Conveyancing FAQs

A conveyancing solicitor manages the legal transfer of property from seller to buyer and protects you from avoidable risk. I will check the legal title, order and review searches, raise enquiries, and make sure the contract and fixtures list match what you agreed. If you have a mortgage, I act for your lender too, satisfying their conditions and reporting any issues. I handle exchange of contracts, arrange the deposit, complete on the agreed date, pay Stamp Duty Land Tax, and register you as the new owner at HM Land Registry.

You get clear updates, a funds statement before completion, and advice if problems arise, for example missing building regulations or short lease terms.

Leonard Solicitors LLP is accredited under the Law Society’s Conveyancing Quality Scheme (CQS), confirming quality, transparency, and client care. We work from Southampton and act for clients across England and Wales, in person or fully remote.

Contributor: Asad Khan, Conveyancing Lawyer

The Conveyancing Quality Scheme (CQS) is the Law Society’s quality mark for residential conveyancing. It sets national standards for how firms run conveyancing files, communicate with clients and other lawyers, manage risk, and prevent fraud. Accredited firms must follow the Law Society Conveyancing Protocol, keep staff trained, be transparent about fees, and meet strict checks on identity, source of funds, and lender requirements. Accreditation is reviewed regularly.

For clients, this means a clearer process, timely updates, and fewer avoidable delays. Lenders and other professionals recognise CQS, which helps transactions run more smoothly.

Contributor: Sarah Barnard, Conveyancing Supervisor

Instruct as early as possible. Buyers should appoint a conveyancer when they start making offers, and no later than the day the offer is accepted. Early instruction lets us complete ID and source-of-funds checks, receive the memorandum of sale, request the contract pack, and line up searches so there is no lost time. If you are buying leasehold or new-build, deadlines can be tight, so immediate instruction is essential.

Sellers should instruct when the property is listed. That gives time to complete the TA forms, gather guarantees and certificates, order a leasehold management pack if needed, and fix any title issues before a buyer is found. A ready contract pack makes your sale more attractive and reduces delays in the chain.

Contributor: Asad Khan, Conveyancing Lawyer

To start your property transaction, you only need to complete our online conveyancing quote calculator. It gives you an instant fixed fee estimate with typical disbursements and an SDLT indication, and you can instruct us directly from the quote.

Once you accept the quote, we will ask for the following so we can open the file and move straight ahead.

Buyers

• Photo ID and proof of address
• Source of funds evidence (bank statements, sale proceeds, gifted deposit letter with donor ID and funds evidence)
• Mortgage in principle or broker details
• Property details and chain position, plus your survey plans and search preferences

Sellers

• Title number or copy deeds, and mortgage account details if applicable
• Completed TA forms (TA6 and TA10, and TA7 for leasehold)
• Leasehold information so we can order the management pack

Contributor: Asad Khan, Conveyancing Lawyer

You are not legally required to use a solicitor if you buy with cash. It is still strongly advised. Without a lender there are fewer hoops, but the legal risks are the same. You still need checks on the legal title, boundaries, rights of way, restrictions, planning and building regulation history, and (for flats) the lease, service charges and ground rent terms.

At Leonard Solicitors LLP, we will order and explain searches or advise when a targeted approach is suitable. If a seller suggests “search indemnity,” we will explain what it covers and what it does not. We will also draft and negotiate the contract, manage safe transfer of funds on completion, file the SDLT return even if no tax is due, and register you as owner at HM Land Registry.

Cash buyers can often move faster because there is no mortgage offer to wait for. Using a conveyancing solicitor helps you keep that speed while staying protected.

Contributor: Sarah Barnard, Conveyancing Supervisor

A Conveyancing Quote Calculator is an online tool that gives an instant, tailored estimate for conveyancing work. It asks for a few basics such as property price, sale or purchase, freehold or leasehold, and whether there is a mortgage. The calculator produces a clear legal fee with typical disbursements like searches, Land Registry and bank transfer fees. It also provides a Stamp Duty Land Tax estimate, including first-time buyer relief and applicable surcharges.

Our calculator factors in leasehold items such as notice fees or deeds of covenant, and scenarios like new build or shared ownership. Quotes can usually be saved or emailed, updated if the price changes, and used to instruct the solicitor online.

Get your instant fixed fee estimate with our Conveyancing Quote Calculator and instruct us online in minutes.

Contributor: Asad Khan, Conveyancing Lawyer

The instant conveyancing quote shows the firm’s legal fee and the standard disbursements for a typical property transaction. This usually includes the search pack for buyers, Land Registry fees, priority and bankruptcy searches, and bank transfer fees. Each item is listed so you can see what is included.

Some third-party costs cannot be confirmed at quote stage because they are set by others or vary by region. Common examples are leasehold fees charged by the landlord or managing agent, such as notice of transfer, notice of charge, deed of covenant, or a certificate of compliance. Seller management packs, additional or specialist searches, and any indemnity insurance are also outside the core quote and will be confirmed before you commit.

Stamp Duty Land Tax is shown separately. It is a tax rather than a disbursement.

Contributor: Asad Khan, Conveyancing Lawyer

The legal fee in the convincing quote is fixed for the work described in the quote. It covers a standard sale or purchase on the basis of the information provided at the time.

