Solicitor vs Conveyancer: What Is the Difference?

When you sell a property in England and Wales, you need a legal professional to handle the conveyancing — the legal process oftransferring ownership from you to the buyer. But should you use a solicitor or a licensed conveyancer? The terms are often used interchangeably, which creates confusion. They are not the same thing.

This guide explains the real differences between the two, how each is regulated, what they cost, and when one is genuinely a better choice than the other for sellers. If you are unsure what either professional actually does during a sale, our guide to what your solicitor does covers the full process step by step.

What is a solicitor?

A solicitor is a fully qualified lawyer who has completed a law degree (or equivalent conversion course), the Legal Practice Course (LPC) or the newer Solicitors Qualifying Examination (SQE), and a period of qualifying work experience. Solicitors are regulated by the Solicitors Regulation Authority (SRA), the independent body that sets standards for solicitors in England and Wales.

Solicitors can practise in many areas of law — family, criminal, commercial, employment, and property. A solicitor who handles conveyancing may also be able to advise you on related issues such as boundary disputes, inheritance matters, tax implications of a sale, or contractual disagreements with a buyer. This breadth of knowledge is the key advantage of using a solicitor over a specialist conveyancer.

Not all solicitors specialise in conveyancing, however. A solicitor whose main work is in criminal or commercial law may not have the day-to-day experience with property transactions that you need. When choosing a solicitor for your sale, look for one who handles residential conveyancing regularly and ideally holds CQS accreditation from the Law Society.

What is a licensed conveyancer?

A licensed conveyancer is a specialist property lawyer who has completed the Council for Licensed Conveyancers' qualification — a dedicated programme focused entirely on property law and practice. Licensed conveyancers are regulated by the Council for Licensed Conveyancers (CLC), which was established by the Administration of Justice Act 1985 specifically to create an alternative to solicitors for property work.

Unlike solicitors, licensed conveyancers work exclusively on property transactions. They cannot advise on other areas of law. This narrow focus means they are often highly experienced in the practicalities of buying and selling property — processing searches, managing chains, and dealing with Land Registry applications is their sole professional activity.

Licensed conveyancers are subject to the same core obligations as solicitors when it comes to property work: they must carry professionalindemnity insurance, comply with anti-money laundering regulations, and keep client money in regulated accounts. The CLC sets its own practice standards and conduct rules, which are tailored to property transactions rather than general legal practice.

Solicitor vs conveyancer: key differences at a glance

This table summarises the main differences between a solicitor and a licensed conveyancer for sellers:

Source: Based on published guidance from the SRA, CLC, and the Law Society.

Regulation: SRA vs CLC

One of the most important distinctions between solicitors and licensed conveyancers is who regulates them and how.

The Solicitors Regulation Authority (SRA) regulates all solicitors in England and Wales. The SRA sets the standards for training, professional conduct, and client protection across all areas of legal practice. SRA-regulated firms must publish their conveyancing fees transparently under the SRA Transparency Rules, making it easier for you to compare costs before instructing.

The Council for Licensed Conveyancers (CLC) is the specialist regulator for licensed conveyancers. The CLC focuses exclusively on property and probate law, meaning its rules and standards are tailored specifically to these transactions. CLC-regulated firms are also required to publish their fees transparently.

Both regulators require firms to hold professional indemnity insurance, maintain client accounts with proper safeguards, and comply with anti-money laundering obligations. Both provide a public register where you can check any firm or individual's practising status and disciplinary record. If something goes wrong with either type of professional, you have access to the Legal Ombudsman for service complaints.

In practical terms, the level of consumer protection is comparable. The choice between SRA and CLC regulation should not, on its own, be a deciding factor.

Cost comparison: solicitor vs conveyancer for sellers

Cost is often the first thing sellers compare. Licensed conveyancers do tend to charge lower fees than solicitors for equivalent work, largely because their overheads are lower and their focus on property means more streamlined processes. Here is how costs typically break down for sellers:

Disbursements — the third-party costs such as Land Registry fees and bank transfers — are the same regardless of which type of professional you use, because these are charged at cost. The difference is in the legal fee itself. For a detailed guide to all the costs involved in selling, see our conveyancing costs breakdown.

It is worth noting that the cheapest quote is not always the best value. A firm with very low fees may be running a high volume of cases, which can lead to slower response times and a less personal service. When comparing conveyancing quotes, always consider the total cost including VAT and disbursements, as well as the firm's reviews and caseload.

