Conveyancing checklist

Conveyancing not started

Tick off each step as it happens. Some steps run in parallel — searches and the mortgage offer often happen at the same time.

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What this checklist is

What happens after your offer is accepted — step by step. Tick each step as it happens. Some steps run in parallel — searches and the mortgage offer often happen at the same time. This is a general guide based on a standard freehold purchase in England & Wales. Your solicitor’s process may vary — always follow their advice.

Before you instruct

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Before instructing a conveyancer, you're shopping around. Fixed-fee quotes vary, and a clear scope upfront avoids surprises.

Got at least two solicitor or licensed conveyancer quotesChecked their reviews and SRA / CLC registrationConfirmed what's included in the fixed feeAsked about typical turnaround timeDecided who is paying (you, joint, or split)

What can delay this

Picking on price alone often costs more later if the firm is overloaded.

Opening the file

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This is the formal start. Once you've returned ID and the deposit for searches, your solicitor can act for you.

Returned signed client care letter / engagement termsSent ID and proof of address (anti-money-laundering checks)Paid the search and disbursement depositConfirmed your purchase price and address with the solicitorGiven them the estate agent's contact and memorandum of sale

What can delay this

Slow ID and AML checks. Sending ID by post instead of using the firm's portal.

Searches and mortgage offer

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Searches typically take 2–6 weeks depending on the council. The mortgage application runs in parallel — your solicitor needs both before drafting the contract pack.

Local authority search orderedWater and drainage search orderedEnvironmental search orderedChancel and any extra searches ordered (where applicable)Mortgage application submittedMortgage valuation bookedMortgage offer received and forwarded to solicitor

What can delay this

Slow council searches. Mortgage valuation downvalues the property. Lender wanting more docs.

Enquiries and contract review

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This is where most delays happen. Your solicitor typically asks the seller's side to clarify anything in the property forms, title, or searches.

Received contract pack from seller's solicitorReviewed property information form (TA6) with your solicitorReviewed fixtures and fittings form (TA10)Raised enquiries with seller's solicitorGot satisfactory replies to all enquiriesReviewed the title plan with your solicitorConfirmed any restrictive covenants are acceptable

What can delay this

Seller's solicitor slow to respond. Indemnity insurance needed for missing certificates. Extra leasehold queries if leasehold.

Exchange preparation

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You're a few days away from being legally committed. Your deposit goes to your solicitor in cleared funds. Buildings insurance is usually required to be live from the moment of exchange.

Buildings insurance quote organised (effective from exchange)Deposit funds in your solicitor's client account in cleared fundsSource of funds proven (bank statements, gift letters)Final mortgage paperwork signedCompletion date proposed and agreed by both sidesExchange of contracts pencilled in

What can delay this

Source of funds queries on gifts. Chain not all ready to exchange on the same day.

Completion

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Completion day is when you legally own the home and get the keys. Your solicitor handles the money transfer, files stamp duty, and registers you as the new owner.

Final completion statement received and reviewedOutstanding balance sent to solicitor in cleared fundsRemovals bookedMail redirect set upUtility meter readings noted on completion dayKeys collected from estate agentStamp duty filed by your solicitor (within 14 days)Property registered with HM Land Registry by your solicitor

What can delay this

CHAPS payment fails on completion morning. Seller hasn't moved out. Keys not released until funds confirmed.

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