The total you finally pay can change if the scope or third-party costs change. Common examples include:

• Leasehold charges set by a landlord or managing agent that were not known at quote stage.
• Extra-legal work, for example a deed of variation, resolving a title defect, or dealing with an unregistered or split title.
• Additional or specialist searches that become advisable after checks.
• A change in price, lender, tenure, or transaction type which alters SDLT or Land Registry fees.

Rest assured, any variation is explained in advance, with reasons and a clear figure, before you decide how to proceed.

Contributor: Asad Khan, Conveyancing Lawyer

The conveyancing quote is valid for 30 days subject to receiving your instructions. Your legal fee is held for that period, provided the details you entered do not change. Third-party charges and taxes can change independently. Examples include landlord or managing agent fees, search provider prices, Land Registry fees, and SDLT rules. If the quote expires, you can re-run the calculator in seconds.

You can choose to receive an email containing the details of your quote from our online conveyancing quote calculator.

Contributor: Asad Khan, Conveyancing Lawyer

Yes. For purchases in England, the calculator estimates Stamp Duty Land Tax (SDLT) and automatically applies first-time buyer relief where you qualify. It also takes into account the 3% additional property surcharge and the 2% non-UK resident surcharge, if applicable.

For properties in Wales, it calculates Land Transaction Tax (LTT) instead of SDLT. The figures are based on the latest HMRC and Welsh Revenue Authority thresholds, ensuring an accurate estimate from the details you enter.

We may recommend specialist tax advice for complex or non-standard cases such as linked transactions, mixed-use property, or Multiple Dwellings Relief. Your final tax amount will always be confirmed before completion and submitted to HMRC or the WRA as part of the conveyancing process.

If you’re looking to buy or sell a residential property, and need a current figure of SDLT, use our online conveyancing quote calculator.

Contributor: Asad Khan, Conveyancing Lawyer

Yes. After you review the itemised quote, you can instruct directly online. You will enter your contact details and basic transaction information so we can open your file. We will invite you to download the Leonard Solicitors App, available on Android and Apple devices, to issue your engagement documents, helps you complete ID and source-of-funds checks, and lets you choose how you want to work with us, in person or remotely. You can save your quote, return to it later, or proceed immediately.

Once instructed, we contact the other side, request the contract pack or draft it for a sale, and line up searches for a purchase.

Contributor: Asad Khan, Conveyancing Lawyer

Our app gives clients one secure place to manage their conveyancing. It improves visibility, speeds up onboarding and reduces delays caused by missing paperwork or email back-and-forth. Clients can track progress in real time and see exactly what is needed next.

Typical features include:

• A live timeline with milestones and key dates
• A checklist of tasks and documents outstanding
• Secure in-app messaging with notifications
• Digital ID verification and source-of-funds checks
• Document and photo upload from a phone or desktop
• E-signing of engagement letters and standard forms
• Optional access for a co-buyer to view updates
• Use across purchases, sales, remortgages and transfers of equity

The app uses secure encryption and follows UK data protection standards. It is optional. Clients who prefer phone or email can use those channels instead.

Contributor: Asad Khan, Conveyancing Lawyer

Clients receive an invitation by email or text with a secure activation link. After activation, the app can be used in a web browser or downloaded from the App Store or Google Play. An email address and mobile number are needed to set up access. Co-buyers can be added with your permission so they can view progress and tasks. If contact details change, the team will update the account.

The app is free for Leonard Solicitors clients. There is no subscription or extra fee to use it during your transaction.

Contributor: Asad Khan, Conveyancing Lawyer

Yes. The app supports purchases and sales, and it also works for remortgages and transfers of equity. For a remortgage, clients can complete ID and source-of-funds checks, e-sign the engagement, upload documents, and track key steps such as title checks, redemption statements, searches, mortgage deed signing, completion, and Land Registry updates.

For a transfer of equity, the app guides the parties through ID checks, e-signing, and document upload. It helps coordinate lender consent where a mortgage exists, SDLT assessment if money changes hands or debt is taken on, TR1 execution, and any leasehold notices or freeholder requirements. In-app messaging and notifications keep everyone aligned and reduce delays.

The app is optional, secure, and free for clients who prefer a digital route. Phone and email remain available.

Contributor: Asad Khan, Conveyancing Lawyer

Most straightforward sales or purchases complete in about 8 to 10 weeks from offer to completion. Timelines vary with chains, mortgage offer timings, search turnaround, survey results and how quickly enquiries are answered. Leasehold, new build and complex title issues can add extra time. Remortgages are usually quicker, and simple transfers of equity can complete in a few weeks.

At Leonard Solicitors LLP, we aim to complete your property transaction as quickly as possible, without compromising on quality. Start your property transaction today by submitting a free, no-obligation conveyancing quote online.

Contributor: Sarah Barnard, Conveyancing Supervisor

Delays usually come from paperwork, finance, or the chain. Common causes include:

• Slow mortgage offers, valuation queries, or lender conditions.
• Search backlogs or extra searches recommended after results arrive.
• Survey issues that lead to renegotiation or repairs.
• Leasehold items, for example waiting for the management pack, landlord consents, ground rent clauses, or short lease terms.
• Missing documents, such as FENSA, GasSafe, planning or building regulation evidence.
• Title defects that need correcting, unregistered land, or missing rights of way.
• Third-party timetables, for example freeholders, managing agents, or local authorities.
• Anti-money laundering checks, gifted deposits, or source of funds evidence.
• Chain problems, including another party’s delay, probate, or change of circumstances.
• New build deadlines, snagging, or developer paperwork.

