Conveyancing in England & Wales — step by step
Conveyancing is the legal work between accepted offer and the day you get the keys. In England and Wales it usually takes 12–16 weeks. Here's what's happening at each stage and where the delays come from.
Stage 1: Instruction and ID
Once your offer is accepted, you instruct a solicitor or licensed conveyancer. They'll ID-check you (anti-money-laundering rules) and ask the seller's solicitor for the contract pack.
Stage 2: Searches
Your solicitor orders local authority, environmental, water, and chancel searches. These take 2–4 weeks and reveal anything that affects the property — planning, flooding, roads, etc.
Stage 3: Enquiries and mortgage offer
Your solicitor raises any questions arising from the searches and the contract pack. In parallel, your mortgage lender does its own valuation and issues a formal mortgage offer.
Stage 4: Exchange and completion
When everything's resolved, both sides agree a completion date. You exchange contracts (your deposit becomes non-refundable) and complete usually 1–2 weeks later. On completion day, money transfers and you get the keys. Stamp Duty is paid within 14 days.
Frequently asked questions
How long does English conveyancing take?
12–16 weeks is typical. Chains and slow searches push it longer. Cash buyers with no chain can complete in 4–8 weeks.
What does a conveyancer cost in England?
£900–£1,500 in fees plus disbursements (searches £250–£400, Land Registry, Stamp Duty submission). Pineapple Nest's directory lists vetted English conveyancers.
What can I do to speed up conveyancing?
Instruct your solicitor before you offer, get your mortgage in principle ready, return all paperwork same-day, and chase weekly. Direct buyers on Pineapple Nest tend to complete faster because there's no agent in the loop.
What is Stamp Duty Land Tax?
SDLT is a tax buyers pay on properties above the threshold. First-time buyers get relief up to £425,000. Use Pineapple Nest's free SDLT calculator to check the exact amount.
When can I pull out without losing money?
Up until exchange of contracts, either side can pull out without legal penalty (you'll have spent on searches and survey though). After exchange, pulling out costs your 10% deposit.
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