Buying a house is exciting. It can also feel overwhelming. Many people go through the process only a few times in their life.
So it is normal to have questions.
Our Residential Conveyancing team speaks to buyers every day. Some questions come up again and again.
Here are the 10 questions we get asked most often when people are buying a house in the UK followed by our answers.
- How long does conveyancing take?
- What does a conveyancer actually do?
- What searches are needed?
- When do I pay the deposit?
- What happens on exchange day?
- What is completion day?
- Can the seller pull out?
- Do I need a survey?
- What are disbursements?
- When do I get the keys?
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How long does conveyancing take?
This is usually the first question people ask. In most cases, the conveyancing process in the UK takes between 8 and 12 weeks. Sometimes it can be quicker. Sometimes it takes longer.
Several things affect the timeline:
- The length of the property chain
- Mortgage approval times
- Search results from the local authority
- How quickly documents are returned
Some parts of the process move fast. Others involve waiting for information. Good communication helps keep things moving. Responding quickly to requests also helps avoid delays.
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What does a conveyancer actually do?
A conveyancer manages the legal side of the property purchase. Their role is to make sure everything is correct before the property changes hands.
Typical tasks include:
- Checking the contract from the seller
- Carrying out property searches
- Reviewing title documents
- Raising questions with the seller’s solicitor
- Working with your mortgage lender
- Managing the exchange and completion process
- Registering the property in your name
In simple terms, a conveyancer makes sure the property can legally be sold and transferred to you. They also highlight any risks before you commit.
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What searches are needed?
Property searches are an important part of buying a house in the UK. They reveal information about the property and the surrounding area.
Common searches include:
- Local Authority Search
- This shows planning permissions, road schemes, and other local issues.
- Environmental Search
- This checks flood risk, land contamination, and environmental concerns.
- Water and Drainage Search
This confirms whether the property connects to public water and sewer systems.
Some properties may need extra checks. For example, mining searches in certain areas. These searches help buyers understand the property before exchange.
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When do I pay the deposit?
The deposit is normally paid just before exchange of contracts. For most purchases, the deposit is 10% of the purchase price.
Your conveyancer will ask for the funds ahead of exchange day. This allows time for the money to clear.
Once contracts are exchanged, the deposit is sent to the seller’s solicitor. At this point, the purchase becomes legally binding. If a buyer pulls out after exchange, the deposit is usually lost.
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What happens on exchange day?
Exchange of contracts is one of the biggest milestones in the conveyancing process.
Up until this point, either side can walk away. Once exchange happens, the purchase becomes legally binding.
On exchange day:
- The buyer and seller sign their contracts
- Solicitors agree the completion date
- Contracts are exchanged between solicitors
- The deposit is transferred
After exchange, both sides commit to the move. The completion date is now fixed. This is when many buyers start arranging removals and preparing for moving day.
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What is completion day?
Completion day is when the property officially changes ownership.
On this day:
- The buyer’s solicitor sends the purchase money
- The seller’s solicitor confirms receipt
- The estate agent releases the keys
This usually happens around midday. Once the funds arrive, the property is legally yours.
After completion, your solicitor also handles:
- Paying any Stamp Duty owed
- Registering the property with the Land Registry
Completion day is the moment buyers have been waiting for. It is when you can finally move in.
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Can the seller pull out?
Yes. A seller can pull out at any time before exchange of contracts. This can be frustrating for buyers. It can also happen the other way around. Until contracts are exchanged, the agreement is not legally binding.
Reasons sellers pull out may include:
- Problems in their own property purchase
- Changes in personal circumstances
- A better offer from another buyer
This is why the exchange stage is so important. Once contracts are exchanged, both parties are legally committed.
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Do I need a survey?
A survey is not legally required. Many buyers still choose to get one. A survey looks at the physical condition of the property.
It can identify issues such as:
- Structural movement
- Damp
- Roof problems
- Hidden damage
Some buyers rely on the mortgage valuation. This report mainly protects the lender.
It does not give a full view of the property’s condition. A survey gives buyers more confidence in their purchase. It can also help if price negotiations become necessary.
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What are disbursements?
Disbursements are costs paid to third parties during the conveyancing process.
They are separate from your solicitor’s legal fees.
Common disbursements include:
- Local authority search fees
- Land Registry fees
- Environmental search fees
- Bank transfer fees
These costs vary depending on the property and the location. Your conveyancer will usually provide a full estimate at the start of the process. This helps buyers understand the total cost of buying a home.
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When do I get the keys?
Buyers usually receive the keys on completion day.
Once the seller’s solicitor confirms that funds have arrived, the estate agent is told to release the keys. You can then collect them from the estate agent. This is normally around lunchtime, although timings can vary. At this point, the property is officially yours. Many buyers head straight to the property to start moving in.
Top Tip
Always instruct your conveyancer as early as possible in the conveyancing process.
Early instruction means checks can begin straight away. It also helps avoid delays later in the transaction. Many buyers wait until an offer is accepted. Some start earlier so everything is ready when they find the right property.
Good preparation can make the process of buying a house in the UK much smoother.
Written by BP Legal, a trusted law firm in Leicester. The firm is led by Bhumika Parmar, solicitor, founder of BP Legal, former President of the Leicestershire Law Society, and trustee of Zinthiya Trust.
If you would like to speak to one of our experienced team about Residential Conveyancing, please call us today on 0116 253 6856 or email info@bplegal.co.uk