Most delays can be reduced with early instruction, full paperwork, and quick responses to enquiries.

Our conveyancing solicitors can spot likely pinch points early, set clear expectations, and keep everyone moving. Start today with a free, no-obligation conveyancing quote online and we will outline the steps to keep your timeline on track.

Contributor: Sarah Barnard, Conveyancing Supervisor

A property chain is only legally committed at exchange of contracts. If someone withdraws before exchange, there is no legal penalty, but the chain usually collapses. You may need to find a new buyer or a new property, and there can be wasted costs such as survey fees, search fees and some legal work. Your conveyancer and agent will try to “re-stitch” the chain or pause while a replacement is found.

If someone withdraws after exchange, the position is different because contracts are binding. The party who cannot complete may face a notice to complete, daily interest, and potentially the loss of the exchange deposit. The innocent party can also rescind the contract and claim reasonable losses. Your conveyancer will review the contract terms, explore an agreed extension, and protect your position as far as possible.

Tell your conveyancer and estate agent immediately. Options can include negotiating a new completion date, re-marketing quickly, refreshing mortgage offers or searches if needed, or exploring interim funding where appropriate.

At Leonard Solicitors LLP, we act quickly to protect your rights, manage contract risk, and keep your move on track wherever possible.

Contributor: Sarah Barnard, Conveyancing Supervisor

Conveyancing costs are made up of the solicitor’s legal fee and third-party charges known as disbursements. The legal fee varies with the type of work (sale, purchase, sale and purchase, remortgage or transfer of equity), the property price, tenure (freehold or leasehold), and any added complexity such as new build or shared ownership. Disbursements typically include searches for buyers, HM Land Registry fees, priority and bankruptcy searches, and bank transfer fees. Leasehold purchases often attract extra landlord or managing agent charges, for example notices, deeds of covenant, or certificates of compliance. Stamp Duty Land Tax (or Land Transaction Tax in Wales) is a separate tax, not a legal fee.

For a clear figure tailored to the property and your circumstances, use our online quote calculator. It provides an itemised legal fee with typical disbursements and a tax estimate.

Contributor: Asad Khan, Conveyancing Lawyer

Beyond the legal fee, buyers and sellers should allow for third-party charges and case-specific items.

Buyers

• Stamp Duty Land Tax (or Land Transaction Tax in Wales)
• Search pack, priority and bankruptcy searches
• HM Land Registry fee
• Bank transfer fees
• Mortgage costs such as lender arrangement and valuation fees
• Survey (RICS Level 2 or Level 3)
• Title indemnity insurance if a risk is identified
• Leasehold items: notice of transfer or charge, deed of covenant, certificate of compliance, landlord consent
• Service-charge and ground-rent apportionments on completion
• Buildings insurance from exchange, where required

Sellers

• Leasehold management pack (LPE1)
• Indemnity insurance where documents or consents are missing
• Lender redemption and transfer fees
• Replacement share certificate where there is a share of freehold

For a fuller breakdown and practical examples, see our guide: Hidden Costs of Buying a Home.

Contributor: Asad Khan, Conveyancing Lawyer

If the property is in England, most purchases attract SDLT. If it is in Wales, the equivalent is Land Transaction Tax (LTT). Whether you pay, and how much, depends on the purchase price, the type of property, and your circumstances.

Key factors the calculator and your solicitor will consider:

• Price bands and thresholds set by HMRC (or the Welsh Revenue Authority for LTT).
• First-time buyer relief where you qualify.
• Additional property surcharge if you already own another residential property.
• Non-UK resident surcharge if applicable.
• Special scenarios such as linked transactions or mixed-use property may need bespoke advice.

Tax is assessed at completion, and a return must be filed within 14 days. Your solicitor will calculate the figure, apply any reliefs, collect the amount on completion, and file the return for you.

At Leonard Solicitors LLP, we will confirm your SDLT or LTT position early, include it on your completion statement, and submit the return on time.

Contributor: Asad Khan, Conveyancing Lawyer

Disbursements are third-party costs that arise during conveyancing. They are paid to organisations other than your solicitor and passed on at cost. Typical buyer disbursements include the search pack (local authority, water and drainage, environmental, and any extras such as mining or planning), HM Land Registry fees, bankruptcy and priority searches, and bank transfer fees. Leasehold purchases often attract landlord or managing agent charges, for example notice of transfer or charge, deed of covenant, certificate of compliance, or licence to assign.

For sellers, common disbursements include the leasehold management pack (LPE1) and Land Registry documents. Title indemnity insurance may be recommended in some cases and is priced by the insurer.

These costs vary because they are set by third parties. Fees differ by local authority and region, by property value and tenure, and by the number or type of documents a freeholder requires. HM Land Registry fees are banded by value and whether the application is electronic or paper. Stamp Duty Land Tax (or LTT in Wales) is a tax, not a disbursement.

At Leonard Solicitors LLP, we provide an itemised estimate at the start and are happy to explain any variable third-party charges in advance. Start your property transaction today by submitting a free, no-obligation conveyancing quote online.

