What Does Conveyancing Actually Include?
A detailed list of every task your solicitor performs as part of the conveyancing process. From pre-contract preparation to post-completion registration, this guide explains exactly what conveyancing covers and what falls outside it.
What you need to know
Conveyancing covers dozens of legal and administrative tasks that transfer property ownership from seller to buyer. This guide breaks down every stage — from initial title checks and contract drafting through to completion day fund transfers and post-completion Land Registry registration — so you know exactly what your solicitor does and what you need to handle yourself.
- Conveyancing typically involves 30 to 50 individual tasks spread across six stages: pre-contract, contract pack, enquiries, exchange, completion, and post-completion.
- Your solicitor handles the legal work, but many tasks require your direct input — particularly completing the TA6 and TA10 forms and answering enquiries.
- Property searches are usually ordered by the buyer’s solicitor, not yours, though ordering them upfront can significantly speed up the process.
- Standard conveyancing fees do not cover estate agency, removals, tax advice, or your EPC — these are separate costs you handle independently.
Pine handles the legal prep so you don't have to.
Check your sale readinessMost sellers know they need a solicitor to sell their home, but few understand exactly what that solicitor will do. Conveyancing is not a single task — it is a process made up of dozens of individual steps, spread across several months. Some are handled entirely by your solicitor behind the scenes; others require your direct involvement.
This guide walks through every stage of the conveyancing process for sellers in England and Wales, listing each task so you can see precisely what is included, what is not, and where your own effort is needed. If you want a broader overview of your solicitor's role, see our guide on what your solicitor actually does.
Stage 1: Pre-contract tasks
Before any contracts are drafted, your solicitor needs to establish the legal position of your property. This groundwork phase sets the foundation for the entire transaction.
Identity and compliance checks
Under the Money Laundering Regulations 2017, your solicitor is legally required to verify your identity before acting on your behalf. This involves checking your photo identification (passport or driving licence) and proof of address (a recent utility bill or bank statement). Every person named on the title must pass these anti-money laundering (AML) checks. The cost is typically £10 to £30 per person.
Title investigation
Your solicitor will obtain official copies of the title register and title plan from HM Land Registry (£7 each). They review these documents to check for:
- Outstanding charges or mortgages registered against the title
- Restrictive covenants that could affect the sale
- Easements, rights of way, or other third-party interests
- Boundary discrepancies between the title plan and reality
- Any restrictions on the register that need to be addressed before transfer
If your solicitor identifies any title defects at this stage, they will advise you on how to resolve them — whether through applying for a correction at the Land Registry, obtaining indemnity insurance, or taking other corrective steps.
Mortgage redemption
If you have an outstanding mortgage, your solicitor will request a redemption statement from your lender. This document confirms the exact amount required to pay off the mortgage on completion. Some lenders take 10 to 14 working days to provide this, so an early request avoids delays later. Your solicitor will request an updated figure closer to the completion date to account for any daily interest accrual.
Stage 2: Drafting the contract pack
The contract pack is the bundle of documents your solicitor sends to the buyer's solicitor. It is the starting point for the buyer's due diligence, and the speed at which it is issued often determines the pace of the whole transaction. For a full breakdown of every item the buyer's solicitor expects, see our conveyancing checklist for sellers.
The contract pack typically contains:
| Document | Who prepares it | Purpose |
|---|---|---|
| Draft contract of sale | Your solicitor | Sets out the terms of the sale, including price, parties, property description, title details, and special conditions |
| Official copies (title register and plan) | Your solicitor (ordered from Land Registry) | Proves your ownership and defines the property boundaries |
| TA6 — Property Information Form | You, with solicitor review | Covers 14 sections about your property including boundaries, disputes, planning, environmental matters, and services |
| TA10 — Fittings and Contents Form | You | Specifies which items are included in the sale, excluded, or available to purchase separately |
| TA7 — Leasehold Information Form (if applicable) | You and managing agent | Covers lease terms, ground rent, service charges, and management arrangements |
| EPC | You (obtained before marketing) | Legal requirement under the Energy Performance of Buildings regulations |
| Supporting certificates | You | Planning permissions, building regulations completion certificates, FENSA certificates, guarantees, and warranties |
Your solicitor reviews every document you provide for accuracy and completeness before assembling the pack. They will flag any gaps — a missing building regulations certificate, an incomplete TA6 answer, or an expired EPC — and ask you to resolve them before the pack is issued.
