Home Conveyancing & Legal Features

Our Quick Guide to Conveyancing - Buying or selling a property is exciting, but once an offer has been accepted, the legal work begins. This process is known as "conveyancing". Conveyancing is the legal transfer of ownership of a property from one person to another. In England and Wales, the process usually takes 10 to 16 weeks, although more straightforward transactions can complete faster and complex chains may take longer.

Understanding what happens at each stage can help reduce stress and keep your move on track.

Sellers should instruct a Conveyancer before their home goes on the market so they can:

Complete the Property Information Form (TA6).
Complete the Fittings & Contents Form (TA10).
If leasehold, complete the Leasehold Information Form (TA7).
Provide proof of identity.
Gather guarantees, planning permissions and certificates.
Identify and resolve issues early on

Buyers - you'll need to instruct your conveyancer once you have found a suitable property to buy. That said whilst you are looking for a suitable property to become available it is a great time to search the market and get some quotes. Before you start looking for a property you should also have spoken to a mortgage advisor to make sure you can get a mortgage and how much you can borrow.

Week 1 - Your solicitor will want you to

Provide proof of identity and source of funds.
Pay money on account for searches.

Top Tip: Don't wait until you've accepted an offer. Having a conveyancer ready can save valuable time.

Week 2–4: Draft Contracts and Searches -

The seller's conveyancer prepares a draft contract and sends it to the buyer's solicitor.

The buyer's conveyancer will then order various legal searches, including:

Local Authority Search
Drainage & Water Search
Environmental Search
Flood Risk (where appropriate)
Mining or Ground Stability Searches (if applicable)

During this time the seller should have completed their mortgage application and arranged a property survey if required.

Week 3–6: Raising Enquiries - Once the buyer's solicitor receives the contract pack and search results, they will raise legal enquiries. These may include questions about:

Planning permissions
Building regulations
Boundaries
Rights of way
Guarantees
Alterations
Lease information
Service charges (leasehold)

The seller's solicitor obtains answers from the seller before responding. This stage often takes the longest and is where many transactions experience delays.

Week 5–10: Mortgage Offer and Survey - If the buyer is obtaining a mortgage:

The lender carries out a valuation.
The mortgage offer is issued.
Any survey recommendations can be investigated.
The buyer decides whether to proceed or renegotiate if issues are discovered.

Week 8–12: Exchange of Contracts - Once everyone is satisfied:

All enquiries have been answered.
Searches are complete.
Mortgage offer received.
Deposit is available.
Completion date agreed.

Both parties sign their contracts. Contracts are then exchanged. At this point the transaction becomes legally binding. Neither buyer nor seller can withdraw without financial consequences.

Week 9–16: Completion - On completion day:

The buyer's solicitor transfers the purchase funds.
The seller's solicitor confirms receipt.
Ownership legally changes hands.
The estate agent releases the keys.
You can move into your new home.

Congratulations—you're officially moved!

After Completion - Buyer Your conveyancer will:

Pay any Stamp Duty Land Tax (if applicable).
Register your ownership with HM Land Registry.
Register your mortgage.
Send you confirmation once registration is complete.

Registration can take anywhere from a few weeks to several months depending on the Land Registry's workload.

How to Speed Up Conveyancing - While some delays are unavoidable, there are plenty of things you can do to help keep your sale moving:

Sellers:

Choose your conveyancer before your property goes on the market.
Complete all paperwork as quickly as possible.
Be honest about any issues with the property.
Gather guarantees, certificates and planning documents in advance.
Respond promptly to any enquiries from your solicitor.
Keep in regular contact with your estate agent and conveyancer.

Buyers:

Ensure your mortgage application is submitted quickly.
Book your survey early.