Contributor: Sarah Barnard, Conveyancing Supervisor

For most purchases, the standard searches are:

• Local authority search (LLC1 and CON29): checks planning and building regulation history, road adoption, enforcement notices, tree preservation orders, conservation areas, Community Infrastructure Levy and other local issues.
• Water and drainage search: confirms mains water and sewer connections, adoption of sewers, and any build-over risks.
• Environmental search: screens for contaminated land, flood risk, ground stability, radon and other environmental hazards.

Location-specific searches may also be recommended. Common examples include coal, tin or brine mining, HS2 and other transport schemes, planning reports for nearby applications, chancel repair liability, commons or village green, and checks for pipelines or energy infrastructure.

Lenders expect at least the standard searches. Cash buyers often choose them too because they reveal issues that are not obvious from a viewing or survey.

Our conveyancing solicitors always carry out the searches appropriate for the property and your plans, then keep you updated on results and timeframes.

If you’re planning on buying or selling a property, you can obtain a free, no-obligation conveyancing quote from our online calculator.

Contributor: Sarah Barnard, Conveyancing Supervisor

A Home Buyer Survey is not mandatory, and is entirely for your benefit, not the lenders.

A mortgage valuation is carried out for your lender to confirm the property is suitable for the loan. It might be a brief desktop or drive-by check and won’t assess the condition in detail.

A survey on the other hand, can reveal issues such as damp, roof defects, subsidence, timber decay, non-standard construction, or costly maintenance that a basic valuation might miss.

Most buyers choose a RICS Home Survey Level 2 for conventional, newer homes and a Level 3 (building survey) for older, altered, or unusual properties. New-build buyers often arrange a snagging inspection to check for defects before completion.

Contributor: Sarah Barnard, Conveyancing Supervisor

An EWS1 (External Wall System) form is a lender/valuation tool confirming that a building’s external wall system — including any cladding, insulation and balconies — has been assessed for fire risk by a suitably qualified professional. It is not a building safety certificate or a legal requirement, but some lenders ask for it when valuing flats for sale or remortgage, particularly in medium- and high-rise blocks or where cladding is present.

The EWS1 process applies to the whole building and is usually commissioned by the freeholder or managing agent, not by individual leaseholders. Lender policies differ on when an EWS1 is needed and what rating is acceptable (A1–A3/B1–B2). New guidance and the use of PAS 9980 fire-risk appraisals influence requirements, and some lenders now accept an “EWS1 or equivalent” assessment.

If your lender requests an EWS1 and one is not available, the transaction may pause while the building owner arranges an assessment or alternative evidence is provided.

At Leonard Solicitors LLP, we will check your lender’s requirements early, liaise with the freeholder or managing agent, and keep your timeline on track wherever possible.

Contributor: Asad Khan, Conveyancing Lawyer

Enquiries are the questions a buyer’s conveyancer asks after reviewing the contract pack, title, searches, mortgage instructions and the survey. They are designed to clarify risks and fill any gaps before exchange. Typical topics include proof of rights of way, planning and building regulation approvals, guarantees and warranties, boundary ownership, fixtures and fittings, historic disputes, and evidence that any alterations were lawfully carried out. For leasehold, enquiries also cover the LPE1 pack, service charges, ground rent, accounts, buildings insurance and any planned major works.

The buyer’s conveyancer raises enquiries with the seller’s conveyancer. The seller then provides answers and documents, often obtained from the lender, freeholder or managing agent where needed. Enquiries should be relevant and proportionate. If a document cannot be produced, the parties may agree a title indemnity policy or a contract solution.

Our conveyancing lawyers raise focused enquiries that protect you without causing unnecessary delay, and we chase third parties to keep your timeline on track.

Contributor: Sarah Barnard, Conveyancing Supervisor

A mortgage in principle confirms your budget. The next step is to make an offer and instruct a conveyancer so the legal work can start without delay. Once your offer is accepted, you submit a full mortgage application. The lender will arrange a valuation and issue a formal offer. Your conveyancer also acts for the lender, checks title, orders searches, raises enquiries, and satisfies any special conditions in the offer.

You will be asked for documents such as ID, proof of address, payslips, bank statements, and details of your deposit. If any of the deposit is gifted, evidence will be needed from the donor. It is sensible to arrange a survey, because a lender valuation is not the same as a condition report.

At Leonard Solicitors LLP, we open your file promptly, liaise with your broker and lender, and keep you updated from offer through to completion. Start your property transaction today by submitting a free, no-obligation conveyancing quote online.

Contributor: Sarah Barnard, Conveyancing Supervisor

Mortgage offers usually have an expiry date, often three to six months from issue. If delays mean you will not complete in time, the lender can sometimes extend the offer. They may ask for updated documents, a fresh valuation, or a new credit check. If an extension is not available, you may need to reapply or switch to another product. That can change the interest rate and fees.

Tell the conveyancer and broker as soon as a risk appears. The contract date might be moved by agreement, but the whole chain must consent. Some lenders require searches to be in date for completion, so older searches may need to be refreshed. New build offers and longer chains often need more lead time. Early action gives the best chance to keep your purchase on track.

Our conveyancing solicitors will liaise with your lender and broker early, line up any extension or re-offer, and coordinate dates with the chain to avoid last-minute problems.

