Conveyancing Jargon Buster: A-Z Glossary for Sellers

If you are selling a property for the first time (or even the second or third), the language used by solicitors, estate agents, and mortgage lenders can feel overwhelming. Terms like "requisitions on title", "pre-contract enquiries", and "disbursements" are used casually in correspondence as though everyone knows what they mean.

This glossary explains every key term you are likely to encounter during a residential property sale in England and Wales. It is organised A-Z so you can quickly find what you need. Where a term has its own dedicated guide on Pine, we have linked to it for further reading.

A

Abstract of title

A summary of the documents and events that prove ownership of a property. For registered land (the vast majority of properties in England and Wales), the abstract of title has been replaced by the official copies held at HM Land Registry. You may still hear the term used for unregistered land.

Acceptance

The formal agreement by a seller to a buyer's offer. In England and Wales, acceptance of an offer is not legally binding until exchange of contracts. Until that point, either party can withdraw without penalty. For practical advice on this stage, see our guide on accepting an offer on your house.

AML check

An anti-money laundering identity verification that your solicitor is legally required to carry out under the Money Laundering Regulations 2017. The check confirms your identity and address, usually through electronic verification. It typically costs between 10 and 30 pounds per person and is classed as a disbursement.

Apportionment

The division of ongoing costs (such as ground rent, service charges, or council tax) between buyer and seller based on the completion date. For example, if the seller has already paid a full year's ground rent but completes halfway through the year, the buyer reimburses the seller for the remaining months.

B

Beneficial owner

The person who has the right to benefit from a property, even if they are not the legal owner named on the title deeds. For instance, if a property is held in trust, the trustees are the legal owners but the beneficiaries are the beneficial owners.

Boundary

The legal line that separates one property from another. Boundaries are shown on the title plan held at HM Land Registry, but the plan is for general reference only and does not guarantee exact positions. Boundary disputes can cause significant delays when selling. See our guide on boundary disputes when selling.

Bridging loan

A short-term loan used to bridge the gap between buying a new property and selling an existing one. Bridging loans carry higher interest rates than standard mortgages and are typically used when a buyer needs to complete on a purchase before their sale has completed.

Building regulations certificate

A document issued by the local authority (or an approved inspector) confirming that building work complies with the Building Regulations. If you have carried out work such as an extension, loft conversion, or structural alteration without obtaining a certificate, you may need indemnity insurance to complete the sale. See our guide on what to do if you have no building regulations certificate.

C

Caveat emptor

Latin for "let the buyer beware". In English property law, the buyer is responsible for discovering defects in the property through their own surveys and searches. The seller is not obliged to volunteer information about physical defects unless directly asked, though they must not actively conceal problems or give misleading answers on the property information form.

Chain

A sequence of linked property transactions where each depends on another. If your buyer also needs to sell their home, and their buyer needs to sell theirs, you are in a chain. Chains increase the risk of delays and fall-throughs. Being chain-free makes your sale more attractive. See our guide on chain-free selling advantages.

CHAPS payment

Clearing House Automated Payment System. The same-day electronic bank transfer method used to move funds on completion day. Your solicitor uses CHAPS to send your sale proceeds and to redeem any outstanding mortgage. Each transfer costs 35 to 45 pounds including VAT.

Charges register

One of three sections of the Land Registry title register (alongside the property register and the proprietorship register). The charges register lists any financial charges secured against the property, such as mortgages. When you sell, your mortgage lender's charge must be removed from this register.

Completion

The final stage of a property transaction when ownership officially transfers from seller to buyer. On completion day, the buyer's solicitor sends the purchase money to the seller's solicitor, your mortgage is redeemed (if applicable), and the keys are released to the buyer. See our guide on completion day costs.

Completion statement

A financial summary prepared by your solicitor before completion day. It shows the sale price, all deductions (mortgage redemption, solicitor fees, estate agent fees, disbursements), and the net amount you will receive. Always check this carefully before completion.

Conditions of sale

The terms set out in the contract of sale that both buyer and seller agree to. The standard conditions used in most residential transactions in England and Wales are the Law Society's Standard Conditions of Sale, currently in their 5th edition. These cover matters such as deposit, interest, insurance, and what happens if either party breaches the contract.

Contract of sale

The legal document setting out the terms of the property transaction. It is drafted by the seller's solicitor and includes details such as the property address, the price, what is included in the sale (fixtures and fittings), and the completion date. Two identical copies are prepared — one for each party — and exchanged at exchange of contracts.