When you need a solicitor

For most straightforward property sales — a freehold house, no disputes, no unusual title issues — a licensed conveyancer is perfectly capable of handling the work. But there are situations where a solicitor's broader legal training becomes genuinely valuable:

• Selling as part of a divorce or separation. If the sale is connected to a financial settlement, a solicitor can handle both the conveyancing and the family law aspects. A licensed conveyancer would need to refer the family law work to a separate solicitor.
• Selling a property from a deceased estate (probate). If you are an executor or administrator selling on behalf of an estate, the legal requirements go beyond standard conveyancing. A solicitor can manage the probate and the sale together.
• Boundary or neighbour disputes. If there is an active or historical dispute that could affect the sale, a solicitor can advise on the legal position and, if necessary, represent you in court. A licensed conveyancer cannot conduct litigation.
• Title defects or enforcement notices. Complex title issues — such as adverse possession claims, restrictive covenant breaches, or planning enforcement notices — may require legal advice beyond the scope of property conveyancing.
• Sales involving trusts or multiple beneficiaries. If the property is held in a trust or owned by several parties with different interests, the legal considerations can be complicated. A solicitor is better placed to navigate these situations.
• High-value properties. For properties valued above £1 million, the financial stakes are higher and the transactions often involve additional due diligence. Many sellers in this bracket prefer the broader expertise of a solicitor.

When a licensed conveyancer is fine

A licensed conveyancer is a perfectly good choice for:

• A straightforward freehold sale with no complications
• A standard leasehold sale where the lease is in good order
• Sales where you want a property law specialist who handles transactions all day, every day
• Budget-conscious sellers who want to keep legal fees to a minimum without sacrificing regulatory protection
• Online or remote conveyancing — many online-only firms are staffed by licensed conveyancers

The majority of property sales in England and Wales are straightforward. If your sale does not involve any of the complex scenarios listed in the previous section, a licensed conveyancer will handle it just as competently as a solicitor — and potentially for less money.

CQS accreditation: what it means and why it matters

The Conveyancing Quality Scheme (CQS) is a quality mark run by the Law Society. Only SRA-regulated solicitor firms can apply for CQS accreditation. The scheme requires firms to meet a set of standards covering case management, client communication, file handling, and compliance with the Law Society's Conveyancing Protocol.

CQS matters primarily because of mortgage lenders. Many major lenders — including those on the UK Finance Mortgage Lenders' Handbook — prefer or require their panel solicitors to hold CQS accreditation. If you have a mortgage to redeem and your buyer's lender requires a CQS firm, this is a practical reason to choose a solicitor. For a deeper dive, read our guide to CQS accreditation.

Licensed conveyancers cannot hold CQS accreditation, but they are subject to equivalent quality requirements under CLC regulation. The CLC's own standards cover similar ground — competence, client care, and proper case management. Many mortgage lenders include CLC-regulated firms on their panels alongside CQS-accredited solicitors. The important thing is to confirm your chosen firm is on your lender's panel, regardless of which regulator oversees them.

How mortgage lenders view solicitors vs conveyancers

If you have an outstanding mortgage on the property you are selling, your legal representative needs to liaise with your lender to obtain redemption figures and manage the repayment on completion day. Both solicitors and licensed conveyancers can do this.

However, some lenders maintain panels — approved lists of firms they are willing to work with. Being on a lender's panel is not about whether the firm employs solicitors or licensed conveyancers; it is about whether the firm has been vetted by the lender and meets their requirements for professional indemnity cover, caseload management, and compliance.

Before you instruct anyone, take these steps:

1. Ask your lender which firms are on their approved panel
2. Confirm with the conveyancing firm directly that they are on that specific panel
3. If you are selling and buying simultaneously, check that the firm is on both your seller's lender's panel and your buyer's lender's panel (where applicable)

Most high street lenders accept CLC-regulated firms alongside SRA-regulated firms. It is only some smaller or specialist lenders that occasionally restrict their panels to SRA-regulated firms only.

How to check credentials before instructing

Before instructing any legal professional, verify their credentials on the relevant public register. This takes less than five minutes and protects you from unregulated operators:

• For solicitors: Search the SRA register to confirm the individual's practising status, their firm, and any disciplinary history.
• For licensed conveyancers: Search the CLC register for the same information.
• For CQS accreditation: Check the Law Society's CQS directory to confirm the firm holds current accreditation.

You should also check online reviews on Google, Trustpilot, and other platforms. Look for comments specifically about communication speed, how well the firm handled delays, and whether clients felt informed throughout the process. A firm with excellent credentials but poor reviews for responsiveness will not serve you well during a sale.

