Questions to Ask Before Hiring a Conveyancing Solicitor: Essential Pre-Selection Criteria

Buying or selling a home should feel exciting. In reality, it often feels like juggling deadlines, paperwork, and a chain of people you’ve never met — all while trying to keep your life moving in the background.

That’s exactly why choosing the right conveyancing solicitor matters. A good one keeps the process steady, explains what’s happening in plain English, and spots problems early. A poor one can leave you chasing updates, surprised by extra costs, and worried your move is slipping.

This guide gives you the essential questions to ask before you instruct anyone. Use it as a shortlist checklist — and don’t be afraid to ask direct questions. You’re paying for a professional service, and you deserve clarity.

If you want to understand what conveyancing actually involves first, start with Understanding the conveyancing process.

What you’re really trying to avoid

Most conveyancing “nightmares” aren’t caused by one big disaster. They come from small issues that aren’t handled early:

• ID and proof of funds checks are left until the last minute

• Searches are ordered late

• Enquiries aren’t raised clearly (or aren’t chased)

• The chain isn’t managed properly

• You can’t get an update unless you repeatedly chase

A well-run solicitor prevents problems by being organised, proactive, and easy to reach.

If you’re looking for a starting point on what a conveyancer actually does day-to-day, read The role of a conveyancer.

1) “Are you regulated  and who will actually handle my file?”

This is your first filter. You want to know you’re dealing with a properly regulated professional, and you want to know who will be responsible for your case.

Ask:

• Are you regulated, and by which body?

• Who will handle my file day-to-day?

• Who covers if that person is away?

• How many live files does each person typically manage?

What you want to hear:

• Clear accountability (a named person, not just “the team”)

• A sensible process for cover and supervision

• Confidence without defensiveness

If you want an example of a firm that’s clear about who they are and how they work, have a look at About Athi Law.

2) “Can you give me a full written quote — including likely extras?”

A headline fee that looks cheap can become expensive once “extras” start appearing. Your job at this stage is to compare like-for-like, not just pick the lowest number.

Ask for a written breakdown that separates:

• Legal fees

• VAT

• Disbursements (searches, Land Registry fees, etc.)

Then ask:

• What common extras might apply in my case?

• Do you charge extra for acting for my lender?

• Do you charge extra for leasehold work?

• Are bank transfer fees included?

• Are ID and source of funds checks included?

What you want to hear:

• A transparent quote in writing

• Plain-English explanations

• No vague “it depends” without examples

If you’re unsure what usually sits inside conveyancing “searches” and why they matter, The role of searches in the conveyancing process is a helpful reference.

3) “Are you on my mortgage lender’s panel?”

This is one of the most important questions you can ask, and it can save you weeks of hassle.

If your solicitor isn’t on your lender’s panel, your lender may refuse to work with them. In some situations, you may need a second firm just to act for the lender — which adds cost and can slow things down.

Ask:

• Are you on my lender’s panel?

• If not, what are my options?

• Do you regularly deal with mortgage lenders and their requirements?

What you want to hear:

• A clear “yes” (or a very clear plan if the answer is “no”)

• Familiarity with common lender queries and timelines

4) “How will you keep me updated  and how quickly do you respond?”

A smooth transaction often comes down to communication. You shouldn’t need to chase constantly just to find out whether anything is happening.

Ask:

• How often will I receive updates?

• Will I have one point of contact?

• How quickly do you respond to emails and calls?

• Can I contact you by phone and email (and do you offer WhatsApp)?

A good firm sets expectations. For example, you can see how Athi Law explains communication and response times on Contact Athi Law.

5) “What do you need from me in the first 48 hours to avoid delays?”

Proactive conveyancing starts with getting the basics done early. If your solicitor waits for you to ask what’s needed, that’s a warning sign.

Ask:

• What documents should I gather immediately?

• Can you send me a checklist today?

• When do you start ID and source of funds checks?

• When will searches be ordered?

If you’re buying your first home and want a practical sense of what to prepare, Conveyancing for first-time buyers walks you through the essentials in a straightforward way.

6) “When will you order searches and will you explain the results?”

Searches aren’t just paperwork. They can reveal issues that affect value, mortgageability, or future enjoyment of the property.

Ask:

• Which searches do you order as standard for my area?

• Do you order searches as soon as you’re instructed?

• Will you explain the results clearly — or just forward PDFs?

• What happens if something comes back that needs attention?

You can also read Understanding the role of searches in property transactions if you want a clear overview of what searches are designed to uncover.

7) “Do you have experience with my type of property?”

Not every transaction is the same. A solicitor who’s excellent with straightforward freehold houses might not be the best fit for a complex leasehold flat or a new build with tight developer deadlines.

Ask:

• How often do you deal with leasehold properties?

• Have you handled new builds and developer deadlines?

• Have you dealt with gifted deposits and family help?

• Do you regularly handle properties with title issues?

If you’re buying or selling a leasehold, it’s worth reading Conveyancing for leasehold vs freehold properties so you know what extra layers to expect.

8) “What’s your approach to enquiries and how do you keep them moving?”

Enquiries are where deals often slow down. They’re necessary, but they need to be managed properly: raised clearly, prioritised, and chased when needed.

Ask:

• How do you raise and track enquiries?

• How do you chase slow replies from the other side?

