How to Choose a Conveyancing Solicitor in the UK

Most people choose a conveyancing solicitor the way they choose a takeaway: pick the cheapest one that does the job. The problem is that conveyancing isn't a commodity service. The solicitor you choose has more influence over how smoothly your purchase goes than almost any other professional involved, and the difference between a good one and a poor one is measured in weeks of delays, missed details, and avoidable stress.

This guide walks through what to look for in a conveyancing solicitor, the questions worth asking before you appoint them, and the red flags that suggest you should keep looking.

Solicitor or licensed conveyancer

Both can legally handle UK property conveyancing. The difference is that solicitors are qualified to handle a broader range of legal matters, which can be useful if your purchase involves anything unusual like a divorce settlement, a probate property, or a complex lease arrangement. Licensed conveyancers specialise solely in property law and are typically regulated by the Council for Licensed Conveyancers.

For straightforward purchases, either works. For anything that might overlap with other legal matters, a solicitor is usually the better choice. Costs for simple purchases are broadly similar between the two.

The questions to ask before appointing a solicitor/conveyancer

Before instructing anyone, ask these questions directly, the answers will tell you more than the headline cost number.

What's the total cost, including all disbursements? Disbursements are the third-party costs your solicitor pays on your behalf: Land Registry fees, search fees, stamp duty, ID checks. A quote of £800 for legal fees can become £1,500+ once disbursements are added.

How many active cases is the person handling my purchase managing? Twenty to thirty is reasonable. Fifty or more is a warning sign for slow responses and missed details.

What's your average completion time? Reasonable answers are eight to twelve weeks for a straightforward purchase. If they quote much faster, ask how they manage it. If they quote much slower, ask why.

Will I have a named contact, or will I be dealing with a team? A named contact who knows your file is genuinely useful. Team-based handling can work but often means repeating context every time you email and, in some cases, things can get lost in the transfers between team members.

How do you communicate, and how quickly? Some firms respond same day; others take three or four working days. For a process where timing matters, faster is better.

What happens if the chain stalls? Good solicitors have a clear escalation process.

What good solicitors do differently

The best conveyancing solicitors are proactive rather than reactive. They chase the other side rather than waiting to be chased. They explain what's happening in plain language. They flag potential issues early, like missing building regulations approval, problems with title, or restrictions in the lease. They give you realistic timelines rather than optimistic ones.

If you're not sure what your solicitor should be doing at each stage, our guide to the conveyancing process and what your solicitor should be doing covers the full breakdown.

Red flags to watch for

A few warning signs are worth taking seriously. Volume conveyancing services that quote rock-bottom prices and process huge case volumes can look attractive on price, but service quality often suffers. Look for reviews mentioning long delays, missed deadlines, or difficulty reaching anyone with knowledge of your case.

Quotes that exclude key disbursements are another common issue. A surprisingly common tactic is to quote a low headline fee that doesn't include searches, Land Registry fees, or ID checks. Always ask for the all-in figure!

Check the regulator. Every UK conveyancing solicitor should be regulated by either the Solicitors Regulation Authority or the Council for Licensed Conveyancers. If you can't verify the firm's registration, walk away.

Estate agent recommendations alone aren't a great signal. Many estate agents have referral arrangements with specific conveyancers and earn commission for sending you their way. This isn't always bad, but the recommendation is rarely impartial. Always get at least one or two independent quotes for comparison.

How much should it cost

For a standard freehold purchase in 2026, expect legal fees in the range of £800 to £1,500 plus VAT. Leasehold purchases typically add £150 to £400 because there's more paperwork involved. Total disbursements usually add £1,000 to £2,500 depending on the property and the searches required.

For an idea of full timing and what to expect, see our guide to how long buying a house actually takes.

When to instruct

Once your offer has been accepted, you can instruct your conveyancer straight away. The earlier they're on the case, the sooner they can start the paperwork and order searches. Waiting two or three weeks to choose is one of the most common reasons completions slip.

You don't need to wait for your mortgage offer to be issued. Most solicitors will start work as soon as you've signed the client care letter and paid the initial fees.

The full checklist

The Home Truths Guide includes 100+ essential questions to ask at every stage of buying a home in the UK, covering house viewings, making an offer, surveys, conveyancing, special circumstances and exchange and completion. The guide includes a comprehensive list of questions to ask your solicitor at instruction and throughout the buying process.

Buy the Guide, £14.99

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