What to Expect From Your Solicitor During a Sale

Instructing a solicitor to handle your property sale can feel like handing your transaction over to a black box. You sign some forms, pay a fee, and then wait -- often with little idea of what is actually happening behind the scenes. Weeks pass. You chase for updates. You wonder whether the silence means everything is fine or everything has stalled.

The problem is rarely that solicitors are doing nothing. It is that most sellers have no framework for what "normal" looks like. Without realistic expectations, every quiet week feels like a crisis, and genuine red flags get missed because you are not sure what to watch for.

This guide sets out exactly what you should expect from your solicitor at each stage of a property sale in England and Wales -- realistic response times, proactive communication standards, who does what, and the warning signs that something is genuinely wrong. For a full breakdown of every task your solicitor performs, see our companion guide on what your solicitor actually does.

Stage-by-stage expectations: instruction to completion

A property sale moves through distinct phases, and your solicitor's responsibilities -- and communication patterns -- change at each one. Here is what to expect.

Stage 1: Instruction and setup (weeks 1-2)

When you first instruct a solicitor, they should:

• Acknowledge your instruction within 1 to 2 working days with a welcome letter or email confirming they are acting for you. This should include their terms of engagement, fee estimate, and complaints procedure.
• Run identity checks promptly. Anti-money laundering (AML) verification is a legal requirement under the Money Laundering Regulations 2017. Most firms now use electronic verification, which takes 1 to 3 days. Your solicitor cannot begin substantive work until these checks pass.
• Obtain your title documents from HM Land Registry. This is done electronically and usually takes 1 to 2 working days. Your solicitor should review the title register and title plan for any issues -- restrictions, old charges, boundary discrepancies, or covenants that could complicate the sale.
• Send you the property information forms. You will need to complete the TA6 (Property Information Form) and TA10 (Fittings and Contents Form). Your solicitor should explain what these forms are and why accuracy matters.
• Request a mortgage redemption statement from your lender if you have an outstanding mortgage. This confirms the exact amount needed to pay off your loan on completion.

What you should expect to hear: Within the first week, you should have received confirmation of instruction, instructions for completing your ID check, and the property forms to fill in. If you have heard nothing after a full week, chase.

Stage 2: Assembling the contract pack (weeks 2-4)

Once you have returned your completed TA6 and TA10 forms and gathered any supporting documents (certificates, guarantees, planning permissions), your solicitor prepares the draft contract pack. This bundle is sent to the buyer's solicitor and includes:

• The draft contract of sale
• Official copies of your title register and title plan
• Your completed TA6 and TA10 forms
• Any supporting certificates and documents

What you should expect: Your solicitor should send the contract pack to the buyer's solicitor within 5 to 10 working days of receiving your completed forms and documents. If it takes longer than two weeks after you have provided everything, ask why. The speed of this stage depends heavily on you -- the sooner you return your forms, the sooner the pack goes out. For tips on accelerating this phase, see our guide on how to speed up conveyancing as a seller.

Stage 3: Enquiries and pre-exchange (weeks 4-10)

This is typically the longest and most frustrating phase. The buyer's solicitor reviews your contract pack and raises enquiries -- written questions about anything that needs clarification. Your solicitor's role is to receive these enquiries, explain them to you in plain language, help you draft accurate responses, and send them back.

What you should expect:

• Your solicitor should forward enquiries to you within 1 to 2 working days of receiving them, with a clear explanation of what is being asked.
• Once you provide your answers, your solicitor should send them to the buyer's solicitor within 1 to 2 working days.
• If the buyer's solicitor is slow to raise enquiries or respond to answers, your solicitor should be chasing them -- and telling you they are doing so.
• There may be multiple rounds of enquiries. This is normal, particularly for older properties or those with a complex history of building work.

For a detailed look at this process, see our guide on the conveyancing timeline week by week.

