When should I instruct a solicitor when buying a home?

Instruct a solicitor or licensed conveyancer as soon as your offer is accepted — ideally before you submit your mortgage application. Early instruction avoids delays once searches and the mortgage offer arrive. Your solicitor will open a file, request ID, and send you initial paperwork immediately.

What property searches does a solicitor carry out?

Searches include the Local Authority search (planning, road proposals, enforcement), Water & Drainage search, Environmental search (flooding, contamination), and optional chancel repair or flood searches. Results typically take 2–6 weeks and reveal issues that could affect your decision to buy or the price you pay.

How long does conveyancing take?

Residential conveyancing typically takes 8–16 weeks from offer acceptance to completion. Leasehold properties, new builds, and chains often take longer. The main delays are slow mortgage offers, unresolved search results, and chain coordination issues.

Published 2026-05-12 · KentLoop Property Guides

Conveyancing Checklist for Buyers: Step-by-Step Guide

Conveyancing is the legal process of transferring ownership of a property from the seller to you, the buyer. It involves contracts, searches, title checks, mortgage conditions, and ultimately the formal exchange and completion. The process typically takes 8–16 weeks, though timelines vary significantly depending on chain length and complexity.

This checklist walks you through every key step so you know what's happening, what you need to do, and what your solicitor handles on your behalf.

Before You Instruct a Solicitor

Get quotes from at least three conveyancing solicitors or licensed conveyancers
Confirm whether the quote is fixed-fee or an estimate (understand what's included)
Check the solicitor is on your mortgage lender's approved panel (if you're using a mortgage)
Verify the solicitor is regulated by the SRA (Solicitors Regulation Authority) or CLC (Council for Licensed Conveyancers)
Ask about their average transaction time and how they communicate (email, portal, phone)

Step 1: Instruct Your Solicitor

Formally instruct your solicitor as soon as your offer is accepted
Provide your ID documents (passport, utility bills) for anti-money laundering checks
Provide proof of your deposit funds (bank statements showing source of funds)
Confirm your mortgage lender details so your solicitor can liaise with them
Pay any required initial payment or search fee deposit

Step 2: Draft Contract and Seller's Forms

Your solicitor will receive from the seller's solicitor:

Draft contract
Title documents (evidence of ownership)
TA6 Property Information Form (details on boundaries, disputes, planning, utilities)
TA10 Fittings and Contents Form (what's included in the sale)
TA7 Leasehold Information Form (if applicable)
Management pack (if leasehold — this can take weeks to arrive from the freeholder)

Your solicitor will review these and raise enquiries (questions) with the seller's solicitor on any issues.

Step 3: Property Searches

Searches are carried out by your solicitor to check for issues the seller may not be aware of or required to disclose:

Local authority search — planning permissions, road proposals, enforcement notices, tree preservation orders
Water and drainage search — whether the property is connected to public sewer and water
Environmental search — flood risk, contaminated land, ground stability, radon
Chancel repair search (where applicable) — liability to contribute to church repairs in some areas
Additional searches as required (e.g. coal mining, tin mining in specific areas)

Searches typically take 1–4 weeks. Local authority searches in Kent can sometimes take longer — your solicitor will advise.

Step 4: Mortgage Offer

Ensure your mortgage application is submitted promptly after offer acceptance
Respond quickly to any queries from your mortgage lender or broker
Your lender will instruct a valuation survey (separate from your buyer's survey — see RICS guide)
Review your formal mortgage offer document carefully when it arrives
Ensure the mortgage offer is valid long enough to cover your expected completion date

Step 5: Survey

Book your RICS survey (Level 2 or Level 3) promptly after offer acceptance — don't wait for searches
Read the survey report carefully when received
If the survey identifies defects, discuss with your solicitor whether to renegotiate the price, request remedial works, or seek specialist reports

Step 6: Enquiries and Replies

Your solicitor raises legal enquiries with the seller's solicitor. Common areas include:

Boundaries — who owns and maintains fences, walls, hedges
Planning permissions — are all extensions and alterations regularised?
Building regulations sign-off — certificates for any major works
Guarantees and warranties — FENSA certificates for windows, new build warranties, damp/timber treatment guarantees
Rights and easements — access rights, shared driveways, rights of way
Disputes — any disputes with neighbours now or in the past

This stage often takes several weeks and is typically the longest part of the process.

Step 7: Pre-Exchange Review

Before exchange, your solicitor should confirm:

All search results have been received and reviewed
All enquiries have been satisfactorily answered
Mortgage offer is in place and conditions met
Title is good and free from defects
You understand what you're buying (boundaries, fittings, access rights)
You have buildings insurance in place (from exchange, not completion)
Completion date is agreed with all parties in the chain

Step 8: Exchange of Contracts

Exchange is the legally binding stage — once contracts are exchanged, neither party can pull out without significant financial penalty.

Sign and return the contract to your solicitor before exchange
Transfer your deposit to your solicitor in time for exchange (usually 10% of purchase price, though smaller deposits are common)
Confirm the agreed completion date
Take out buildings insurance from the moment of exchange

Step 9: Pre-Completion

Instruct your solicitor to requisition the mortgage funds from your lender (usually 5–7 days before completion)
Transfer any balance of funds due on completion to your solicitor
Carry out a final property inspection (this is your right — arrange with the estate agent)
Confirm removals bookings and notify utilities, banks, DVLA, and Royal Mail of your new address

Step 10: Completion Day

Completion occurs when funds are transferred and received by the seller's solicitor
Keys are released once the seller's solicitor confirms receipt of funds
Your solicitor submits Stamp Duty Land Tax (SDLT) return within 14 days
Your solicitor registers your ownership at Land Registry

After Completion

Receive your title register and title plan from Land Registry (your solicitor handles this)
File your completion statement and all documents safely
Ensure buildings and contents insurance is fully in force
Notify all relevant parties of your new address

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Disclaimer: This checklist is provided for general information purposes only and does not constitute legal advice. Property transactions are complex and requirements vary. Always instruct a qualified, regulated solicitor or licensed conveyancer to advise on your specific circumstances. KentLoop is a directory service and does not provide legal advice.

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