Conveyancer

A professional who carries out the legal work involved in transferring property ownership. This may be a solicitor (a fully qualified lawyer) or a licensed conveyancer (a specialist property lawyer regulated by the Council for Licensed Conveyancers). Both are authorised to handle residential property sales.

Covenant

A binding obligation attached to a property, usually set out in the title deeds. Covenants can be positive (requiring you to do something, such as maintain a boundary fence) or restrictive (prohibiting you from doing something, such as running a business from the property). Restrictive covenants run with the land and bind future owners. See our guide on restrictive covenants when selling.

CQS (Conveyancing Quality Scheme)

An accreditation awarded by the Law Society to conveyancing firms that meet a recognised quality standard. Many mortgage lenders require the seller's solicitor to be CQS-accredited before they will release funds. See our guide on CQS accreditation explained.

D

Deed

A formal legal document that transfers an interest in property. In a sale, the key deed is the transfer deed (form TR1), which transfers ownership from seller to buyer. Deeds must be signed, witnessed, and delivered to be legally effective.

Deposit

A sum of money paid by the buyer on exchange of contracts as security for completing the purchase. The standard deposit is 10% of the purchase price, though a reduced deposit of 5% is sometimes negotiated. If the buyer fails to complete, the seller may forfeit the deposit.

Disbursements

Third-party costs that your solicitor pays on your behalf during the transaction, separate from their own legal fee. Common seller disbursements include Land Registry official copies, CHAPS bank transfer fees, and AML identity checks. They should be passed on at cost with no markup. See our detailed guide on disbursements explained.

E

Easement

A legal right allowing someone to use part of your land for a specific purpose. Common examples include a right of way (allowing a neighbour to cross your property to reach theirs) and a right to run services (such as drains or cables) under your land. Easements are recorded on the title register and transfer automatically with the property.

Engrossment

The final, clean version of a legal document prepared for signing. In conveyancing, the engrossment is the definitive copy of the transfer deed (TR1) that the seller signs before completion.

Enquiries (pre-contract)

Questions raised by the buyer's solicitor about the property before exchange of contracts. These are based on the information you provide in the property information form (TA6) and the fixtures and fittings form (TA10). Answering enquiries promptly and thoroughly is one of the best ways to avoid delays. See our guide on pre-contract enquiries explained.

Epitome of title

A bundle of copy documents submitted to prove ownership of unregistered land. For registered land, the epitome of title has been replaced by official copies from HM Land Registry.

Estate agent

A professional who markets and sells property on behalf of the owner. Estate agents handle valuations, photography, listings, viewings, and offer negotiations. They charge a commission, typically 1% to 2.5% of the sale price plus VAT. See our guide on estate agent fees explained.

Exchange of contracts

The point at which the property sale becomes legally binding. The buyer and seller each sign identical copies of the contract of sale, and these are formally "exchanged" (usually by the solicitors over the telephone using the Law Society's formulae). After exchange, neither party can withdraw without facing financial penalties. The buyer pays the deposit at this stage.

F

Fixtures and fittings

Items that are physically attached to the property (fixtures) and items that are not (fittings). Fixtures are generally included in the sale unless specifically excluded. Fittings are generally excluded unless specifically included. The TA10 form (fixtures, fittings and contents form) is used to set out exactly what is and is not included. See our guide on fixtures and fittings: what counts.

Flying freehold

A situation where part of a freehold property extends over or under land owned by someone else. A common example is a room built over a shared passageway. Flying freeholds can complicate a sale because there is no automatic right to enforce maintenance obligations against the other freeholder. Indemnity insurance is often used to address this.

Freehold

The most complete form of property ownership in England and Wales. A freeholder owns both the building and the land it stands on indefinitely. Most houses are freehold. Compare with leasehold.

G

Gazumping

When a seller accepts a higher offer from a different buyer after already having accepted an offer from someone else, but before exchange of contracts. It is legal in England and Wales because the sale is not binding until exchange. See our guide on gazumping: is it legal?

Gazundering

The opposite of gazumping. When a buyer lowers their offer at the last minute, usually just before exchange of contracts, knowing the seller is committed and may feel pressured to accept. Like gazumping, it is legal but considered poor practice.

Ground rent

An annual payment made by a leaseholder to the freeholder for the use of the land on which the property is built. Under the Leasehold Reform (Ground Rent) Act 2022, ground rent on most new leases granted after 30 June 2022 is capped at a "peppercorn" (effectively zero). Existing leases may still have ground rent obligations that pass to the buyer on sale.