Stage 4: Exchange of contracts

Exchange is when the sale becomes legally binding. Your solicitor should:

• Confirm that all enquiries have been resolved and the contract is agreed
• Agree a completion date with the buyer's solicitor (and any chain parties)
• Explain the exchange process to you and get your formal authority to exchange
• Call you on the day of exchange to confirm it has happened and provide written confirmation

What you should expect: You should be given advance warning that exchange is imminent -- at least a few days' notice -- so you can make arrangements for moving. Your solicitor should never exchange without your explicit authority.

Stage 5: Completion

On completion day, your solicitor receives the purchase funds from the buyer's solicitor, redeems your mortgage, pays the estate agent, deducts their own fees, and transfers the remaining proceeds to you.

What you should expect: Your solicitor should contact you on completion day to confirm that funds have been received and completion has taken place. This call or email typically comes between midday and early afternoon. They should also send you a completion statement within 1 to 2 weeks showing exactly how the proceeds were distributed.

Stage 6: Post-completion

After completion, your solicitor handles the transfer of ownership at HM Land Registry, confirms your mortgage has been discharged, and sends you a final accounting. You should receive the completion statement and confirmation that all post-completion matters are handled within 2 to 4 weeks of completion.

Realistic response times: what is normal?

One of the most common frustrations for sellers is not knowing whether a delay is normal or a sign of a problem. This table sets out realistic benchmarks:

These are not arbitrary targets. The SRA Standards and Regulations require solicitors to provide services in a "competent and timely" manner. While the SRA does not specify exact response times, the Law Society considers 48 hours a reasonable maximum for routine client queries. Firms accredited under the Conveyancing Quality Scheme (CQS) are expected to meet even higher standards of client communication.

What your solicitor handles vs what you need to do

Misunderstandings about who is responsible for what are a major source of frustration. Here is a clear breakdown:

A good solicitor makes the division of labour clear at the outset. If you are unsure whether something is your responsibility or theirs, ask. It is far better to clarify early than to discover weeks later that everyone was waiting on everyone else.

Red flags in solicitor communication

Some communication problems are minor inconveniences. Others are genuine warning signs that your transaction is at risk. Here is how to tell the difference:

Minor issues (raise but do not panic)

• Occasional slow replies during busy periods (the property market has seasonal peaks that increase solicitor workloads)
• Your case handler being out of the office for a day or two without prior notice
• Receiving a brief acknowledgement rather than a full reply ("I will look into this and get back to you by Friday")

Serious red flags (escalate promptly)

• No update for more than two weeks with no explanation -- this suggests your file may have been deprioritised or overlooked
• Your case being handled by different people each time you call -- this indicates a lack of continuity that almost always leads to errors and delays
• Your solicitor cannot tell you the current status when asked -- if they do not know where your transaction stands, they are not actively managing it
• The buyer's solicitor or estate agent complaining about slow responses from your side -- if the other parties are raising concerns, the problem is real
• Important documents being lost or sent to the wrong party -- this points to systemic file management problems
• Your solicitor not chasing the other side -- if you are the only one following up on outstanding matters, your solicitor is not fulfilling their role

If you spot serious red flags, do not wait to see if things improve on their own. Raise your concerns directly with the firm. For a practical action plan, see our guide on what to do about a slow solicitor.

SRA service standards and your rights

Your solicitor's obligations are not just a matter of good practice -- they are regulatory requirements. Under the SRA Standards and Regulations, solicitors in England and Wales must:

• Act in your best interests
• Provide services in a competent and timely manner
• Keep you informed about the progress of your matter
• Ensure you understand the services being provided and the likely outcomes
• Have a written complaints procedure and tell you about it at the outset of the retainer
• Provide you with the best possible information about pricing, including a breakdown of fees and likely disbursements

If your solicitor fails to meet these standards, you have grounds to complain. The process is: raise a formal complaint with the firm first, give them eight weeks to resolve it, and then escalate to the Legal Ombudsman if you are not satisfied with the outcome. The Legal Ombudsman can order compensation of up to £50,000 for poor service. For a full walkthrough of the complaints process, see our guide on how to complain about your solicitor.