Common Causes of Delays - Some delays are beyond your control, but the most common include:

Slow local authority searches
Missing paperwork
Delays in mortgage approvals
Long property chains
Leasehold management packs taking weeks to arrive
Unanswered legal enquiries
Problems discovered during the survey

The Bottom Line - Conveyancing is one of the most important parts of buying or selling a home. Although the legal process can seem complicated, choosing an experienced conveyancer, preparing your paperwork early and responding quickly to requests can make a significant difference. The average transaction in England and Wales takes around "10 to 16 weeks", but being organised from the start can help reduce unnecessary delays and keep your move progressing as smoothly as possible.

🧾 How to Obtain Your Title Deeds and Property Searches (UK Guide for Home Sellers)

1️⃣ Getting Your Title Deeds

In most cases, your title deeds are held digitally by HM Land Registry, not as old paper copies anymore.

How to check if your property is registered:

Go to the official site: www.gov.uk/search-property-information-land-registry
Enter your postcode or address.
If your property is registered (almost all are), you can:
- Download a Title Register (£3) — shows the owner’s name, title number, any charges, restrictions, or rights over the land.
- Download a Title Plan (£3) — shows the property boundaries.

🟩 Tip: Together, these two documents are usually all that’s needed to prove ownership and supply “title information” to an agent or solicitor.

If your property isn’t registered (very rare for homes bought after 1990):

You’ll need to find the paper deeds from when you purchased the property — they might be with your solicitor, mortgage lender, or bank.
You can register unregistered land with the Land Registry using Form FR1 (your solicitor can help with this).

2️⃣ Ordering Property Searches

Buyers’ solicitors typically do these later, but sellers can now pre-order them to speed up sales and comply with upfront disclosure rules.

You can get most searches through:

Your local council’s Local Land Charges department, or
An online search provider (e.g. Searches UK, STL Group, or InfoTrack).

The main searches are:

Type of Search	What It Checks	Where to Get It
Local Authority Search	Planning permissions, building control, highways, and enforcement notices	Local Council or authorised search agent
Water & Drainage Search	Water supply and sewer connections	Your water company (e.g. Wessex Water, Thames Water)
Environmental Search	Flood risk, contamination, landfill sites, subsidence	Specialist search companies
Coal / Mining Search	Checks ground stability in mining areas	The Coal Authority
Chancel Repair Search	Historic church repair liabilities	Online providers (via conveyancer)

🟨 Tip: Searches usually cost between £100–£250 each, depending on your area and provider.

If you order them early:

They’re valid for around 3–6 months.
You can pass them to your buyer’s solicitor to save time and reduce delays later.

3️⃣ Other Helpful Documents Sellers Can Gather

EPC (Energy Performance Certificate) – must be valid within 10 years.
Planning permissions and Building Regulation certificates – if you’ve made alterations or extensions.
Leasehold details – service charge statements, ground rent info, management company contact.

4️⃣ Why Doing This Early Helps

✅ Builds buyer confidence — fewer surprises later
✅ Reduces fall-through risk
✅ Shows professionalism and transparency
✅ Helps your estate agent market the property faster

Understanding the Different Types of
Conveyancing Specialists
in the UK

Find the Right Conveyancer or Property Solicitor Before you put your home on the market, one of the most important steps is choosing a good conveyancer or property solicitor. They handle all the legal work to make sure your sale or purchase goes through smoothly. They can also quickly check through your paperwork before you go on the market to make sure there are no hidden nasties which might cause your sale to run in to delays or worse, fall through. Picking the right one can help you avoid delays, extra costs, and unnecessary stress — so it’s worth understanding the different types available and what they do.

Licensed Conveyancers

Licensed conveyancers are specialists who deal only with property law and transactions. What they do: Handle all the legal work involved in buying or selling a home. Deal with searches, contracts, deposits, and transfers of ownership. Communicate with the buyer’s or seller’s solicitor to keep the sale moving.

Good to know: They’re property law experts — often quicker and more affordable than general solicitors. Regulated by the Council for Licensed Conveyancers (CLC). A great choice if you want a focused, no-fuss property specialist.

