How to Choose the Right Conveyancing Firm for Your Needs: Expert Tips for Success
- ATHILAW
- Aug 17
- 5 min read
Choosing the right conveyancing firm can affect the cost, speed and overall experience of buying or selling a property. Before comparing quotes, check two things: whether the firm can act for your mortgage lender and exactly what its quoted price includes.
Property transactions can take longer than many buyers expect. Government guidance published in 2026 states that, once an offer has been accepted, a transaction takes around 120 days on average to complete, while around one in three transactions falls through. Timings vary considerably depending on the chain, mortgage, searches, title and whether the property is freehold, leasehold or a new build.
The lender panel check comes first
If you are buying with a mortgage, your conveyancer will usually also be required to represent the lender. Mortgage lenders maintain panels of firms they are prepared to instruct.
Ask the firm directly whether it is approved to act for your particular lender. If it cannot, the lender may require separate legal representation or you may need to choose another conveyancer, potentially adding expense and delay.
Our guide to mortgage offers and their role in conveyancing explains why the relationship between the mortgage, lender and conveyancer matters.
Solicitor, licensed conveyancer, or volume firm
Different providers can handle residential conveyancing, but their services and working models vary.
Option | Regulation | May suit | Points to check |
Solicitor | Solicitors Regulation Authority | Standard and more complex transactions | Experience, caseload and fee structure |
Licensed conveyancer | Council for Licensed Conveyancers | Residential property transactions | Scope of licence and relevant experience |
Online or volume conveyancer | SRA or CLC, depending on provider | Buyers comfortable with a largely digital service | Named contact, communication and caseload |
You can check solicitors and regulated law firms through the SRA register and licensed conveyancers through the Council for Licensed Conveyancers. CLC-regulated practices are required to maintain professional indemnity insurance.
Our overview of the conveyancing process explains the main work involved.
Read the quote, not just the headline fee
A low advertised fee is not necessarily the total amount you will pay. Ask for a written quotation showing the legal fee, VAT, disbursements and any additional charges that could apply.
SRA-regulated firms offering residential conveyancing to the public are subject to transparency requirements covering pricing, what is and is not included, key stages and typical timescales.
Item | What to check |
Legal fee | Whether VAT is included or added separately |
Searches | Which searches are included and their cost |
HM Land Registry fee | Fee applicable to your transaction and property value |
Electronic transfer fees | Whether the firm charges for transferring completion funds |
SDLT administration | Whether preparing/submitting the return attracts an additional fee |
Leasehold work | Any additional charge for leasehold enquiries |
Shared ownership/new build | Any additional specialist fee |
HM Land Registry fees depend on factors including the property value, application type and method of submission. For a typical transfer of the whole of a registered title submitted electronically, current Scale 1 fees range from £20 for transactions up to £80,000 to £500 for transactions above £1 million.
Our article on conveyancing costs provides more detail.
If a firm offers “no completion, no fee”, check the terms carefully. Costs already incurred on your behalf, such as searches, may still be payable even if the transaction does not complete.
Ask questions that reveal the quality of the service
Price alone will not tell you how smoothly the transaction will be handled. Before instructing a firm, ask:
Who will handle my file day to day?
Will I have a direct email address or telephone number?
How will progress updates be provided?
What are your usual response times?
Who deals with my file if my main contact is unavailable?
Have you handled this type of property before?
Our checklist of questions to ask before hiring a conveyancing solicitor can help you compare firms consistently.
For leasehold property, ask about experience reviewing leases, service charges, management information and enquiries with landlords or managing agents.
Read our comparison of leasehold and freehold ownership and guidance on buying a new build if either applies to your purchase.
Communication is a major differentiator
Good conveyancing involves legal work and active communication. Ask how often you will receive updates and whether the firm provides telephone, email or online case-tracking access.
Chains can create delays when one transaction depends on several others progressing together. A responsive conveyancer can communicate with other parties and identify outstanding issues early. Our guide to handling property chain delays explains common causes of delays.
Be careful with estate agent referrals
An estate agent or mortgage lender may recommend a conveyancing firm. You are free to consider the recommendation, but you do not have to use it.
Government guidance states that you must be told if an estate agent or mortgage lender receives a referral fee from a business it recommends, and you remain free to choose another provider.
Ask whether a referral arrangement exists and compare the recommended firm's service and total costs with alternatives.
Fraud prevention should also be taken seriously. Verify payment instructions through a trusted contact method before transferring substantial funds. Our guidance on protecting your deposit during conveyancing explains practical precautions.
Consider experience with the property and location
Local experience can be useful where a firm regularly deals with particular authorities, developments or recurring title issues, although location alone should not determine your choice. More important is whether the conveyancer has relevant experience and communicates effectively.
Our guide to property searches explains the checks commonly undertaken, while preparing for exchange of contracts covers one of the most important stages of the transaction.
Other legal arrangements may also need consideration. Joint purchasers may wish to discuss whether a deed of trust is appropriate. Athi Law also provides services through its family law solicitors and child custody solicitors in Sheffield.
Homeowners may also consider a lasting power of attorney, which can allow chosen attorneys to make specified property and financial decisions if the donor authorises them to do so.
Frequently asked questions
How long does conveyancing usually take?
There is no fixed timetable. Government data indicates around 120 days on average from an accepted offer to completion, but chains, leasehold enquiries, mortgages, searches and title problems can extend the process.
Do I have to use the solicitor recommended by my estate agent?
No. You are free to choose your own conveyancer. If a referral payment is made to the estate agent or mortgage lender, this must be disclosed to you.
How do I know whether a conveyancing firm is regulated?
Check solicitors and law firms on the SRA register or licensed conveyancers with the Council for Licensed Conveyancers. You should also confirm that the firm is authorised to carry out the work you require.
Should I choose the cheapest conveyancing quote?
Not automatically. Compare the total expected cost, what is included, relevant experience, lender-panel status, communication arrangements and any additional fees that could arise.
Getting started
It is sensible to research conveyancers and obtain quotations early so you can instruct promptly once you are ready to proceed. Completing identification and onboarding requirements quickly can help avoid unnecessary delay after an offer is accepted.
Athi Law's conveyancing solicitors act for buyers and sellers, including clients in Sheffield, Dronfield and West Bromwich. You can request a full written quote from our team and review the expected legal fees and disbursements before proceeding.
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