What Is the Law Society Conveyancing Protocol?

If you're selling a property in England or Wales, the chances are your solicitor will handle the transaction under the Law Society Conveyancing Protocol. But what is it, and why should you care? In short, the protocol is the rulebook that governs how most residential property sales are conducted. It tells your solicitor which forms to use, what information to provide to the buyer's solicitor, and when to provide it.

For sellers, understanding the protocol helps you know what to expect, which forms you need to complete, and why your solicitor asks for certain documents at particular times. This guide explains the protocol in plain English, covers the standard forms it requires, and shows how following it can make your sale smoother and faster.

What is the conveyancing protocol?

The Law Society Conveyancing Protocol is a set of standardised procedures published by the Law Society of England and Wales. It was first introduced in 1990 to bring consistency to the way residential property transactions are handled. Before the protocol, different solicitors used different forms, provided information at different times, and followed different procedures — making transactions slower and less predictable for everyone.

The current version is the 5th edition, published in 2019. It applies to residential freehold and leasehold sales in England and Wales and sets out a step-by-step framework covering everything from initial instruction through to completion.

The protocol is not a law — solicitors are not legally compelled to follow it. However, any firm accredited under the Law Society's Conveyancing Quality Scheme (CQS) must follow the protocol as a condition of their accreditation. Since the vast majority of mortgage lenders require their panel solicitors to hold CQS accreditation, most conveyancing solicitors follow the protocol in practice.

What is the purpose of the protocol?

The protocol exists to solve a simple problem: without agreed standards, property transactions take longer, cost more, and are more likely to fall through. It achieves this by:

• Standardising the forms used in every transaction, so both sides know exactly what information to expect and in what format
• Front-loading information so the seller's solicitor provides a complete contract pack at the outset rather than drip-feeding documents over weeks
• Setting clear expectations for both solicitors about what should happen at each stage, reducing delays caused by different working practices
• Reducing additional enquiries by requiring comprehensive property information upfront, which means the buyer's solicitor has fewer reasons to raise follow-up questions

In essence, the protocol is designed to make conveyancing faster and more predictable. When it works well, sellers benefit from fewer surprises, shorter timelines, and a lower risk of their sale dragging on for months.

What the protocol requires solicitors to do

Under the protocol, the seller's solicitor has a clear set of obligations. These are designed to ensure the transaction starts on a solid foundation and moves forward efficiently. Here is what your solicitor must do under the protocol:

• Obtain title documents from HM Land Registry at the earliest opportunity and review them for any issues that could delay the sale
• Send the seller the protocol forms (TA6, TA10, and TA7 for leasehold) for completion as soon as they are instructed
• Prepare and send a complete contract pack to the buyer's solicitor, including the draft contract, title documents, completed property information forms, and all supporting certificates
• Use the Law Society's standard contract incorporating the Standard Conditions of Sale (5th edition, 2019 revision)
• Respond to enquiries promptly and provide full, honest answers rather than evasive or partial responses
• Provide the TA13 Completion Information and Undertakings form before completion, confirming practical details such as the redemption of any existing mortgage

The key principle is front-loading: the seller's solicitor should provide as much information as possible at the start, reducing the need for multiple rounds of enquiries later.

Protocol requirements at a glance

This table summarises the main obligations the protocol places on the seller's solicitor at each stage of the transaction:

The standard forms required by the protocol

One of the protocol's most important contributions is standardising the forms used in every residential sale. Before the protocol, different solicitors used different questionnaires, making it difficult for the buyer's solicitor to know what information had been provided and what was missing. The protocol mandates four key forms:

TA6 — Property Information Form

The TA6 Property Information Form is the most important form you will complete as a seller. It covers 14 sections spanning boundaries, disputes, planning permissions, building work, environmental matters, services, and more. Your answers become part of the legal transaction, and inaccurate or misleading responses can lead to misrepresentation claims after completion.

TA10 — Fittings and Contents Form

The fittings and contents form lists every item in the property and states whether it is included in the sale, excluded, or available by separate negotiation. This prevents disputes about what the buyer expects to find on completion day — from light fittings and curtain poles to garden sheds and fitted wardrobes.