Property Solicitors

Solicitors are qualified lawyers who can deal with a wide range of legal matters, including conveyancing. What they do: Offer the same conveyancing services as licensed conveyancers. Can also handle more complex legal issues (for example, probate, disputes, or divorce-related sales).

Good to know: Usually a bit more expensive than licensed conveyancers. Best if your sale or purchase involves extra legal complications. Regulated by the Solicitors Regulation Authority (SRA).

Online Conveyancers

These companies handle your entire conveyancing process remotely — by phone, email, or through an online portal. What they do: Offer fixed-fee quotes and trackable progress dashboards. Communicate digitally, without the need for in-person meetings.

Good to know: Often cheaper and more convenient. Service quality can vary — some use call centres rather than dedicated contacts. Ideal if you’re comfortable handling everything online.

Local vs National Firms

When choosing a conveyancer or solicitor, you’ll also decide between a local firm and a large national one.

Local Conveyancers: Know your area, local councils, and property quirks. Offer personal service and direct communication.

National Firms: Often cheaper and faster due to larger teams. May be less personal but can handle high volumes efficiently.

Choosing the Right Conveyancer: The best option depends on your budget, how you prefer to communicate, and how complex your sale is. If you value personal service and local knowledge, go with a local licensed conveyancer. If your sale involves more complex legal issues, a property solicitor might be the better choice. If you want to save money and stay digital, an online conveyancer could work well.

🏗️ How to Find Missing Planning Permission or Building Regulation Documents

If you’ve made changes to your home — such as an extension, loft conversion, conservatory, or even a garage conversion — you’ll need to be able to show that the right planning permissions or building regulation approvals were obtained.

But what if those documents have been lost, or you’re not sure if permission was ever granted?
Don’t panic — it’s often easier to sort out than you think.

1️⃣ Check What Type of Permission You Actually Needed

Not all works require formal planning permission.

🏡 Planning Permission

Usually needed for:

Extensions beyond certain size limits
Major changes to the exterior
Conversions to flats or multiple dwellings
Building in conservation areas or on listed properties

🧱 Building Regulations Approval

Covers the safety and quality of the work (even if planning permission wasn’t required).
This includes:

Structural work
Electrical installations
Plumbing and heating systems
Roof or window replacements
Conversions (lofts, garages, basements)

2️⃣ Search Your Local Council’s Planning Portal

Every local authority now keeps a public record of planning applications online.

Visit your local council’s planning website (you can find it via www.gov.uk/find-local-council).
Enter your postcode or address in the search box.
Look through the list of applications to see what was approved for your property.
You can often download copies of the approval notice, application forms, and decision letters.

🟢 Tip: If the work was carried out by a previous owner, you’ll still see their applications — the permission stays with the property, not the person.

3️⃣ Check Building Control Records

Building Regulation sign-offs are recorded separately from planning applications.

To find them:

Go to your local council’s Building Control department (most have an online search tool).
Search by address or contact the department directly.
Ask for copies of the Completion Certificate or Building Regulation Approval Notice.

If your council doesn’t have online records for older work, you can request copies by email — there may be a small admin fee.

4️⃣ If You Can’t Find the Documents

If you can’t locate any record of permission or approval, you have a few options:

🕵️‍♀️ Apply for “Retrospective” Approval

You can ask your local council for retrospective planning permission (known as a “Regularisation Certificate” for building control).

This shows that your local authority has inspected and approved the work after it was completed.
It usually involves a small inspection fee, and the council may need access to check that the work is safe and compliant.

📜 Use an Indemnity Insurance Policy

If the work is old (typically over 12 months) and you don’t want to apply retrospectively, your solicitor can arrange a “Lack of Planning Permission” or “Lack of Building Regulations” indemnity policy.

It’s quick and inexpensive (often £50–£200).
It protects both you and your buyer from future enforcement action.
It’s commonly accepted by mortgage lenders.