Contributor: Sarah Barnard, Conveyancing Supervisor

Yes, most lenders accept gifted deposits. The gift must be unconditional and not repayable. Lender rules vary, so the exact paperwork depends on your mortgage offer.

Typical evidence required:

• Gift Deed confirming the amount, the donor’s relationship to you, that the money is a gift, not a loan, gives no ownership or charge over the property, and will be paid in time for completion.
• Donor ID and address checks for anti-money laundering.
• Proof of funds from the donor, usually recent bank statements showing where the money came from and how it was built up.
• Proof of transfer when the funds move to you or to your solicitor.
• Extra checks for overseas gifts, for example translated statements, SWIFT receipts, or source of wealth explanations.

Gifts from a seller or a third party linked to the transaction are often not allowed. If there are multiple donors, each one must provide the above evidence.

At Leonard Solicitors LLP, we will confirm your lender’s requirements, provide a gift deed template, and gather the right evidence early so your timeline stays on track.

Contributor: Asad Khan, Conveyancing Lawyer.

“Source of funds” means where the money for your purchase is coming from in this transaction, for example salary savings, the sale of another property, a gift from family, inheritance, investments or a bonus. Solicitors must check this under UK anti-money laundering laws and professional rules, and lenders require it too. The aim is to show the money is legitimate and that it is moving through regulated accounts in your name.

Typical evidence includes:

• Recent bank statements showing the build-up and the account the funds will come from
• Payslips and savings statements for salary-based deposits
• Completion statement if the funds come from a sale
• Grant of probate or a letter from the executors for inheritance
• Investment statements or contract notes where relevant
• For gifts, a gift letter, the donor’s ID and address, and the donor’s bank statements showing the funds

Every situation is unique, and we provide bespoke advice and assistance to ensure all documentation complies with the Money Laundering Regulations 2017.

Sometimes we must also confirm “source of wealth”, which explains how the money was accumulated over time. Providing clear documents early helps avoid delays and keeps lenders satisfied.

Contributor: Sarah Barnard, Conveyancing Supervisor

Exchange is the point when buyer and seller swap signed contracts, and the deal becomes legally binding. A deposit is usually paid at this stage, often 10% of the price, and a fixed completion date is set. Buildings insurance normally needs to be in place from exchange for freehold houses.

Completion is moving day. The balance of the purchase money is transferred, keys are released, and legal ownership passes to the buyer. After completion the solicitor pays any Stamp Duty Land Tax, settles invoices, and registers the new owner at HM Land Registry.

Most transactions have a short gap between exchange and completion to organise funds and removals, although same-day exchange and completion can be arranged if everyone agrees.

Working with our conveyancing solicitors means we’ll plan the timeline with you, coordinate the chain and your lender, and keep you updated through to moving day.

If you’re planning on buying or selling a property, why not get an estimation of costs now? Our online calculator provides an instant, no-obligation conveyancing quote.

Contributor: Asad Khan, Conveyancing Lawyer

The contract deposit at exchange is usually 10% of the purchase price. In a chain, some or all of this can come from the deposit your buyer pays on your sale. A reduced deposit can be agreed, for example 5%, but the contract usually allows the seller to claim up to the full 10% if the buyer fails to complete.

The exchange deposit is normally held by the seller’s solicitor as stakeholder, so it stays in a client account until completion. It is part of your overall funds, so it is separate from the mortgage advance that arrives on completion. New-build developers often require a set percentage at exchange, sometimes with staged payments.

At Leonard Solicitors LLP, we will confirm what deposit is expected, negotiate reductions where appropriate, and make sure the contract terms protect you.

Contributor: Sarah Barnard, Conveyancing Supervisor

Yes, it is possible, but it is not the norm. Same-day exchange and completion works best where the chain is short, and funds are ready. Cash purchases are simpler. If you have a mortgage, the lender must be able to release funds in time, and some require notice before completion money can be drawn. All searches, enquiries and signatures must be finished, your deposit cleared, and buildings insurance arranged for freehold houses from exchange.

The main risk is practical. Until exchange there is no binding contract, so removals, key handover and utilities sit on standby. A short gap between exchange and completion usually gives a safer window to organise moving and deal with any last-minute issues.

Our conveyancing solicitors will tell you if a same-day timeline is realistic, line up funds and paperwork, and agree a plan with the chain that keeps you protected.

Contributor: Sarah Barnard, Conveyancing Supervisor

On completion day, your conveyancing solicitors transfers the purchase money to the seller’s solicitor. Once the seller’s solicitor confirms safe receipt, the estate agent is told to release the keys. You can then collect the keys and move in. In a chain, funds move from the bottom up, so timings depend on other completions. Most completions happen late morning to early afternoon.

Beforehand, you receive a completion statement showing the final balance. On the day, the transfer deed is dated, and the seller vacates the property. You should take meter readings and arrange insurance where required. After completion, your solicitor pays any Stamp Duty Land Tax, settles invoices, and applies to HM Land Registry to register you as owner. Copies of the registered title are sent to you and your lender when available.

Delays are usually banking or chain related. Staying contactable and having cleared funds in place helps everything run smoothly.

If you’re planning on buying or selling a property, why not get an estimation of costs now? Our online calculator provides an instant, no-obligation conveyancing quote.