For a step-by-step walkthrough of choosing and appointing your legal representative, see our guide to instructing a solicitor for selling.

What about "no sale no fee"?

Both solicitors and licensed conveyancers may offer a no sale no fee guarantee, where you do not pay the legal fee if the sale falls through before completion. This guarantee works the same way regardless of which type of professional you use.

In practice, no sale no fee is more commonly offered by online and volume conveyancing firms, many of which are staffed by licensed conveyancers. High street solicitor firms are less likely to offer this guarantee, though some do. Always check what is and is not covered — disbursements already incurred and abortive transaction fees are typically excluded from the guarantee.

How Pine fits in

Whichever type of legal professional you choose, the biggest source of delay in conveyancing is usually the gap between accepting an offer and getting the legal paperwork ready. If you have not completed your property information forms, gathered your certificates, or thought about potential issues, your solicitor or conveyancer has to wait for you before they can progress the sale.

Pine helps you close that gap. You can complete your TA6 and TA10 forms with plain-English guidance, gather supporting documents in one place, and order property searches at near-trade prices — all before you even instruct a legal professional. When you are ready, you download a solicitor-ready pack and hand it straight to your chosen firm. The result is a faster contract pack, fewer enquiries, and a shorter path to exchange. This saves time whether you use a solicitor or a licensed conveyancer.

For more on how preparation affects the overall timeline, see our guide on how long conveyancing takes.

How to choose a conveyancer when selling

Whether you go with a solicitor or a licensed conveyancer, the selection process is the same. Work through these seven factors before instructing anyone:

1. CQS accreditation. If you are considering a solicitor firm, look for the Law Society's Conveyancing Quality Scheme mark. CQS signals that the firm meets minimum standards for residential conveyancing and is required by many mortgage lenders' panels. Licensed conveyancers cannot hold CQS, but CLC regulation imposes equivalent standards.
2. Reviews and recommendations. Check Google reviews and Trustpilot for recent feedback, paying particular attention to comments about communication and how the firm handled delays. Ask your estate agent and friends or family who have sold recently for personal recommendations — a firm that handled someone else's sale smoothly is likely to handle yours the same way.
3. Fee structure. Get at least three quotes and make sure each one includes a full breakdown of legal fees and disbursements. Headline fees can be misleading if one firm excludes costs that another includes. Our guide to comparing conveyancing quotes explains exactly what to look for so you can compare like for like.
4. Communication style. Before instructing, ask the firm how they communicate. Do they offer a named contact who handles your case from start to finish, or will you speak to whoever is available? Is there an online portal where you can track progress? How frequently will they update you? Firms that cannot answer these questions clearly are unlikely to keep you informed during the sale.
5. Turnaround times. Ask how many active cases each conveyancer in the firm handles at any one time and what their average time from instruction to exchange is. A conveyancer managing 80 to 100 cases simultaneously will inevitably be slower to respond than one handling 40 to 50.
6. Location. Local solicitors often have established relationships with the local authority and may achieve faster search turnaround. They may also have area-specific knowledge — for example, understanding of local mining risks or chancel repair liability. Online conveyancers may be cheaper, but you trade face-to-face accessibility for lower fees. For most sales this is a reasonable trade-off, but for complex transactions a local firm can be an advantage.
7. No sale no fee. Many firms offer a no sale no fee guarantee, but always read the terms carefully. Some firms still charge for disbursements already incurred if the sale falls through, and others apply an abortive transaction fee. Clarify exactly what is and is not covered before you sign up.

Quick decision guide

• Straightforward freehold sale — a licensed conveyancer or online firm is usually sufficient and often cheaper.
• Leasehold, probate, or complex title — a solicitor is the safer choice because of their broader legal expertise.
• High-value property or commercial element — a solicitor with a specialist property team can handle the additional due diligence and any non-standard legal issues that arise.

Sources and further reading

• Using a Solicitor — What to Expect (Solicitors Regulation Authority)
• For the Public — Using a Licensed Conveyancer (Council for Licensed Conveyancers)
• Conveyancing Quality Scheme (CQS) (Law Society)
• Find a Solicitor (Law Society)
• Buying and Selling Your Home (GOV.UK)
• Conveyancing Fees: What to Expect (HomeOwners Alliance)
• How to Choose a Conveyancer (HomeOwners Alliance)
• Transparency in Price and Service (Solicitors Regulation Authority)

Frequently asked questions