Stage 3: Dealing with enquiries
Once the buyer's solicitor receives your contract pack, they review it in detail and raise pre-contract enquiries. These are written questions seeking clarification or additional information. The enquiries stage is where many transactions slow down, because every question requires a response before the buyer's solicitor is satisfied enough to recommend exchange.
What your solicitor does
- Receives the buyer's solicitor's enquiries and forwards them to you with explanations of what is being asked
- Drafts formal responses based on the information and documents you provide
- Negotiates any amendments the buyer's solicitor requests to the contract terms
- Obtains indemnity insurance where needed to cover defects that cannot be resolved (such as a missing building regulations certificate from many years ago)
- Responds to additional rounds of enquiries until both sides are satisfied
What you need to do
- Answer your solicitor's questions about the property honestly and thoroughly
- Provide any additional documents or certificates requested
- Respond within 48 hours wherever possible — delays at this stage are cumulative and can add weeks to the timeline
For a deeper look at what enquiries involve and how to handle them effectively, see our guide on what to expect from your solicitor.
Stage 4: Ordering and reviewing searches
Property searches reveal information about the property and its surrounding area that is not visible from the title documents alone. In a standard transaction, the buyer's solicitor orders and pays for searches — this is not part of the seller's conveyancing. However, understanding what searches cover is useful because they often generate further enquiries directed at you.
The standard searches include:
- Local authority search. Checks planning applications, building control records, road schemes, tree preservation orders, conservation areas, and smoke control zones.
- Environmental search. Identifies contaminated land, flood risk, and landfill sites near the property.
- Water and drainage search. Confirms whether the property is connected to mains water and sewerage and whether any public drains cross the land.
- Chancel repair liability search. Checks whether the property is in a parish where owners may be liable for church repairs.
- Mining or HS2 search (where applicable). Required in areas with a history of coal mining or where the HS2 route may affect the property.
Some sellers choose to order searches upfront before listing, handing the results to the buyer's solicitor from the start. This can save several weeks from the timeline, as local authority searches in particular can take four to six weeks to return in some council areas.
Stage 5: Reviewing the mortgage offer (buyers)
Reviewing the buyer's mortgage offer is another task handled by the buyer's solicitor, not yours. However, it directly affects your timeline. The buyer's solicitor must check that the mortgage offer matches the purchase terms, that any special conditions are met, and that the lender's requirements are satisfied before exchange can proceed.
As the seller, you have no direct involvement in this step, but if the buyer's mortgage offer is delayed or contains conditions that require additional information (such as a satisfactory survey), your solicitor will keep you informed and advise on any impact to the timeline.
Stage 6: Exchange preparation
Exchange of contracts is the moment the sale becomes legally binding. Your solicitor carries out several important tasks in the run-up to exchange.
Tasks your solicitor handles
- Finalising the contract. Your solicitor ensures all agreed amendments are incorporated into the final version and that the contract accurately reflects the terms of the sale.
- Preparing the TR1 transfer deed. The TR1 is the official HM Land Registry form that transfers ownership. Your solicitor prepares it and arranges for you to sign it (your signature must be witnessed by an independent adult).
- Agreeing the completion date. Your solicitor negotiates a mutually acceptable completion date with the buyer's solicitor, taking account of any chain involved.
- Coordinating chain exchanges. If your sale is part of a chain, your solicitor liaises with all other solicitors in the chain to arrange a simultaneous exchange.
- Obtaining your signed contract. You sign the final contract, which your solicitor holds until exchange.