Contributor: Asad Khan, Conveyancing Lawyer

With freehold, the owner holds the property and the land outright. They control maintenance and there are no ground rent charges. There may still be estate or maintenance fees on some developments.

With leasehold, the buyer owns a right to live in the property for a set term (for example 99, 125 or 999 years). The building or land is owned by a freeholder. Leaseholders usually pay service charges for maintenance and insurance, and sometimes ground rent. Many leases require the freeholder’s consent for alterations, subletting or keeping pets. Lenders expect a sufficient number of years left on the lease. Short leases can be expensive to extend and may limit mortgage options.

At Leonard Solicitors LLP, we review the title and lease terms in detail, explain any risks or extra costs, and make sure you understand your options before you commit.

Contributor: Asad Khan, Conveyancing Lawyer

Leasehold flats come with ongoing costs and rules. The big three are the years left on the lease, how the ground rent works, and what you will pay in service charges.

• Length of lease: Check the unexpired term. Once a lease drops near 80 years the cost to extend usually rises, and some lenders may be cautious.
• Ground rent: Confirm the amount and the review clause. Fast-rising ground rent (for example, doubling every 10 years) can affect affordability and mortgage options.
• Service charges and reserve fund: Look at current charges, the last accounts, and whether a reserve fund exists. Expect higher contributions if major works are planned.
• Major works and building safety: Read any Section 20 notices and planned works. For taller or recently built blocks, ask what fire safety assessments are in place and whether any costs may pass to leaseholders.
• Restrictions and fees: Many leases require consent to sell, sublet or alter, and charge notice, deed of covenant or certificate fees.
• Day-to-day points: Parking and storage rights, pet and flooring rules, buildings insurance arrangements, any historic disputes.

Our conveyancing solicitors will review the lease and management pack line by line, explain the risks in plain English, and highlight anything that could worry a lender or increase your future costs.

Contributor: Sarah Barnard, Conveyancing Supervisor

A management pack is the standard set of leasehold information supplied by the landlord or managing agent on a sale. It is provided on the LPE1 (Leasehold Property Enquiries) form, often with the insurance schedule, recent accounts, budget, ground rent and service charge details, arrears position, planned major works, reserve fund information, building safety notes, consents needed to assign the lease, and any disputes or breaches. An LPE2 update may be requested later if figures change.

The seller usually pays for the management pack. The fee is set by the freeholder or managing agent and varies by building. Where there is both a freeholder and a managing agent, each may charge. After completion the buyer typically pays separate landlord fees for notice of transfer and charge, any deed of covenant, and any certificate of compliance.

Ordering the pack early is one of the best ways to avoid delays on leasehold sales.

Choosing Leonard Solicitors LLP to carry out our property transaction means your pack will be requested as soon as you instruct us. We’ll also confirm the fee upfront, and chase responses so your timeline stays on track. Start your property transaction today by submitting a free, no-obligation conveyancing quote online.

Contributor: Asad Khan, Conveyancing Lawyer

Yes, you can buy a property with a short lease, but go in with eyes open. A “short lease” usually means a term that is running down to levels many lenders find difficult. Mortgage criteria vary, but lending becomes tighter as the term shortens and the property’s value is affected. Below 80 years the cost to extend typically rises, and once the term is low enough some lenders will not lend at all.

There are two main routes to extend. The statutory route under the 1993 Act gives a set formula and usually adds 90 years with ground rent reduced to a peppercorn. You can only use it after owning the flat for two years, so buyers often ask the seller to serve a Section 42 notice and assign the benefit on completion. The informal route is a direct deal with the freeholder. It can be quicker but the terms must be checked carefully, especially ground rent and future reviews.

Budget for the premium, valuation costs, and the freeholder’s reasonable legal and valuation fees. Factor the timetable into your purchase so the extension and mortgage align.

Contributor: Asad Khan, Conveyancing Lawyer

Sellers are usually asked to complete three standard Law Society forms:

• TA6 Property Information Form
  General details about the property, for example boundaries, disputes or complaints, notices, alterations and consents, services, guarantees and warranties, building regulations, planning permissions, insurance, access and parking, and known issues such as flooding or Japanese knotweed.
• TA10 Fittings and Contents Form
  A room-by-room list confirming what items are included in the sale, what will be removed, and any items available by separate agreement.
• TA7 Leasehold Information Form (leasehold only)
  Extra details for flats or leasehold houses, including ground rent and service charges, reserve funds, major works, management company details, required consents, and building insurance arrangements.

Your solicitor will also obtain Land Registry documents and, for leasehold, request the management pack (LPE1) from the freeholder or managing agent. Attach supporting certificates where you have them, for example FENSA, GasSafe, electrical reports, planning and building control approvals, and guarantees. Answer everything honestly and as fully as you can, since the buyer relies on these forms.

Our conveyancing solicitors send the forms at the start, explain what is needed, and review your replies to reduce enquiries and delays.

Contributor: Sarah Barnard, Conveyancing Supervisor

Buyers and lenders expect evidence that any changes to the property were carried out lawfully and safely. Provide whatever you have, and tell your solicitor early if anything is missing so they can advise on next steps.