Keeping a paper trail

From the moment you instruct a solicitor, keep a record of every interaction. This is not about being adversarial -- it is about protecting yourself and having clear evidence if anything goes wrong.

What to record

• Every email -- use email as your primary communication channel wherever possible, because it creates an automatic paper trail
• Phone call notes -- after every phone call, note the date, time, who you spoke to, and a brief summary of what was discussed and agreed
• Key dates -- when forms were sent and returned, when the contract pack was issued, when enquiries were raised and answered, and when exchange and completion are scheduled
• Commitments made -- if your solicitor says they will do something by a certain date, note it. If they miss the deadline, you have a specific point to raise.

A simple spreadsheet or even a dedicated email folder works well. The key is having an easily accessible record rather than relying on memory. This paper trail is essential if you ever need to make a formal complaint to the firm or the Legal Ombudsman.

Managing the relationship effectively

The solicitor-client relationship during a property sale is a working partnership. How you manage it can materially affect the speed and smoothness of your transaction.

Set expectations early

At the point of instruction, ask your solicitor:

• How often will you update me, and by what method?
• Who is my main contact, and who covers when they are away?
• What is your typical response time for emails?
• What do you need from me, and by when?
• What is the estimated timeline from instruction to completion?

Having this conversation upfront prevents most of the misunderstandings that lead to frustration later. A good solicitor will welcome these questions because they show you are engaged and organised.

When to chase and when to wait

Knowing when to follow up and when to hold off is an important skill during conveyancing:

The general rule is: if something is within your solicitor's control and nothing has happened for more than a week, chase. If the delay is caused by a third party (council, lender, the other solicitor), ask your solicitor to confirm they are actively following up, then give it time.

Holidays and cover arrangements

Property sales do not pause for annual leave, and your solicitor should have proper cover arrangements in place. Here is what to expect:

• Advance notice. Your solicitor should tell you at least a week in advance if they will be away, and ideally longer for extended absences.
• A named cover contact. You should be given the name, email, and phone number of the person covering your file. This person should have been briefed on the key details of your transaction.
• Continuity on return. When your solicitor returns, they should review any developments during their absence and update you within 1 to 2 working days.

If your transaction is at a critical stage (close to exchange, for example), it is reasonable to ask your solicitor to avoid taking leave or to ensure their cover has the authority and knowledge to progress things in their absence. Most good solicitors will manage their holiday timing around critical transaction dates without needing to be asked.

How the overall timeline should look

Putting it all together, here is a realistic timeline showing when you should expect key milestones and communication from your solicitor:

These timescales assume a straightforward freehold sale with no chain complications. Leasehold sales, properties with complex title issues, or long chains will take longer. For a week-by-week breakdown, see our conveyancing timeline guide.

How Pine helps you stay ahead

Many of the frustrations sellers experience with solicitors stem from a reactive approach -- waiting until an offer is accepted before starting any legal preparation. Pine helps you flip the script by completing your property information forms, gathering your supporting documents, and ordering searches before you list. When your solicitor receives a solicitor-ready pack on day one, the contract pack goes out faster, fewer enquiries are raised, and the overall timeline shrinks. Instead of waiting on your solicitor to drive the process, you arrive at the transaction already prepared.

Sources and further reading

• Solicitors Regulation Authority (SRA) -- Standards and Regulations, transparency rules, and guidance on solicitor obligations (sra.org.uk)
• The Law Society -- Conveyancing Quality Scheme -- Accreditation standards for residential conveyancing firms (lawsociety.org.uk)
• Legal Ombudsman -- Independent complaints body for legal services in England and Wales (legalombudsman.org.uk)
• HM Land Registry -- Title registration, official copies, and the property transfer process (gov.uk)
• Money Laundering Regulations 2017 -- The legislation underpinning AML identity checks in property transactions (legislation.gov.uk)
• HomeOwners Alliance -- Consumer guidance on the selling process and choosing a solicitor (hoa.org.uk)

Related guides

• How Long Should It Take for Your Solicitor to Respond?

Frequently asked questions