• Will you explain which enquiries are essential and which are optional?

• How do you keep estate agents in the loop without creating confusion?

If you want an example of how a firm thinks about choosing the right fit and what to look for, see How to choose the right conveyancing firm.

9) “How do you handle exchange and completion so it doesn’t turn into last-minute chaos?”

Exchange of contracts is the point where things become legally binding, and that’s when the pressure increases. Good solicitors prepare for exchange properly, rather than rushing at the end.

Ask:

• What needs to be in place before you recommend exchange?

• How do you agree on a completion date with the other side?

• When do you prepare the completion statement?

• How do you handle lender requirements and timing of funds?

For a clear explanation of what you should have in place before exchange, read How to prepare for the exchange of contracts in conveyancing.

10) “What happens if something unusual is discovered?”

Sometimes conveyancing becomes more than admin. Issues like rights of way, boundary disputes, missing permissions, restrictions, or complex title points can change the risk level of the purchase.

Ask:

• If an issue is discovered, how will you explain it in plain English?

• Will you tell me the practical risk — not just the legal theory?

• Do you negotiate amendments or protections where needed?

• Do you advise on risk solutions where appropriate?

Property rights issues come up more often than people expect. If you want an example of the kind of legal point that can affect a transaction, see What is a wayleave agreement?.

11) “How do you deal with disputes if they arise mid-transaction?”

Disputes can appear even in “normal” purchases — and they need handling calmly and properly so the transaction doesn’t stall.

Ask:

• If a dispute appears, do you handle it or refer it out?

• How do you approach negotiation and resolution?

• How do you keep the transaction moving while the issue is dealt with?

If you want to understand the solicitor’s role when disputes come into play, read Dealing with property disputes: the essential role of a conveyancing solicitor.

12) “What do you do to protect me from fraud and payment risks?”

Property transactions involve large sums. You should feel confident that your solicitor has robust processes around identity checks, verifying bank details, and protecting client funds.

Ask:

• How do you verify bank details before I transfer money?

• What checks do you carry out for ID and source of funds?

• What’s your policy on changing bank details (and how would you confirm it)?

• What should I do if I receive a suspicious email?

A professional answer will be clear and cautious — and it should make you feel protected, not brushed off.

13) “If I’m selling, what will you need from me to keep things moving?”

Sellers can accidentally create delays simply by not having the right documents ready early.

Ask:

• What forms and documents do you need from me first?

• Do you need guarantees, certificates, or planning paperwork?

• What should I do if I can’t find documents?

If you’re selling and want to understand what’s typically required, Legal requirements for selling a property is a useful guide to read before your first call.

14) “What’s your complaints process if something goes wrong?”

You hope you never need it, but a serious firm won’t dodge the question.

Ask:

• Can you send me your complaints procedure now?

• Who is responsible for handling complaints?

• What is your escalation route and expected timeline?

You can see what a transparent process looks like on Athi Law’s Complaints procedure page.

A quick shortlisting checklist you can use today

After your first call or quote, ask yourself:

• Did they explain costs clearly and in writing?

• Did they confirm lender panel status without hesitation?

• Did they set expectations on updates and response times?

• Did they ask you smart questions about your property and your timeline?

• Did they sound organised — or overloaded and vague?

• Do you feel confident you’ll be kept informed without chasing?

If you want to browse the wider legal support available around property and life planning, you can view Athi Law services.

FAQs: Choosing a conveyancing solicitor

When should you instruct a conveyancing solicitor?

Ideally, as soon as your offer is accepted. In practice, the earlier you instruct, the easier it is to get ID checks, proof of funds, and initial paperwork completed before things become time-sensitive. Early instruction also helps avoid delays with searches and lender requirements later in the process.

Is it better to use a local conveyancing solicitor?

Local knowledge can help, especially if a firm regularly deals with the local authority, common search results in the area, or recurring leasehold developments. But the bigger factor is usually service quality: responsiveness, clear communication, and a well-managed process.

Why do conveyancing quotes vary so much?

Because pricing structures differ. Some firms include more in a fixed fee, while others keep the headline low and add charges for common items such as leasehold work, acting for a lender, additional checks, or bank transfer fees. Always ask for a written breakdown so you understand what you’re actually paying for.

How long does conveyancing usually take in the UK?

There isn’t one set timeline. Straightforward transactions can complete in a matter of weeks, but many take a few months, particularly where you have a chain, leasehold issues, slow replies to enquiries, or delays with searches and mortgage offers. A good solicitor should give you a realistic estimate based on your specific situation and update you if anything changes.

What should you do if your solicitor is slow to respond?

First, ask for a clear update schedule and whether anything is genuinely blocking progress. If the communication doesn’t improve, you can escalate within the firm. Switching firms is possible in some situations, but it can also introduce delay — so get clear advice before moving your file.

Can a licensed conveyancer handle a purchase or sale, or do you need a solicitor?

Both can handle conveyancing, as long as they’re properly regulated and experienced. If your transaction is more complex — for example, leasehold complications, title issues, or disputes — you may prefer a firm that can deal with wider legal angles without needing to refer you elsewhere.

Ready to move forward with confidence?

If you want a conveyancing team that keeps things clear, handles the legal detail properly, and helps you stay in control of your move, speak to Athi Law today via Contact Athi Law.