H-I

HM Land Registry

The government department responsible for registering the ownership of land and property in England and Wales. Land Registry holds the official record of who owns each property, what rights and restrictions apply, and what charges (such as mortgages) are secured against it. See our guide on Land Registry searches explained.

Indemnity insurance

A one-off insurance policy that protects the buyer and their mortgage lender against a specific defect in the property's title, such as a missing building regulations certificate or an unresolved planning issue. It is often cheaper and quicker than fixing the underlying problem. The seller usually pays. See our guide on indemnity insurance: who pays.

Instruction

The formal act of appointing a solicitor or conveyancer to act on your behalf. When you instruct a solicitor, you sign a client care letter and provide identification, proof of ownership, and other initial information. See our guide on how to instruct a solicitor for selling.

J-K

Joint tenants

A form of co-ownership where two or more people own a property equally. If one joint tenant dies, their share passes automatically to the surviving owner(s) by the right of survivorship, regardless of what their will says. Compare with tenants in common.

Key undertaking

See undertaking below.

L

Land charges search

A search of the Land Charges Register at HM Land Registry, used for unregistered land. It reveals any registered charges (such as a second mortgage or a bankruptcy order) against the property owner. For registered land, this information appears on the title register instead.

Land Registry fees

Fees charged by HM Land Registry for services such as providing official copies of the title register and title plan. Since December 2024, official copies cost 7 pounds each under the Land Registration Fee Order 2024. The buyer also pays a registration fee (ranging from 20 to 305 pounds) to register the transfer. See our guide on Land Registry fees when selling.

Law Society protocol

The Law Society's Conveyancing Protocol (also known as the TransAction Protocol) is a standardised procedure for residential conveyancing. It prescribes which forms should be used, how information is shared, and the steps that should be followed. CQS accredited firms are required to follow it. See our guide on Law Society protocol forms.

Leasehold

A form of property ownership where you own the right to occupy the property for a fixed period (the lease term) but the land belongs to a freeholder. Most flats in England and Wales are leasehold. Selling a leasehold property involves additional paperwork and costs, including the management information pack. See our guide on the leasehold management information pack.

Legal charge

A mortgage lender's legal interest in a property, registered at HM Land Registry. When you take out a mortgage, the lender places a charge on the property, giving them the right to sell it if you default on payments. When you sell and redeem the mortgage, the charge is removed from the register.

Lien

A legal right to retain possession of someone else's property as security for a debt. In conveyancing, a solicitor may exercise a lien over title deeds if their fees remain unpaid. A buyer has an equitable lien on the property for the amount of the deposit paid before completion.

Listed building consent

Permission required from the local planning authority before carrying out any work that affects the character of a listed building. If you have altered a listed property without consent, this must be disclosed during the sale and can cause complications. See our guide on listed building consent when selling.

Lock-out agreement

A legally binding agreement in which the seller promises not to negotiate with any other buyer for a specified period. Unlike the sale itself, a lock-out agreement is enforceable even before exchange of contracts. See our guide on lock-out agreements explained.

M

Memorandum of sale

A document issued by the estate agent once an offer has been accepted, confirming the agreed sale price and the details of both parties and their respective solicitors. It is not legally binding — the sale remains subject to contract until exchange.

Mortgage

A loan secured against a property. When selling, you must redeem (pay off) your existing mortgage from the sale proceeds. Your solicitor will obtain a redemption statement from your lender and send the mortgage redemption payment via CHAPS on completion day.

Mortgage redemption

The process of paying off your existing mortgage in full when you sell your property. Your solicitor obtains a redemption figure from the lender (valid for a specific date) and deducts this amount from the sale proceeds on completion. Check whether your lender charges an early repayment charge.

N-O

NHBC warranty

A structural warranty provided by the National House-Building Council (NHBC) for newly built homes. It typically lasts 10 years and covers defects in the structure caused by the builder's failure to meet NHBC standards. When selling a property with an active NHBC warranty, the cover passes to the buyer automatically.

No sale no fee

A conveyancing fee arrangement where you do not pay the solicitor's professional legal fee if the sale falls through before completion. Note that this guarantee usually covers only the legal fee, not disbursements already incurred. See our guide on no sale no fee conveyancing.

Notice to complete

A formal notice served after exchange of contracts requiring the other party to complete the transaction within 10 working days (under the Standard Conditions of Sale). It is a last resort when one party is delaying completion beyond the agreed date.

Official copies

Certified copies of the title register and title plan held at HM Land Registry. They prove ownership of registered land and show any rights, restrictions, and charges affecting the property. Your solicitor orders these at the start of the conveyancing process. Since December 2024, they cost 7 pounds each.

