How to choose a conveyancer / solicitor

You’ll need to choose a conveyancer or solicitor as soon as you’ve agreed an offer, as they will oversee the process that transfers the legal ownership of the property you are buying or selling. But how do you find the right solicitor or conveyancer?

Angela Kerr Director, Editor

What is the difference between a solicitor and conveyancer?

Should you choose a conveyancer or solicitor — what’s the difference? Both Licensed Conveyancers (who are regulated by the Council for Licensed Conveyancers) and Solicitors (who are regulated by the Solicitors Regulation Authority) are fully regulated and insured. In terms of handling your property transaction, they will operate to almost identical conveyancing practices and procedures.

However, it’s worth noting the main differences, because you’re likely to see a price difference when you compare conveyancing quotes.

• Licensed conveyancers are specialist property lawyers, focusing largely on residential property, progressing transactions like yours everyday.
• A solicitor is a qualified lawyer, with extensive training in many aspects of law, and can offer full legal services such as divorce proceedings or taking someone to court.
• Engaging a solicitor to undertake conveyancing rather than a conveyancer may therefore cost more.

When should I use a solicitor rather than conveyancer?

A fully qualified property solicitor may be the best choice if you are dealing with difficult transactions. For example, if there’s a boundary dispute or if the sellers are getting divorced, using a solicitor with knowledge beyond property conveyancing law would be necessary. But in most cases, a conveyancer will be able to handle your house purchase or sale transaction from beginning to end.

What are the downsides of using a solicitor for conveyancing?

Solicitors are almost always more expensive than conveyancers.

See our guide on conveyancing fees to give you an idea of what conveyancers and solicitors include in their fees and how much you should expect to pay.

Solicitors may handle other more complex cases with urgent deadlines which can push your ordinary conveyancing to the bottom of the in-tray. Some solicitors work in small practices and have trouble providing continuity of service if they go on holiday. Some solicitors may insist on seeing you in person to verify who you are which can be less convenient.

Most solicitors are highly specialised, but some are generalists who do the occasional bit of conveyancing. If you do opt for a solicitor ensure they are a property specialist, able to deal with freehold or leasehold purchases.

Get instant quotes from regulated and reviewed conveyancers that cover your area.

How to choose a conveyancer / solicitor:

1. Check your conveyancer is on your mortgage lender’s panel

When you choose a conveyancer or solicitor and you’re getting a mortgage, you should check that the conveyancer / solicitor is on your mortgage lender’s panel. 

You should be aware of the following:

• Mortgage lenders will only deal with certain conveyancers and solicitors – those on their “panel” – who in turn usually pay the lender for the privilege.
• If you choose a conveyancer or solicitor that is not on their panel, you will usually have to pay for the bank’s representation fees. This is usually around £200 but varies from bank to bank.
• Ask your conveyancer or solicitor what panels they are on and set out what lender you are considering for your mortgage.

2. Compare conveyancing quotes

The best way to find the right conveyancer or solicitor for your property purchase or sale, is to make sure you shop around and compare conveyancing solicitor quotes.

Should I go with the estate agent’s recommendation?

Estate agents and mortgage brokers will often recommend a local solicitor or conveyancer. But it is worth comparing conveyancing quotes to make sure you are getting good value for money. You are not under any obligation to use your estate agent’s conveyancing solicitor.

3. Check fees are itemised with no hidden costs

Check that cheap conveyancing solicitor quotes aren’t missing hidden costs. Do your research and make sure you are aware of what the final bill will be; our guide on conveyancing solicitor fees will help.

And whatever you do, avoid solicitors/conveyancers who charge an hourly rate, and be wary of any quote that does not fully itemise all charges.

Many conveyancing solicitors will operate on a no sale, no fee basis which means that if the sale or purchase of your property falls through you won’t have to pay their legal fees. It is also sometimes called no completion, no fee.

Compare conveyancing quotes now to get the best prices and make sure the costs are broken down.

4. Check reviews

When narrowing your shortlist, look at the reputation of the conveyancer or solicitor and not just their fees. HomeOwners Alliance makes it easy for you to find conveyancers that users have had the best experience with, by showing you ratings and reviews for all of the firms that provide quotes. This is based on feedback from people who have used that particular company, and is designed to help you make an informed decision.

5. Be aware of common frustrations

When you choose a conveyancer, it’s wise to be aware of the common pitfalls, so you can keep this in mind when you’re looking for the right conveyancing solicitor.

Common frustrations include:

• How long conveyancing takes – Conveyancing can take between 12-16 weeks for a purchase. The time conveyancing takes can be affected by things like the length of the chain, problems with the property title, a survey revealing problems, issues with the buyer’s mortgage application, property search delays or missing paperwork from your seller or buyer. When you choose a conveyancer or solicitor, ask about timescales so you have a better idea of what to expect for your transaction.
• Paperwork efficiency & tracking milestones – The conveyancing process involves a lot of paperwork and it is vital that all aspects are correctly completed and as efficiently as possible. If the solicitor or conveyancer is not diligent and efficient in sending off the right bits of paper at the right time, they can cause considerable delays to the process. To help smooth the process, modern conveyancing practices operate with online case tracking facilities allowing you to access up to date information on your transaction 24 hours a day and sending you an automated email or text when a milestone has been met such as your searches have been returned. This can provide you with greater reassurance throughout your transaction. When you choose a conveyancer or solicitor, check what case tracking technology they have to keep you informed of progress.
• Communication – Not receiving regular updates or communication is one of the main sources of complaints about conveyancers. From a conveyancer’s perspective, there may not be anything to update on if they are still waiting for searches or for paperwork. When you choose a conveyancer or solicitor, be clear about the level of communication you can expect, how often updates will be provided, who will be managing your case day-to-day and who will be covering your case if your main contact goes on holiday. For more advice on what to expect from your conveyancer, see what does a conveyancer do?

You can avoid falling foul of these frustrations by asking the right questions before you instruct, and choosing a conveyancer carefully.

Should I choose a conveyancer or solicitor local to me?

You may personally prefer a local conveyancer or solicitor but your conveyancing solicitor does not need to be local to the property you are buying or selling to deal with your conveyancing. You are just as likely to find out about local developments or other factors that might impact your purchase through the searches that are carried out and these days most communication is done online or over the phone. The most important point is to make sure that you choose a well-reviewed conveyancer in the first place, as this will have much more of a bearing on the quality of advice they provide than their postcode. If you would like more information on Finding the best conveyancing solicitors in London, Birmingham or Manchester, see our local conveyancing pages or for quotes for all areas, see our free tool and compare conveyancing quotes.

Compare conveyancing quotes from regulated and reviewed conveyancing solicitors that cover your area.

Video: Conveyancing process explained