Conveyancing and Legal Costs Explained

Conveyancing is the legal process of transferring property ownership from seller to buyer. A solicitor or notary usually handles it—searches, contracts, and the final transfer. The costs can add up, and it's not always clear who pays what. Here's what conveyancing involves, who typically pays what, and what to check before you sign.

What conveyancing usually includes

• Searches. Local authority, drainage, environmental, and other searches to check for issues (e.g. planning, flood risk, contamination) that might affect the property.
• Contract. Review and exchange of the contract of sale—terms, conditions, and what's included (e.g. fittings, fixtures).
• Transfer. Preparation and execution of the transfer deed (or equivalent) that legally transfers ownership to you.
• Completion. Final steps—payment of purchase price, release of keys, registration of title. The conveyancer may also handle payment of stamp duty (or equivalent) and registration with the land registry.

Who pays what

• Buyer typically pays: conveyancing fees (solicitor/notary), searches, land registry fees, stamp duty (or equivalent). Sometimes the buyer also pays for the mortgage valuation.
• Seller typically pays: their own conveyancing fees, and sometimes an energy performance certificate (EPC) or other certificates. In some markets the seller pays the estate agent; in others the buyer contributes. The contract or local custom will say. Get a quote from your conveyancer upfront—and ask what's included and what might be extra (e.g. indemnity insurance, extra searches).

What to check

• Quote. Get a written quote that lists what's included and what might be extra. Ask about disbursements (payments they make on your behalf—e.g. search fees, land registry fees)—those are usually on top of their fee.
• Timeline. How long will it take? What could delay it? Make sure the timeline fits with your mortgage offer expiry and any other deadlines.
• BeforeYouSign can highlight key terms in your conveyancing engagement letter so you know what you're agreeing to—and what you're paying for—before you sign.