Helpful documents include:

• Windows and doors: FENSA or CERTASS certificate, or Building Control approval.
• Gas: Gas Safe Building Regulations Compliance certificate for boiler installations, plus service records if available.
• Electrical: Electrical Installation Certificate or Minor Works Certificate and Part P notification. An EICR (condition report) isn’t mandatory but can be useful.
• Planning and Building Control: Planning permission decisions or a Lawful Development Certificate where works were permitted development, and Building Control approval/completion for extensions, loft conversions, structural changes and RSJs.
• Other common items: HETAS certificate for solid-fuel stoves, guarantees for damp proofing or roofing, NHBC/LABC warranty for newer homes.

If paperwork is missing, options include obtaining duplicates from the installer or scheme, retrieving local authority records, or considering title indemnity insurance where appropriate. Do not contact the council about historic works before taking advice, as this can affect the availability of indemnity cover.

At Leonard Solicitors LLP, we review your paperwork at the start, confirm what’s needed for your sale, and offer practical solutions if documents are missing.

Contributor: Sarah Barnard, Conveyancing Supervisor

If alterations were done without Building Regulations approval or a completion certificate, the buyer and their lender will want reassurance that the work is safe and lawful. This is common with loft rooms, wall removals, RSJs, garage conversions and replacement boilers or electrics.

There are usually three routes:

• Regularisation: the local authority inspects the work retrospectively. They may ask for opening-up works or upgrades before issuing a certificate. This can take time and add cost.
• Indemnity insurance: a one-off policy that protects the buyer and lender against enforcement action for the lack of approval. It does not fix defects and is only available if the council has not been contacted about the issue.
• Technical evidence: for example, a structural engineer’s letter for a removed wall or an electrical report, sometimes combined with insurance.

Do not approach the council before taking advice, as this can remove the option of indemnity insurance. Planning permission and Building Regulations are different, so both need checking.

Our conveyancing solicitors always review the paperwork and advise on the best route for your sale. We can also arrange indemnity insurance or regularisation where appropriate. If you’re looking to sell a property, check out our online conveyancing quote calculator for a free, no-obligation conveyancing quote.

Contributor: Sarah Barnard, Conveyancing Supervisor

New-build purchases move faster at the start and include extra checks. Developers often ask buyers to exchange within about 28 days of reservation, so early instruction is important. Your solicitor reviews the contract, detailed plans and specification, planning permissions and conditions, road and sewer adoption agreements (Sections 38 and 104), any Section 106 obligations, building control sign-off and the new home warranty (for example NHBC or LABC).

You usually exchange before the home is finished, then complete “on notice” once the property is build-complete and the completion certificate and warranty are issued. A longstop date is used to protect you from open-ended delays. Your lender’s offer must still be in date for completion, so extensions or re-offers may be needed. Incentives and upgrades must be disclosed to the lender. A snagging inspection near handover records items for the developer to fix after you move in. For leasehold flats, expect a management company, service charges and building-safety information.

Contributor: Sarah Barnard, Conveyancing Supervisor

New-build developers usually ask buyers to exchange within about 28 days of reservation. The reservation agreement secures the plot for a short period and sets out the fee and what happens if the deadline is missed. During this window your conveyancer must review the contract, plans and specification, planning permissions and conditions, adoption agreements for roads and sewers, and the new home warranty. If the property is leasehold, they will also check the service charge budget and management arrangements.

You should submit your full mortgage application immediately and arrange the valuation, because the formal offer is needed to exchange. Be ready with ID, source-of-funds evidence and your deposit. Developers typically expect a 10% deposit on exchange although some schemes allow less. Your contract should include a longstop date and provide for completion on notice once the build is signed off, so you are not tied to an open-ended delay. Incentives and upgrades must be disclosed to your lender.

If the 28-day period is tight, extensions can sometimes be negotiated, but the developer may be entitled to remarket the plot and keep some or all of the reservation fee according to the agreement.

Contributor: Asad Khan, Conveyancing Lawyer

Yes. The firm handles First Homes and shared ownership purchases regularly. These transactions involve extra checks and approvals compared with standard purchases.

For First Homes, the price is discounted at first sale and on resales, with eligibility rules such as first-time buyer status, income caps, and local criteria. The discount and occupancy conditions are secured in the title, so the contract and mortgage must align with those restrictions.

For shared ownership, buyers purchase a leasehold share and pay rent on the remainder to a housing association. Key points include the lease terms, rent and service charges, nomination or resale procedures, lender requirements, staircasing provisions, and any new-model features such as smaller initial shares or repair support. The landlord’s consent and specific forms are usually needed at exchange and completion.

Our conveyancing solicitors liaise with the housing association and lender, check eligibility and lease terms, and manage the extra documents so your purchase runs smoothly. Start your property transaction today by submitting a free, no-obligation conveyancing quote online.

Contributor: Sarah Barnard, Conveyancing Supervisor

A remortgage is replacing your current mortgage with a new one. This can be a product transfer with the same lender or a new deal with a different lender. A product transfer involves minimal legal work and can complete quickly once the offer is issued. Moving to a new lender requires conveyancing checks, a new mortgage deed and repayment of the old loan on completion.

Most straightforward remortgages finish in about 3 to 6 weeks from instruction. Timings depend on how fast the new offer is issued, whether searches are needed or a search indemnity is acceptable, and how quickly the existing lender supplies a redemption statement. Leasehold properties often add steps such as landlord notices and management information. Extra time may be needed if there are title defects, second charges, name mismatches or a linked transfer of equity.