What you need to do
- Sign the contract and TR1 when sent to you by your solicitor
- Agree to the proposed completion date
- Ensure your buildings insurance remains active until completion
- Begin planning your move — book removals, set up mail redirection, and notify utility providers
For guidance on choosing and instructing your solicitor well before this stage, see our guide on how to instruct a solicitor for selling.
Stage 7: Post-exchange work
Once contracts are exchanged, both parties are legally committed. The period between exchange and completion (typically 7 to 28 days) involves several behind-the-scenes tasks.
- Updated mortgage redemption figure. Your solicitor requests a final redemption statement from your lender, valid for the specific completion date.
- Completion statement. Your solicitor prepares a detailed statement showing how the sale proceeds will be distributed: mortgage repayment, estate agent fees, solicitor fees and disbursements, and the net balance payable to you.
- Final checks. Your solicitor confirms that all outstanding undertakings and conditions have been met and that everything is in order for completion.
- Bank details confirmation. Your solicitor verifies your bank account details for the transfer of sale proceeds, following anti-fraud protocols.
Stage 8: Completion day tasks
Completion day is when the money moves and ownership transfers. It is a busy day for your solicitor, even though you may not hear much from them until it is done.
What your solicitor does on completion day
- Receives the purchase funds from the buyer's solicitor via bank transfer (usually by early afternoon)
- Confirms receipt of funds and notifies all parties that completion has taken place
- Sends the mortgage redemption payment to your lender
- Pays the estate agent's commission from the proceeds (if authorised in the terms of engagement)
- Deducts their own legal fees and disbursements
- Transfers the net sale proceeds to your bank account
- Releases the signed TR1 transfer deed and other documents to the buyer's solicitor
What you need to do on completion day
- Vacate the property by the time agreed in the contract (usually 1pm or 2pm)
- Take final meter readings for gas, electricity, and water
- Leave the property clean and clear of personal belongings
- Hand all keys to the estate agent (or as otherwise agreed)
- Leave any instruction manuals, alarm codes, and spare keys for the buyer
Stage 9: Post-completion
The legal process does not end when you hand over the keys. Several important administrative tasks follow completion.
Land Registry registration
The buyer's solicitor is responsible for submitting the TR1 transfer deed and any other required documents to HM Land Registry to register the change of ownership. They must do this within the priority period granted by their pre-completion search (typically 30 working days). Your solicitor's involvement here is limited to providing the signed transfer documents promptly.
Stamp Duty Land Tax (SDLT)
SDLT is the buyer's responsibility, not the seller's. The buyer's solicitor must submit the SDLT return to HMRC and pay any tax due within 14 days of completion. As the seller, you do not pay SDLT, but you should be aware that it exists because it can occasionally cause issues if the buyer's solicitor misses the deadline.
Mortgage discharge
Your solicitor confirms that your mortgage has been fully redeemed and that the lender has released the charge on the title. If the lender does not remove the charge promptly, your solicitor may need to follow up. You should receive confirmation that the charge has been removed from the title register.
Final accounting
Your solicitor sends you a final completion statement and any remaining balance of funds. You should check this against the provisional completion statement provided before completion day and query any discrepancies.
What is NOT included in conveyancing
Understanding what falls outside your solicitor's remit is just as important as knowing what is included. The following tasks are your responsibility or are handled by other professionals:
| Task | Who handles it | Notes |
|---|---|---|
| Marketing and viewings | Estate agent | Pricing, listing, photography, and managing viewings are entirely the agent's domain |
| Negotiating the sale price | Estate agent (with your approval) | Your solicitor may advise on contract terms but does not negotiate the price |
| Obtaining the EPC | You | You must arrange and pay for this before marketing; your solicitor does not organise it |
| Buildings insurance | You | You remain responsible for insuring the property until completion |
| Removals and logistics | You | Booking removal firms, packing, cleaning, and vacating the property are all your responsibility |
| Mail redirection | You | Set up via Royal Mail |
| Capital gains tax | You (or your accountant) | If the property was not your main residence throughout ownership, you may need to report and pay CGT within 60 days |
| Updating your address | You | DVLA, electoral roll, banks, insurance, GP, dentist, HMRC, and other organisations |
| Tax advice | Accountant or tax adviser | Your solicitor is not qualified to give tax advice and will refer you to a specialist if needed |
Tasks sellers handle themselves
Beyond the items listed above, there are several conveyancing-adjacent tasks that require your direct effort even though they support the legal process:
- Completing the TA6 and TA10 forms. Your solicitor will provide these forms and review your answers, but filling them in accurately is your job. The TA6 alone has 14 sections covering everything from boundaries and disputes to flood risk and parking arrangements.
