What you’ll learn
By the end of this step, you should be able to:
- Compare conveyancers using lender-panel status, expertise, service and transparent cost.
- Prepare identity and source-of-funds evidence for the legal process.
The decision this lesson prepares you for: Which conveyancer should you appoint, and what evidence do they need from you straight away?
Conveyancing — the legal transfer of the property — will be done by a solicitor or a licensed conveyancer, and which firm you choose affects your timeline more than almost any other Phase 4 decision. Ideally you gathered quotes before offering; either way, instruct within a day or two of acceptance, because nothing legal happens until you do.
Choosing the firm
Solicitors and licensed conveyancers are equally able to handle a standard purchase. What differentiates firms is capacity and communication: a cheap high-volume 'factory' can mean weeks of unanswered emails, while a good local firm answers the phone and knows the local search quirks. Compare three itemised quotes, check reviews that mention communication, and confirm 'no sale, no fee' terms in case the purchase collapses.
The lender panel check
Your conveyancer must be on your mortgage lender's panel — the list of firms the lender allows to act for it. If they are not, you will pay for a second firm to represent the lender, adding cost and delay. One question when instructing ('are you on X's panel?') avoids the whole problem.
Fees, disbursements and the paperwork you owe them
Quotes split into the firm's fee and disbursements — searches, Land Registry fees, bank charges they pay on your behalf. Insist the quote itemises both and states what is fixed. Then expect homework: certified ID, proof of address, and source-of-funds evidence for your deposit under anti-money-laundering rules — bank statements showing the savings history, plus a signed letter for any gifted amount. Preparing this pack in advance saves a fortnight.
Your action list
Official sources
Practical tips
- Named-contact firms beat ticket-queue firms at the same price — ask who will actually handle your file.
- Tell your conveyancer your hoped-for exchange date at instruction; a target concentrates minds.
What can go wrong
- The cheapest quote often becomes the most expensive purchase — slow conveyancing is the leading cause of fall-throughs after finance.
- Unprepared AML evidence (especially for family gifts) is the most common buyer-caused delay; the rules are strict and non-negotiable.
- PropertySquares provides education, not financial or legal advice. Verify current rules and obtain advice for your circumstances before acting.
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