OINK (Only If Not Known)

A set of additional pre-contract enquiries sometimes raised by the buyer's solicitor. OINK enquiries are supplementary to the standard TA6 form and cover matters not already addressed. The name stands for "Only If Not Known" because solicitors should not raise them if the information is already available in the seller's forms.

Overriding interests

Rights that affect a property even though they are not recorded on the title register. Examples include the rights of people in actual occupation (such as a tenant), certain short leases, and legal easements. A buyer takes the property subject to overriding interests whether or not they knew about them.

P

Party wall

A wall that separates two properties and stands on the boundary between them, or a wall that forms part of one building but is used by two or more owners. If you have carried out work affecting a party wall, you may need a party wall agreement. See our guide on party wall issues when selling.

Planning permission

Formal consent from the local planning authority to carry out development or change the use of a property. When selling, the buyer's solicitor will check that any alterations you have made had the necessary planning permission. Missing permissions can delay a sale or require indemnity insurance. See our guide on planning permission checks before selling.

Priority search

An official search at HM Land Registry (form OS1 or OS2) carried out by the buyer's solicitor shortly before completion. It provides a priority period of 30 working days during which the buyer's registration application takes priority over any other dealings registered against the property.

Property information form (TA6)

The standard form completed by the seller providing detailed information about the property. It covers boundaries, disputes, planning, building work, services, environmental matters, and more. Answering this form honestly and thoroughly is critical to avoiding delays. See our guide on property information form tips.

Property register

The first section of the Land Registry title register. It describes the property (including its address and extent as shown on the title plan) and lists any rights benefiting the property, such as easements and rights of way.

Proprietorship register

The second section of the Land Registry title register. It names the registered owner(s) and the class of title (absolute, possessory, qualified, or good leasehold). It may also contain restrictions on the owner's ability to deal with the property.

R

Redemption statement

A document from your mortgage lender showing the exact amount needed to pay off your mortgage on a given date. It includes the outstanding balance, any accrued interest, and any early repayment charges. Your solicitor uses this to calculate how much of the sale proceeds goes to your lender on completion day.

Registered land

Land whose ownership is recorded at HM Land Registry. The vast majority of property in England and Wales is now registered. When property changes hands, the register is updated to reflect the new owner. Unregistered land must be registered on sale.

Replies to enquiries

The seller's written answers to questions raised by the buyer's solicitor about the property. These form part of the pre-contract package and should be accurate and complete. Providing misleading replies can lead to a claim for misrepresentation after completion.

Requisitions on title

A standard set of questions (usually Law Society form TA13) raised by the buyer's solicitor after exchange of contracts, dealing with the practicalities of completion. They cover matters such as who will attend completion, how keys will be released, and where the sale proceeds should be sent.

Reservation agreement

An agreement between buyer and seller in which the buyer pays a reservation fee (typically 500 to 1,000 pounds) to take the property off the market for a set period. Unlike a lock-out agreement, the reservation fee may be forfeited if the buyer withdraws. See our guide on reservation agreements in the UK.

Restrictive covenant

A binding obligation in the title deeds that prevents the property owner from doing something specific, such as building above a certain height or running a commercial business. Restrictive covenants run with the land and bind all future owners. See our guide on restrictive covenants when selling a house.

Right of way

A type of easement giving someone the right to pass over your land. Rights of way can be public (available to everyone) or private (benefiting a specific neighbouring property). They are recorded on the title register and must be disclosed to the buyer.

S

Searches (property)

Investigations carried out (usually by the buyer's solicitor) to uncover potential issues affecting a property. The standard search pack includes a local authority search, drainage search, environmental search, and flood risk assessment. See our comprehensive guide on property searches explained.

Service charge

A regular payment made by a leaseholder towards the cost of maintaining and managing the building and communal areas. Service charges cover items such as building insurance, cleaning, repairs, and management fees. The amount and history of service charges must be disclosed when selling a leasehold property.

Solicitor

A qualified legal professional regulated by the Solicitors Regulation Authority (SRA). In property transactions, a solicitor handles the legal work involved in transferring ownership. See conveyancer above for the distinction between a solicitor and a licensed conveyancer.

Stamp Duty Land Tax (SDLT)

A government tax paid by the buyer when purchasing property in England and Northern Ireland above a certain threshold. As a seller, you do not pay SDLT on your sale. However, if you are also buying a property, you will pay SDLT on your purchase. Wales has its own equivalent, Land Transaction Tax (LTT).

