Buying your first home is exciting, a little daunting, and full of unfamiliar terms that seem to multiply the moment you have an offer accepted. One question we hear constantly from first-time buyers across Hertfordshire and Essex is simple: “what does my conveyancing solicitor actually do, and when do I need one?”
At Boyletts Law, we’ve supported first-time buyers through this process for years, and we know that a clear, plain-English guide is worth far more than a stack of legal jargon. This guide walks you through the conveyancing journey from offer to completion, so you know exactly what to expect at every stage.
What Is Conveyancing, and why does it matter?
Conveyancing is the legal process of transferring ownership of a property from seller to buyer. It covers everything from checking the legal title and raising searches, to handling contracts, managing your mortgage funds, and registering you as the new owner with the Land Registry.
A good conveyancing solicitor protects your interests throughout this process, spotting issues before they become expensive problems and keeping your purchase moving without unnecessary delay.
Step 1: Instructing Your Conveyancing solicitor
As soon as your offer is accepted, it’s worth instructing a conveyancing solicitor straight away. Early instruction means your solicitor can carry out client onboarding checks, confirm any lender-panel requirements, and be ready to review your mortgage offer and lender instructions as soon as they are issued.
At this stage, your solicitor will also carry out anti-money-laundering checks and explain the costs involved, including their fees, disbursements, and Stamp Duty Land Tax (SDLT), where applicable.
Step 2: Searches and surveys
Your solicitor will order a series of property searches, typically covering:
- Local authority searches, which reveal planning history and any local restrictions
- Water and drainage searches, confirming the property’s connection to the public network
- Environmental searches, flagging flood risk or contaminated land
We’d also always recommend a survey, separate from your mortgage valuation, to give you an honest picture of the property’s condition before you commit.
Step 3: Reviewing contracts and raising enquiries
Once the seller’s solicitor sends over the draft contract and supporting documents, your conveyancing solicitor reviews everything line by line. Any gaps, inconsistencies, or concerns become formal enquiries sent back to the seller’s side for clarification.
This stage can feel slow, but it’s where the real protection happens. We take the time to explain each point in plain English, so you always understand what’s being checked and why.
If you are buying a leasehold property, there may be additional steps, including reviewing the lease, service charge accounts, ground rent provisions, building insurance arrangements, management company information and any restrictions on use or alterations.
Step 4: Exchange of contracts
Exchange is the point of no return. Once contracts are exchanged, both parties are legally committed a completion date is fixed, and the contract deposit is usually sent to the seller’s solicitor.. Before exchange, your solicitor will confirm your mortgage offer is in place, and, where you are responsible for insuring the property from exchange, that buildings insurance has been arranged.
Step 5: Pre-completion
Between exchange and completion, your solicitor carries out final searches, requests mortgage funds from your lender, prepares the completion statement, obtains your signed transfer and mortgage deed where required, and ensures all funds are in place for completion
Step 6: Completion day
On completion day, the remaining funds are transferred, the keys are released and you can take possession of the property. Your solicitor then deals with submission of the SDLT return and subsequent payment of duty owned, along with making the Land Registry application to register you as the legal owner.
If you are a first-time buyer, your solicitor will also have considered whether first-time buyer Stamp Duty Land Tax relief may apply. If your deposit includes a gift from family, Lifetime ISA funds, or money from overseas, additional checks and evidence may be required, so it is helpful to raise this at the outset.
How long does Conveyancing take?
Most residential purchases take between eight and twelve weeks from offer to completion, though chains, mortgage delays, and search turnaround times can affect this. Choosing a conveyancing solicitor who communicates clearly and proactively, rather than leaving you guessing, makes a genuine difference to how smooth the process feels.
Why First-time buyers choose Boyletts Law
Based on the Hertfordshire-Essex border in Sawbridgeworth, Boyletts Law has guided many local buyers through their first purchase. We pride ourselves on being approachable, transparent about costs from day one, and genuinely happy to answer questions, however small they might seem.
If you’re taking your first step onto the property ladder, our residential property team would be glad to talk you through the process and what to expect for your specific purchase.
If you’re looking to instruct a residential property solicitor, get in touch with our friendly team today for a no-obligation chat about your purchase. You can call us on 01279 295047, or complete our contact form.