TA7 — Leasehold Information Form

If you are selling a leasehold property (most flats and some houses), the TA7 covers lease-specific information such as ground rent, service charges, the managing agent, planned major works, and the remaining term of the lease. This form requires input from your freeholder or managing agent, which can take several weeks to obtain.

TA13 — Completion Information and Undertakings

The TA13 is completed by your solicitor (not by you) before completion. It provides the buyer's solicitor with the financial details needed for completion day, including the amount required, your solicitor's bank account details, and undertakings regarding the discharge of any existing mortgage on the property.

Summary of protocol forms

For a deeper look at the forms you need to complete and how to approach them, see our conveyancing checklist for sellers.

How the protocol affects you as a seller

As a seller, you do not interact with the protocol directly — your solicitor follows it on your behalf. But it shapes your experience in several important ways:

• You will be asked to complete forms early. Under the protocol, your solicitor should send you the TA6 and TA10 (and TA7 if leasehold) as soon as you instruct them. The expectation is that you complete these promptly so the contract pack can be assembled without delay.
• You will need to provide supporting documents. The protocol requires that relevant certificates, planning permissions, building regulations approvals, guarantees, and warranties are included in the contract pack. Your solicitor will ask you to gather these.
• Information is provided upfront, not piecemeal. The protocol's front-loading approach means the buyer's solicitor receives a comprehensive pack at the start, rather than requesting documents one by one over several weeks.
• You can expect a more predictable process. Because both solicitors are following the same procedures, there are fewer surprises. The steps are well-defined, and the sequence is consistent from one transaction to the next.

The single most important thing you can do as a seller is complete your protocol forms thoroughly and quickly. Every day your solicitor waits for your TA6 answers is a day the buyer's solicitor cannot begin their review. For tips on how to do this efficiently, see our guide on how to instruct a solicitor for selling.

Protocol transactions vs non-protocol transactions

Not every property sale follows the protocol. Some solicitors, particularly those without CQS accreditation, may handle transactions outside the protocol framework. Here is how the two approaches compare:

In practice, most residential sales follow the protocol. If you are selling a standard residential property, it is worth checking that your solicitor is CQS accredited, which guarantees they will follow the protocol. You can verify a firm's CQS status on the Law Society's website.

The protocol and the Conveyancing Quality Scheme (CQS)

The Conveyancing Quality Scheme is the Law Society's accreditation programme for residential conveyancing firms. It was launched in 2011 to provide a recognised quality standard that mortgage lenders could use when building their solicitor panels.

The relationship between CQS and the protocol is straightforward:

• CQS accreditation requires firms to follow the Conveyancing Protocol in all residential transactions
• CQS firms must demonstrate that their staff are trained in protocol procedures and that their systems support protocol compliance
• Most major mortgage lenders — including Barclays, Halifax, HSBC, Lloyds, NatWest, Nationwide, and Santander — require solicitors on their panels to hold CQS accreditation
• The SRA (Solicitors Regulation Authority) works alongside the Law Society to ensure CQS firms maintain standards, though the SRA itself regulates individual solicitors rather than the CQS scheme

For sellers, the practical takeaway is simple: if your solicitor is CQS accredited, they will follow the protocol. This gives you a baseline level of quality and consistency. If your buyer is using a mortgage (which most buyers are), their lender will almost certainly require a CQS-accredited solicitor on their side too, meaning both sides of the transaction are following the same procedures.

Benefits of the protocol for sellers

While the protocol is primarily aimed at solicitors, it delivers real benefits for sellers:

• Predictability. You know in advance which forms you need to complete and what documents you need to gather. There are no surprises about what is expected of you.
• Speed. Front-loading information means the buyer's solicitor can start their review immediately, rather than waiting for documents to trickle through. This can save two to four weeks on the overall conveyancing timeline.
• Fewer enquiries. A comprehensive contract pack answers many of the questions the buyer's solicitor would otherwise raise. Fewer enquiry rounds means less waiting and fewer opportunities for the sale to stall.
• Reduced risk of fall-throughs. Delays and information gaps are among the leading causes of sales falling through. The protocol's structured approach reduces both.
• Consistency across transactions. Whether you are selling a terraced house in Manchester or a flat in London, the protocol ensures the same forms and procedures are used.
• Mortgage lender confidence. Because lenders trust CQS-accredited firms and protocol procedures, there is less risk of a lender raising issues with how the legal work is being conducted.

