Finding the Right Solicitor or Conveyancer: A Complete Guide

Once your offer on a property has been accepted, one of the first decisions you'll need to make is choosing a solicitor or licensed conveyancer.

Your legal representative plays a crucial role in the property transaction, carrying out the legal work required to transfer ownership, protect your interests and satisfy your mortgage lender's requirements.

Choosing the right professional can help your purchase or sale progress more smoothly and reduce the risk of unnecessary delays.

At The UK Adviser, we regularly work alongside solicitors and licensed conveyancers across England and Wales and understand the important role they play in every successful property transaction.

What Does a Solicitor or Conveyancer Do?

Their responsibilities typically include:

• Reviewing the contract documentation.
• Carrying out property searches.
• Checking legal ownership.
• Reviewing title documents.
• Raising enquiries with the seller's solicitor.
• Reviewing leasehold information where applicable.
• Reporting to your mortgage lender.
• Arranging exchange of contracts.
• Completing the purchase.
• Registering your ownership with HM Land Registry.
• Paying any Stamp Duty Land Tax due.

Without legal representation, a property transaction cannot usually proceed.

Solicitor or Licensed Conveyancer?

Both can carry out residential conveyancing.

A Solicitor is a qualified legal professional who may advise on a broad range of legal matters, including property, wills, probate, family law and litigation.

A Licensed Conveyancer specialises in property transactions and conveyancing.

Both professions are regulated, although by different organisations.

Check That They Are Properly Regulated

Before instructing anyone, ensure they are authorised by the appropriate regulator.

Solicitors Regulation Authority (SRA)

Solicitors in England and Wales are regulated by the Solicitors Regulation Authority (SRA).

The SRA maintains a public register allowing you to verify that a solicitor or law firm is authorised.

The Law Society

The Law Society of England and Wales is the professional body representing solicitors.

Many firms are accredited under the Law Society's Conveyancing Quality Scheme (CQS).

CQS accreditation demonstrates that a firm has met recognised standards for residential conveyancing.

While not essential, many buyers prefer firms holding CQS accreditation.

Council for Licensed Conveyancers (CLC)

Licensed Conveyancers are regulated by the Council for Licensed Conveyancers (CLC).

The CLC also maintains a public register of authorised firms and individuals.

Make Sure They Are on Your Lender's Panel

This is one of the most important checks.

Most mortgage lenders operate approved solicitor panels.

If your solicitor is not on your lender's panel:

• The lender may appoint another solicitor.
• Additional legal fees may apply.
• Your transaction could be delayed.

Always confirm panel membership before instructing a solicitor or conveyancer.

Ask About Their Experience

Not every conveyancing transaction is straightforward.

If your purchase involves:

• Leasehold property
• New-build homes
• Shared ownership
• Buy-to-let
• Commercial property
• Property investment
• Agricultural land
• Listed buildings

choose someone with relevant experience.

Understand the Fees

Before instructing a solicitor, ask for a written quotation.

It should clearly explain:

• Legal fees
• Search fees
• Land Registry fees
• Stamp Duty administration
• Bank transfer fees
• VAT
• Any additional charges

The cheapest quote is not always the best value.

Transparency and service are equally important.

Communication Matters

Property transactions often move quickly.

Choose a firm that:

• Responds promptly.
• Keeps you updated.
• Explains legal terminology clearly.
• Returns calls and emails.
• Provides a named contact.

Poor communication is one of the most common causes of client frustration.

Local or National Firm?

Both have advantages.

A local solicitor may offer:

• Face-to-face meetings.
• Local knowledge.
• Personal service.

A national conveyancing firm may offer:

• Extended opening hours.
• Online case tracking.
• Larger conveyancing teams.
• Competitive pricing.

The most suitable option depends on your preferences.

Questions to Ask Before Instructing

Consider asking:

• Are you regulated?
• Are you on my mortgage lender's panel?
• Who will handle my case?
• How will I receive updates?
• What are your typical timescales?
• Are there any additional fees?
• Have you dealt with similar transactions before?

Red Flags

Be cautious if:

• Fees seem unrealistically low.
• Charges are unclear.
• Communication is poor.
• You cannot verify regulation.
• The firm is not on your lender's panel.
• Reviews consistently highlight delays or poor service.

How The UK Adviser Works with Solicitors

Once your mortgage application is underway, your mortgage adviser and solicitor often work closely together.

This helps ensure:

• Mortgage instructions are received promptly.
• Legal enquiries are answered efficiently.
• Completion dates are coordinated.
• Any lender requirements are satisfied.

Good communication between all parties can help keep your purchase progressing.

Frequently Asked Questions

Do I need a solicitor when buying a house?

Yes. A solicitor or licensed conveyancer is normally required to complete the legal work involved in transferring property ownership.

Can I use any solicitor?

You should ensure they are properly regulated and, if you are obtaining a mortgage, that they are approved by your lender.

What is the Conveyancing Quality Scheme?

The Conveyancing Quality Scheme (CQS) is a quality standard operated by the Law Society for residential conveyancing practices.

What's the difference between a solicitor and a licensed conveyancer?

Both can carry out conveyancing. Solicitors may practise across many areas of law, while licensed conveyancers specialise in property transactions.

Can I change solicitors during the transaction?

It is possible, although changing firms part-way through may result in delays and additional costs.

Why Choose The UK Adviser?

Buying a property involves a team of professionals working together.

Alongside arranging your mortgage, The UK Adviser can help guide you through the wider buying process and explain the role of your solicitor, surveyor and estate agent.

Our aim is to help make your property transaction as smooth and straightforward as possible.

Speak to The UK Adviser

Whether you're buying your first home, moving house or investing in property, our experienced advisers can help you understand the mortgage process from start to finish.

Contact The UK Adviser today to discuss your property purchase.

Important Information

This article is intended for general information only and does not constitute legal, mortgage or financial advice.

You should always instruct a solicitor or licensed conveyancer who is appropriately regulated and suitable for your individual circumstances.

Your home may be repossessed if you do not keep up repayments on your mortgage.