Buying guide
Conveyancing Explained: Searches, Enquiries, Exchange and Completion
Conveyancing is the legal process of checking the property, preparing the contract and transferring ownership from seller to buyer. In England and Wales, a conveyancer checks the title and contract, orders searches, raises enquiries, deals with the mortgage, exchanges binding contracts and transfers the purchase funds on completion. A mortgage valuation is not a substitute for an independent condition survey, and unresolved title or chain issues can delay the transfer.
Applies to: Explains conveyancing in England and Wales; processes differ elsewhere.
Why conveyancing takes time
Conveyancing is the legal work involved in transferring property ownership. The conveyancer checks title, agreed contract terms and important restrictions, arranges relevant searches and deals with legal questions raised by the other side. The exact steps differ according to whether the property is freehold or leasehold and whether the transaction involves a mortgage or a chain.
Time is often spent waiting for lender information, searches, title evidence, management packs, survey follow-ups and responses from several different people. A promise of a fixed completion date before those matters are resolved may be unreliable.
Practical checklist
- Appoint the legal representative early.
- Check scope, disbursements and likely exclusions in the quote.
- Provide identity and funding documents promptly.
Searches, title and mortgage checks
Common searches include local authority, drainage and environmental information. They identify information relevant to the property; they do not remove the need for a survey or guarantee that a property has no hidden defects. A lender may require particular enquiries or insurance arrangements before releasing funds.
A mortgage valuation is intended for lending purposes and may be brief or carried out without an internal inspection. A buyer can choose an appropriate independent condition survey for their own assessment.
Practical checklist
- Ask what searches have been ordered.
- Check the lease and management information where relevant.
- Arrange a condition survey separately if needed.
Enquiries and contract documents
The buyer's representative asks questions about title, searches, the property and the transaction. The seller usually provides property information and information about included fittings, restrictions and known issues. These answers matter because they inform legal commitments.
Do not guess at answers to enquiries or conceal material information. When evidence is missing, ask the conveyancer what is necessary. A long chain can compound delays when one party's finance or legal matters remain unresolved.
Practical checklist
- Respond to document requests accurately.
- Clarify any proposed repairs or included items.
- Check the chain and expected milestones.
Exchange, completion and keys
In England and Wales, exchange generally establishes legally binding obligations and a contractual completion date. On completion, money is transferred and the legal representatives confirm the handover. Keys are released through the agreed seller or agent arrangements.
Buyers and sellers should agree access and moving plans with the practical risks in mind. Leaving packing to the last moment, booking inflexible services too early or assuming an early key release can create avoidable costs.
Practical checklist
- Understand obligations before exchanging.
- Confirm funds, insurance and completion requirements.
- Coordinate removals and key handover.
What to read next
Continue with the most relevant next step, or explore the buying journey.
References and further reading
These are the original legal, regulatory and professional sources used to inform this article. MMG explains the key steps above so you do not have to follow external links to find the answer. Circumstances and UK jurisdiction can affect the rules, especially for legal or financial decisions.
- GOV.UK: Conveyancing when buying(opens in a new tab)
- GOV.UK: Conveyancing when selling(opens in a new tab)
- GOV.UK: Making an offer(opens in a new tab)
My Move Guide publishes general information, not personalised legal, tax, mortgage or financial advice. Estimates and requirements differ by location and circumstances.