⚠️ Important: Don’t contact the council about missing permission if you intend to take out indemnity insurance — once the council is aware of the issue, the policy won’t be valid.

5️⃣ Keep Everything Together

Once you’ve found or replaced the documents, store them with your Pre-Sale Information Pack.
Buyers love seeing proof that improvements were done properly — it adds confidence and value to your home.

Include copies of:
✅ Planning approval or permitted development confirmation
✅ Building regulation completion certificate
✅ Structural warranties or guarantees (if applicable)

💡 Final Tip

Sorting out missing planning paperwork early saves weeks of delay later on.
If you’re unsure where to start, use our “Need A Little Help” chat box and we’ll guide you through finding your local planning portal and what to ask for.

That way, when your property hits the market, you’re already prepared, protected, and one step ahead.

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🧾 Can You Download and Complete Your Own Property Information Forms?

When you sell a property in the UK, one of the first things your solicitor or conveyancer will ask for is a set of Property Information Forms — often called TA forms.

These forms are essential to your home sale, but what many sellers don’t realise is that you can download and complete them yourself long before your sale reaches the legal stage.

Doing this early can help avoid delays, spot missing documents, and show buyers you’re organised and ready to move.

🏠 What Are Property Information Forms?

Property Information Forms are standard legal questionnaires used during the conveyancing process.
They’re designed by the Law Society and used across England and Wales to give buyers a clear picture of what they’re buying.

The most common ones are:

TA6 – Property Information Form: general information about the property, boundaries, utilities, planning permissions, and any disputes.
TA7 – Leasehold Information Form: for flats and leasehold properties, covering service charges, ground rent, and management details.
TA10 – Fixtures & Fittings Form: lists everything included or excluded from the sale.
TA13 – Completion Information & Undertakings: completed later by your solicitor as part of the final stage.

These forms make up part of the legal contract between buyer and seller, so they must be accurate and truthful.

📥 Can You Download Them Yourself?

Yes — absolutely.

You can access official or draft versions of the forms from several sources:

Through your solicitor or conveyancer – they will send you the official versions when your sale reaches the legal stage.
From the Law Society website – official, copyright-protected versions can be purchased directly.
From reputable property websites or conveyancing services – unofficial templates that mirror the official layout are fine for preparation.

👉 Tip: Completing a draft version early helps you collect all the documents you’ll eventually need — and it saves time once you have a buyer.

✍️ Filling Them Out Yourself

There’s no rule that says only your solicitor can fill out these forms.
In fact, doing it yourself can give you a big head start.

You can:

Fill in everything you already know (boundaries, warranties, EPC details, planning permissions, etc.).
Leave the legal or technical parts blank for your solicitor to check later.
Keep your completed drafts in your Pre-Sale Information Pack — ready to share with your estate agent or potential buyers.

Your solicitor will still need to review and submit the final versions as part of the legal conveyancing process, but by then, you’ll have saved valuable time.

💡 Why This Matters

Gathering and completing your property information forms early means:
✅ You spot missing paperwork before it becomes a problem.
✅ You can give buyers more confidence and reduce delays.
✅ You show your estate agent that you’re serious and ready to sell.
✅ Your solicitor can move faster once an offer is accepted.

It’s a simple step that can shave weeks off the selling process — and in a market where time kills deals, that’s a big advantage.

🧰 How We Can Help

At HowToSellAHouse.co.uk, we’ve created an easy-to-use, seller-friendly version of the Property Information Form — written in plain English, not legal jargon.

It covers all the key details a buyer will want to know and can be downloaded as part of your Pre-Sale Information Pack.

That means you can start your sale fully prepared, without waiting for your solicitor to ask for it later.

💬 Need a Little Help?

If you’d like a copy of our simplified Property Information Form, or you’re not sure what documents you’ll need, use our “Need A Little Help” chat box.

We’ll guide you through what to include and how to prepare your pack — so when your buyer comes along, you’re already one step ahead.

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