- Locating certificates and guarantees. Planning permissions, building regulations completion certificates, FENSA window certificates, boiler warranties, damp-proofing guarantees — these need to come from your own records. If you cannot find them, your solicitor can advise on alternatives, but the initial search falls to you.
- Answering enquiries promptly. Your solicitor cannot fabricate answers about your property. When the buyer's solicitor asks whether there have been any boundary disputes or whether the extension had building regulations sign-off, the answer must come from you.
- Chasing your own onward purchase. If you are buying another property simultaneously, you need to keep both transactions aligned. Your solicitor will coordinate the legal side, but decisions about timing, flexibility, and logistics rest with you.
- Making yourself available to sign documents. You will need to sign the contract, the TR1 transfer deed, and potentially other documents during the process. Delays in returning signed paperwork can hold up exchange.
How conveyancing costs break down
Understanding what is included helps you evaluate whether you are getting fair value from your solicitor. Conveyancing fees for sellers in England and Wales typically break down as follows:
| Fee type | Typical cost | What it covers |
|---|---|---|
| Solicitor's professional fee | £500 to £1,500 + VAT | All the legal work described in this guide: title investigation, contract drafting, enquiries, exchange, completion, and post-completion administration |
| Official title copies | £7 per document | Title register and title plan from HM Land Registry |
| Bank transfer fee | £30 to £50 | Telegraphic transfer to send mortgage redemption and sale proceeds |
| AML identity checks | £10 to £30 per person | Electronic identity verification for anti-money laundering compliance |
| Indemnity insurance (if needed) | £20 to £300 | Covers title defects, missing certificates, or other issues that cannot be fully resolved |
For a comprehensive breakdown of every cost, see our conveyancing costs breakdown guide.
How Pine helps you prepare
Pine is built around the principle that sellers should prepare their legal paperwork before listing, not after. By completing your TA6 and TA10 forms with guided, plain-English support and assembling your certificates and documents into a single solicitor-ready pack, you eliminate the biggest source of conveyancing delays — the weeks of dead time between accepting an offer and issuing the contract pack.
When your solicitor receives a complete, pre-prepared pack on day one, they can issue the draft contract to the buyer's solicitor almost immediately. That means fewer enquiries, faster exchange, and a shorter overall timeline.
Sources and further reading
- Law Society Conveyancing Protocol — the standard framework governing residential conveyancing in England and Wales (lawsociety.org.uk)
- HM Land Registry — official services for title documents, property searches, and ownership registration (gov.uk)
- SRA Transparency Rules — guidance on how solicitors must publish fees and service information (sra.org.uk)
- Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 — the legislation requiring solicitors to conduct AML identity checks (legislation.gov.uk)
- GOV.UK — Stamp Duty Land Tax — official guidance on SDLT rates, thresholds, and reporting requirements (gov.uk)
- HM Land Registry — TR1 Transfer Form — the official form used to transfer registered property ownership (gov.uk)
- GOV.UK — Capital Gains Tax on Property — guidance on CGT reporting obligations for property sellers (gov.uk)
Frequently asked questions
What is conveyancing and what does it cover?