What the protocol does not cover

The protocol is comprehensive, but it has limits. It does not cover:

• The sale price or commercial terms. Negotiating the price, agreeing the completion date, and deciding what fixtures to include are matters between you, your estate agent, and the buyer — not the protocol.
• Property searches. The protocol does not specify which searches the buyer's solicitor should order. The choice of searches depends on the property's location and the buyer's lender's requirements.
• The survey or valuation. These are arranged by the buyer and their lender, not governed by the protocol.
• New-build transactions. The protocol is primarily designed for second-hand residential sales. New-build purchases typically follow separate procedures agreed between the developer and the buyer.
• Commercial property. The protocol applies only to residential conveyancing. Commercial property transactions follow different procedures.

History of the conveyancing protocol

The protocol has evolved significantly since it was first introduced. Understanding its history helps explain why it exists in its current form:

• 1990 — 1st edition. The Law Society introduced the original protocol to address growing frustration with inconsistent conveyancing practices. It established the principle of using standard forms and providing information upfront.
• 2011 — CQS launched. The Law Society introduced the Conveyancing Quality Scheme, linking protocol compliance to a formal accreditation that mortgage lenders could require.
• 2019 — 5th edition (current). The most recent version updated the protocol to reflect modern practices, including electronic communication, updated forms (the TA6 was revised to its 4th edition in 2020 with enhanced questions on flooding and Japanese knotweed), and alignment with current regulatory requirements.

How to check whether your solicitor follows the protocol

If you want to confirm that your solicitor follows the protocol, there are two straightforward steps:

1. Check their CQS status. Search for the firm on the Law Society's solicitor checker. CQS accreditation is listed under the firm's profile. If they hold CQS, they are required to follow the protocol.
2. Ask them directly. When you instruct a solicitor, ask whether they follow the Law Society Conveyancing Protocol. Any reputable residential conveyancing firm will confirm that they do.

If you are using a licensed conveyancer regulated by the Council for Licensed Conveyancers (CLC) rather than a solicitor, they are not bound by the Law Society's protocol specifically, but the CLC has its own equivalent standards and codes of conduct that achieve similar outcomes. You can check a licensed conveyancer's registration on the CLC website.

Getting ahead of the protocol with Pine

The protocol's front-loading principle — providing comprehensive information at the start — works best when sellers are prepared. Unfortunately, many sellers only begin thinking about their TA6 and TA10 after accepting an offer, which means weeks of form-filling while the buyer waits.

Pine helps you get ahead of this. You can complete your property information forms with plain-English guidance, gather your supporting documents, and have everything ready before you even list your home. When a buyer's offer comes in, your solicitor can send the contract pack immediately — exactly as the protocol intends, but without the usual delays. The result is a faster sale, fewer enquiries, and a buyer who stays confident throughout the process.

Sources and further reading

• Law Society — Conveyancing Protocol — Full text of the protocol and guidance for solicitors (lawsociety.org.uk)
• Law Society — Conveyancing Quality Scheme (CQS) — Information on CQS accreditation, requirements, and how to check a firm's status (lawsociety.org.uk)
• Solicitors Regulation Authority (SRA) — Solicitor Register — Check whether a solicitor or firm is properly regulated (sra.org.uk)
• Council for Licensed Conveyancers (CLC) — Regulated Lawyers — Find and verify licensed conveyancers (clc-uk.org)
• Gov.uk — Buying and Selling Your Home — Government guidance on the property transaction process (gov.uk)
• Law Society — Standard Conditions of Sale — The standard contract conditions used in protocol transactions (lawsociety.org.uk)

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