At Leonard Solicitors LLP, we line up completion to minimise any early repayment charge and keep each step moving. You can get a quote from our online conveyancing calculator for remortgaging your property.

Contributor: Asad Khan, Conveyancing Lawyer

Title indemnity insurance is a one-off policy that protects the buyer and lender against a specific legal risk on a property. It does not fix the underlying issue but covers financial loss if the risk leads to a claim or enforcement action later. Policies usually last indefinitely, transfer to future owners and satisfy most lenders.

Typical scenarios include missing Building Regulations approval, lack of planning consent for historic works, breaches or uncertainty over restrictive covenants, absence of rights of way or drainage easements, chancel repair liability, missing deeds, defective leases and some boundary anomalies. Premiums depend on the property value and the nature of the risk.

Important conditions apply. Do not contact the council, freeholder or rights holder about the defect before cover is arranged, as that can invalidate the option to insure. Insurance is not suitable for safety issues, where investigation or remedial work is the better route.

Our expert conveyancing lawyers explain whether insurance is appropriate. If it is, we’re happy to obtain quotes and place cover where it is the right solution, or advise on alternatives if not.

Contributor: Sarah Barnard, Conveyancing Supervisor

Title indemnity insurance is a one-off policy that protects the buyer and lender against a specific legal risk on a property. It does not fix the underlying issue but covers financial loss if the risk leads to a claim or enforcement action later. Policies usually last indefinitely, transfer to future owners and satisfy most lenders.

Typical scenarios include missing Building Regulations approval, lack of planning consent for historic works, breaches or uncertainty over restrictive covenants, absence of rights of way or drainage easements, chancel repair liability, missing deeds, defective leases and some boundary anomalies. Premiums depend on the property value and the nature of the risk.

Important conditions apply. Do not contact the council, freeholder or rights holder about the defect before cover is arranged, as that can invalidate the option to insure. Insurance is not suitable for safety issues, where investigation or remedial work is the better route.

Our expert conveyancing lawyers explain whether insurance is appropriate. If it is, we’re happy to obtain quotes and place cover where it is the right solution, or advise on alternatives if not.

Contributor: Sarah Barnard, Conveyancing Supervisor

“Title defects” are legal issues that affect ownership or use of a property. They are usually revealed during the title review, searches and enquiries. Examples include missing rights of way, breaches or uncertainty of restrictive covenants, absent Building Regulations evidence for past works, unclear boundaries, missing easements for services, rent charges, defective leases, unregistered land or possessory title, and unreleased charges or restrictions.

Next steps depend on the risk and your lender’s view. Solutions can include:

• Obtaining missing documents, deeds of grant, or a deed of variation or release.
• Statutory declarations to evidence long use or compliance.
• Land Registry applications to correct or remove entries.
• Title indemnity insurance where appropriate.
• Renegotiation of price, contractual retentions, or walking away if the risk is unacceptable.

Do not contact the council, freeholder or rights holder about historic issues before taking advice, as this can remove the option to insure. Your conveyancer will explain the impact on value, saleability and mortgageability, then agree a plan with you.

At Leonard Solicitors LLP, we identify defects early, set out practical remedies and liaise with lenders to keep your move on track.

Contributor: Sarah Barnard, Conveyancing Supervisor

Registration happens after completion. Your solicitor files the tax return, then submits an AP1 application to HM Land Registry with the signed transfer (TR1), any mortgage deed, the SDLT certificate and supporting documents such as certificates of compliance or consents. For leasehold, the new lease or notices are included.

The application is lodged within the priority period created by the Land Registry priority search, so your title is protected while registration is processed. Timeframes vary. Straightforward updates often complete within a few weeks. Complex matters can take longer, for example new-build plots, first registrations, newly granted leases, transfers of part or where Land Registry raises queries. You still own the property from completion; registration updates the public record.

When the Land Registry finishes, your solicitor sends you the updated Title Register and Plan, and your lender receives its copy if there is a mortgage.

Our conveyancing solicitors prepare and lodge your application promptly, respond to any Land Registry queries, and keep you updated until registration is complete. Start your property transaction today by submitting a free, no-obligation conveyancing quote online.

Contributor: Asad Khan, Conveyancing Lawyer

After completion you will receive your completion statement and any immediate documents such as warranties or keys information. The official title is issued after HM Land Registry finishes registration.

Once registration is complete, your solicitor sends you the updated Title Register and Title Plan as PDF copies. Paper “deeds” are rarely issued now because Land Registry holds the legal record electronically.

Please be aware that receiving your title deeds may take some time as there are backlogs with Land Registry, but rest assured, on completion you are the legal owner of the property.

If you choose to sell the property or remortgage during the registration process, we can help expedite the deeds.

If there are originals that still matter, they will be sent to you, for example guarantees, planning permissions, building control certificates, indemnity policies and any new-build warranty documents. For leasehold purchases you should also receive evidence of post-completion notices, a receipt for any certificate of compliance, and (where relevant) a share certificate for the management company.

If you have a mortgage, the mortgage deed is not returned to you. It is kept on record and noted on your title at the Land Registry.

At Leonard Solicitors LLP, registration is submitted promptly, and you will receive your updated title and any original documents as soon as they are available.

Contributor: Asad Khan, Conveyancing Lawyer