Conveyancing is the legal process of transferring property ownership from one person to another. It covers everything from initial title checks and drafting the contract pack through to exchanging contracts, completing the sale, and registering the change of ownership with HM Land Registry. For sellers, it also includes repaying the mortgage, settling fees from the sale proceeds, and transferring the net balance to your bank account.
How many individual tasks does a solicitor perform during conveyancing?
A typical residential sale involves between 30 and 50 distinct tasks performed by your solicitor, depending on the complexity of the transaction. These range from straightforward administrative steps like ordering official title copies to more involved work such as answering raised enquiries, negotiating contract amendments, and coordinating exchange across a chain. Leasehold sales, properties with title defects, or transactions involving shared ownership can push the number even higher.
What does the contract pack include?
The contract pack your solicitor sends to the buyer’s solicitor typically includes the draft contract of sale, official copies of the title register and title plan from HM Land Registry, your completed TA6 (Property Information Form) and TA10 (Fittings and Contents Form), a TA7 (Leasehold Information Form) if the property is leasehold, copies of any planning permissions and building regulations completion certificates, guarantees and warranties for work carried out, and the Energy Performance Certificate.
What are pre-contract enquiries and who handles them?
Pre-contract enquiries are questions raised by the buyer’s solicitor after reviewing your contract pack. They may ask for clarification on your TA6 answers, request missing certificates, or query details on the title. Your solicitor manages the process, but many of the answers need to come from you as the seller. Responding promptly to enquiries is one of the most important things you can do to keep the transaction moving.
Does conveyancing include ordering property searches?
In a standard transaction, the buyer’s solicitor orders and pays for property searches, not the seller’s solicitor. However, some sellers choose to order searches upfront through a service like Pine to speed up the process. Typical searches include a local authority search, environmental search, water and drainage search, and in some areas a mining or HS2 search. If the seller orders them in advance, the results can be handed to the buyer on day one.
What happens between exchange and completion that my solicitor handles?
Between exchange and completion, your solicitor requests an up-to-date mortgage redemption figure for the completion date, confirms all contract conditions are met, prepares a completion statement showing how the sale proceeds will be distributed, and liaises with the buyer’s solicitor to confirm logistics for the day. If there is a chain, they also coordinate timing with the other solicitors involved to ensure simultaneous completions.
What does my solicitor do on completion day?
On completion day, your solicitor receives the purchase funds from the buyer’s solicitor via bank transfer. Once the funds have cleared, they confirm completion to all parties, repay your outstanding mortgage to your lender, settle the estate agent’s commission (if authorised), deduct their own fees and disbursements, and transfer the remaining balance to your bank account. They also release the signed TR1 transfer deed to the buyer’s solicitor for registration.
What post-completion tasks does the solicitor handle?
After completion, your solicitor sends the signed TR1 transfer deed and any other registration documents to the buyer’s solicitor, who submits them to HM Land Registry. For buyers, the solicitor also handles Stamp Duty Land Tax (SDLT) submission to HMRC within 14 days of completion. On the seller’s side, the main post-completion tasks are ensuring the mortgage is fully discharged and that you receive a final completion statement and any remaining funds.
What is NOT included in standard conveyancing fees?
Standard conveyancing fees typically do not include negotiating the sale price, arranging viewings or marketing (that is the estate agent’s role), obtaining an Energy Performance Certificate, arranging buildings insurance, organising removals, setting up mail redirection, or providing tax advice on capital gains. Disbursements such as search fees, Land Registry fees, and bank transfer charges are also usually billed separately on top of the solicitor’s base fee.
How much should I expect to pay for conveyancing as a seller?
Seller conveyancing fees in England and Wales typically range from £500 to £1,500 plus VAT for the solicitor’s professional fee, depending on the property value, complexity, and whether the firm is a high-street practice or an online provider. On top of this, you will pay disbursements including official title copies (£7 each), bank transfer fees (£30 to £50), and potentially AML identity check fees (£10 to £30 per person). Our conveyancing costs breakdown guide covers every fee in detail.
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