Subject to contract

A phrase used to indicate that an agreement has been reached in principle but is not yet legally binding. All negotiations and agreements in a property sale are "subject to contract" until formal exchange of contracts takes place. Either party can withdraw at any time before exchange.

Surrender of lease

The voluntary ending of a lease before its term expires, agreed between the leaseholder and the freeholder. This might occur when a new lease is being granted (a "surrender and re-grant") as part of a lease extension.

T

TA6, TA7, TA10 forms

Standard Law Society forms used in the conveyancing process. TA6 is the Property Information Form (covering boundaries, disputes, services, and more). TA7 is the Leasehold Information Form (used only for leasehold sales). TA10 is the Fixtures, Fittings and Contents Form. See our guides on the TA6 form and TA10 form.

Tenants in common

A form of co-ownership where two or more people each own a defined share of the property (not necessarily equal). Unlike joint tenants, tenants in common can leave their share to anyone in their will — it does not automatically pass to the surviving co-owner.

Title

The legal right to own and use a property. In England and Wales, title to registered land is evidenced by the title register at HM Land Registry. There are different classes of title — the strongest being absolute title, which is the most common for freehold and leasehold properties.

Title deeds

The collection of documents that prove ownership of a property. For registered land, the title deeds are now largely replaced by the electronic title register at HM Land Registry. The original paper deeds may still exist and can contain useful information about covenants and historical ownership. See our guide on missing title deeds: how to sell.

Title defect

A problem with the legal ownership of a property that could affect its value or saleability. Examples include a missing building regulations certificate, an unresolved restrictive covenant breach, or a boundary dispute. Title defects are often resolved with indemnity insurance rather than by fixing the underlying issue.

Title plan

An Ordnance Survey-based plan held at HM Land Registry showing the general extent of the registered property, outlined in red. The title plan is for identification purposes only — it does not guarantee exact boundary positions.

Transfer deed (TR1)

The legal document (form TR1) that transfers ownership of registered land from the seller to the buyer. It is prepared by the buyer's solicitor, approved by the seller's solicitor, and signed by the seller before completion. On completion, the signed TR1 is sent to the buyer's solicitor, who uses it to register the transfer at HM Land Registry.

Tree preservation order (TPO)

A legal order made by the local planning authority to protect specific trees or woodlands. If a tree on your property is covered by a TPO, you cannot cut it down, top it, or carry out other work without the council's consent. This must be disclosed on the TA6 form when selling.

U-V

Undertaking

A legally binding promise given by a solicitor. In conveyancing, the most important undertaking is the seller's solicitor's promise to use the sale proceeds to redeem the mortgage and obtain the discharge of the lender's charge from the title. Solicitors who breach undertakings face serious professional disciplinary consequences.

Unregistered land

Land whose ownership is not recorded at HM Land Registry. Although most property in England and Wales is now registered, a small proportion remains unregistered, especially in rural areas. Unregistered land must be registered when it changes hands, which adds an extra step (and cost) to the conveyancing process.

Vacant possession

The requirement for the seller to hand over the property empty and free of all occupants on completion day. The contract of sale will typically state that vacant possession is given on completion. If tenants are in occupation, different arrangements apply.

Vendor

The legal term for the seller in a property transaction. You may see this term used in contracts, correspondence, and Land Registry forms. The buyer is referred to as the purchaser.

W-Z

Wayleave

A licence granted to a utility company allowing it to install and maintain equipment (such as electricity cables or water pipes) on or under your property. Unlike an easement, a wayleave is a personal permission that does not automatically transfer with the property, though in practice utility companies often renegotiate wayleaves with new owners.

Witness

A person who observes the signing of a deed and signs it themselves to confirm they saw the signature being made. In conveyancing, the transfer deed (TR1) and the mortgage deed both require witnessing. The witness must be an independent adult — they cannot be a party to the transaction.

Sources and further reading

• HM Land Registry (GOV.UK)
• HM Land Registry — Registration Services Fees (GOV.UK)
• Conveyancing guidance (Law Society)
• SRA Transparency Rules — Price and Service Information (Solicitors Regulation Authority)
• The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 (legislation.gov.uk)
• Leasehold Reform (Ground Rent) Act 2022 (legislation.gov.uk)
• Party Wall etc. Act 1996 (legislation.gov.uk)
• HomeOwners Alliance — Guides for Homeowners (HomeOwners Alliance)
• Registered Land: The Title Plan (HM Land Registry Practice Guide 40)
• Council for Licensed Conveyancers (CLC)
• NHBC — Homeowner Information (NHBC)
• Stamp Duty Land Tax (GOV.UK)

Frequently asked questions