehold property that sits above or below land owned by someone else. The main concerns are rights of support, access and repair, and whether your mortgage lender will accept it, often with indemnity insurance.
- [Can I sell a house before probate is granted?](https://affordableconveyancing.co.uk/blog/selling-a-house-before-probate/): You can usually prepare for a sale, and may market the property and agree a buyer, before probate is granted. But you cannot complete the sale until you have the grant, and in practice contracts are rarely exchanged before it arrives. Many executors wait until the grant is close or issued before marketing.
- [What is the new TA6 property information form?](https://affordableconveyancing.co.uk/blog/new-ta6-property-information-form/): The TA6 is the Law Society form sellers complete to give buyers information about a property. The 6th edition became mandatory for Conveyancing Quality Scheme firms from 30 March 2026. It is shorter, removes much of the contentious material information content added in the previous edition and lets sellers answer "not known" more easily.
- [Can a seller pull out after exchange of contracts?](https://affordableconveyancing.co.uk/blog/can-a-seller-pull-out-after-exchange/): In England and Wales, a seller usually cannot simply pull out after exchange of contracts, because exchange creates a legally binding contract. If they refuse to complete, the buyer can normally serve a notice to complete and may then claim damages, recover their deposit or ask the court to order the sale to go ahead.
- [Can I exchange and complete on the same day?](https://affordableconveyancing.co.uk/blog/exchange-and-complete-same-day/): Yes, you can exchange and complete on the same day in England and Wales, and it is fairly common for cash buyers, first-time buyers and transactions with no chain. The trade-off is that nothing is legally binding until exchange, so removals, mortgage funds and keys are arranged without the security a gap between exchange and completion provides.
- [Can I buy a house without property searches?](https://affordableconveyancing.co.uk/blog/buying-a-house-without-searches/): Cash buyers in England and Wales can legally buy a house without conveyancing searches, but anyone using a mortgage will almost always need them because the lender requires them. Skipping searches can save time and a modest amount of money, but you risk buying a property affected by unknown planning issues, road schemes, drainage problems or environmental risks.
- [What happens if my conveyancer goes out of business?](https://affordableconveyancing.co.uk/blog/conveyancer-goes-out-of-business/): If a regulated conveyancing firm closes, the regulator usually steps in to protect clients. For a solicitor firm the SRA may intervene and appoint an agent who takes control of files and client money. You will normally need to instruct a new conveyancer, and if money has gone missing you may be able to claim from the regulator's compensation fund.
- [What happens if the seller dies before completion?](https://affordableconveyancing.co.uk/blog/seller-dies-before-completion/): It depends on whether contracts have been exchanged. Before exchange there is no binding contract, so the sale usually stops until the seller's personal representatives decide whether to sell. After exchange the contract normally still binds the seller's estate, but completion may be delayed while a grant of probate is obtained, unless a surviving joint owner can complete.
- [What if my property is not registered with Land Registry?](https://affordableconveyancing.co.uk/blog/property-not-registered-with-land-registry/): You can still buy or sell a property that is not registered with HM Land Registry, but ownership is proved using the original title deeds instead of an online register. A sale, gift or new mortgage will usually trigger compulsory first registration. If deeds are missing, your conveyancer can often still register the property, sometimes with a lower class of title.
- [Can I sell a house with Japanese knotweed?](https://affordableconveyancing.co.uk/blog/selling-a-house-with-japanese-knotweed/): Yes, you can sell a house with Japanese knotweed in England and Wales, but you must disclose it honestly on the property information form. Most buyers' lenders will lend if there is a professional treatment and management plan, ideally with an insurance-backed guarantee. Concealing knotweed can lead to a misrepresentation claim after the sale.
- [Can a mortgage lender reject a property after searches?](https://affordableconveyancing.co.uk/blog/mortgage-lender-rejects-property-after-searches/): Yes. Until completion, a mortgage offer is conditional, and a lender can withdraw or change it if searches or title checks reveal something that affects the property's value or saleability. In practice outright rejection is uncommon; most issues are solved with insurance, extra information or a revised valuation.
- [What is chancel repair liability when buying a house?](https://affordableconveyancing.co.uk/blog/chancel-repair-liability/): Chancel repair liability is an old legal obligation on some landowners to pay for repairs to the chancel of a parish church. Since 13 October 2013 it generally binds a buyer of registered land only if noted on the register, so the risk is lower, but conveyancers still consider a search or indemnity insurance.
- [Can I buy a house with a coal mining risk?](https://affordableconveyancing.co.uk/blog/buying-a-house-with-coal-mining-risk/): Yes. Thousands of homes in former coalfield areas are bought and mortgaged every year. Your conveyancer orders a mining report from the Mining Remediation Authority (formerly the Coal Authority), and most results need no further action. Where risks are flagged, a ground investigation, insurance or a specialist lender may be needed.
- [What is an estate rentcharge on a freehold property?](https://affordableconveyancing.co.uk/blog/estate-rentcharge-freehold/): An estate rentcharge is a regular payment a freehold owner must make, usually to a developer or management company, to fund upkeep of shared areas or services on an estate. The Rentcharges Act 1977 stopped most new rentcharges but allowed estate rentcharges, so they are common on newer developments.
- [Can I sell a house with leased solar panels?](https://affordableconveyancing.co.uk/blog/selling-a-house-with-leased-solar-panels/): Yes, but it can take longer. Leased or "rent-a-roof" solar panels usually involve a long lease of your roof space to a solar company. Your buyer's lender must be happy with the lease terms, which often means checking it against lender requirements and sometimes agreeing a variation or buying out the lease.
- [Can I sell a leasehold flat with cladding issues?](https://affordableconveyancing.co.uk/blog/selling-a-leasehold-flat-with-cladding-issues/): Yes, many flats in blocks with cladding issues are sold. Buyers' lenders will want evidence about the external walls, such as an EWS1 form or remediation plans, and the leaseholder deed of certificate under the Building Safety Act 2022 helps pass on protections from remediation costs. Preparation is the key to a smoother sale.
- [What happens if my buyer's solicitor stops responding?](https://affordableconveyancing.co.uk/blog/buyers-solicitor-not-responding/): A silent buyer's solicitor is frustrating but common. You cannot contact them directly in most cases, but your conveyancer can chase, your estate agent can speak to the buyer, and the buyer can push their own firm. If silence continues, you may need to set a deadline or consider remarketing before exchange.
- [Can I buy a property with a gifted deposit from abroad?](https://affordableconveyancing.co.uk/blog/gifted-deposit-from-abroad/): Yes, in most cases you can use a gifted deposit sent from overseas, but you need a lender that accepts it and your conveyancer must complete anti-money laundering checks on the person giving the money. Expect to provide the donor's ID, a signed gift declaration and a clear paper trail showing where the funds came from.
- [Who owns the alleyway behind my house?](https://affordableconveyancing.co.uk/blog/who-owns-the-alleyway-behind-my-house/): It depends. A rear alleyway may be owned by the council as an adopted highway, by a neighbouring owner, by several owners in strips, or by nobody traceable if the land is unregistered. Your title deeds, the HM Land Registry plan and a local authority search usually show who owns it and whether you have a right to use it.
- [What's included in conveyancing fees? Disbursements explained](https://affordableconveyancing.co.uk/blog/conveyancing-fees-explained/): A conveyancing quote is normally made up of the legal fee for the conveyancer's work, any supplements for extra work, disbursements paid to third parties such as search providers and HM Land Registry, and VAT. Stamp duty or Land Transaction Tax is a separate tax that is usually collected by the conveyancer but is not part of their fee.
- [What is a leasehold management pack and who pays for it?](https://affordableconveyancing.co.uk/blog/leasehold-management-pack/): A leasehold management pack is information from the landlord or managing agent about a flat or leasehold house, usually provided on the LPE1 form. It covers service charges, ground rent, insurance, building safety and major works. The seller usually orders and pays for it, and the fee is set by the managing agent.
- [What unexpected costs can come up during conveyancing?](https://affordableconveyancing.co.uk/blog/unexpected-conveyancing-costs/): Unexpected conveyancing costs usually come from issues found during the transaction: indemnity insurance for title problems, extra searches, leasehold notice and management fees, supplements for unregistered land or gifted deposits, higher stamp duty than expected, or fees if a deal falls through. An itemised quote and early questions help you budget.

## Usage

You may quote and summarise this content with attribution and a link to the source page. Information is general and relates to England and Wales.