Conveyancing.
Conveyancing is the legal work that transfers a property from one owner to another. It underpins every sale and purchase, and the solicitor or licensed conveyancer you choose has more influence over how smoothly and how quickly your move completes than almost any other decision. Done well, it moves at pace and protects you at every step. Done badly, it is the most common cause of delay, cost and sales that fall through. This guide explains how the process works, how to choose the right firm, and how we can introduce you to trusted local conveyancers if you would like a recommendation.
We are estate agents, not solicitors. Any introduction we make is with no obligation, and the choice of solicitor is always yours.
What conveyancing is, and why it matters.
Conveyancing covers everything from the moment an offer is agreed to the day the keys change hands: proving ownership and title, carrying out searches, raising and answering legal enquiries, handling the mortgage and the money, and registering the new owner with HM Land Registry. Your conveyancer, a solicitor or a licensed conveyancer, does this work and is professionally responsible for the advice they give.
Because so much rides on it, the firm you instruct matters. A thorough, responsive conveyancer spots problems early, keeps the chain moving and protects you from costly mistakes. A slow or overstretched one can stall a sale for months. We are not solicitors, so we do not give legal advice, but we see how much difference the right firm makes and we are glad to help you choose well.
For the bigger picture, read the Buyer’s Guide and the Seller’s Guide, which set out how conveyancing fits the wider move.
The conveyancing process, step by step.
Every transaction follows the same path, in the same order. Knowing what each stage depends on is the best way to keep your move on track and free of avoidable delay.
As soon as your offer is agreed we issue the memorandum of sale and both sides instruct their conveyancer. Instructing early, ideally lined up before your offer is even accepted, saves days later. Your conveyancer verifies your identity, runs the anti-money-laundering checks the law requires, and takes your instructions.
The buyer's conveyancer orders the property searches: local authority, water and drainage, environmental and any others the home warrants. These reveal planning history, nearby development, flood risk, road schemes and anything that could affect the property or its value.
The seller's solicitor supplies the contract pack, title documents and property information forms. The buyer's solicitor examines the title, checks boundaries, rights of way and covenants, and raises enquiries on anything unclear. This exchange is where most of the legal protection, and most of the time, is spent.
In parallel, the buyer's mortgage offer is finalised and any survey is carried out. A good conveyancer keeps the legal work in step with the lender and the surveyor, so the funds and the valuation are ready when contracts are due, rather than holding everything up at the end.
Once searches, enquiries and finance are satisfied, a completion date is agreed with everyone in the chain and both parties sign their part of the contract. Nothing is binding yet, but the paperwork is ready and the deposit is in place to move.
Contracts are exchanged and the sale becomes legally binding. The buyer pays the deposit, the completion date is fixed and neither side can walk away without serious penalty. This is the moment the move becomes certain.
On the completion date the balance of the money is transferred, the keys are released and ownership passes to the buyer. The buyer's conveyancer then pays any Stamp Duty Land Tax due and registers the new owner with HM Land Registry.
Choosing the right solicitor.
Price matters, but it is rarely what makes or breaks a move. These are the qualities that separate a conveyancer who completes on time from one who does not.
Ask for a clear, fixed quote in writing with the disbursements (searches, Land Registry, bank transfers) itemised. Be wary of low headline figures that climb as extras are added. A fixed fee for the work is far easier to plan around than an hourly rate that grows with every phone call.
A firm that knows Ascot, Sunningdale, Virginia Water and the surrounding villages understands the local search providers, the common title quirks and the estate arrangements that trip up transactions here. That familiarity keeps things moving.
The best conveyancers answer the phone, reply to emails and keep you updated without being chased. Ask who will actually handle your file and how quickly they respond. Poor communication is the single most common complaint in the whole process.
A conveyancer carrying too many files cannot give yours the attention it needs. Ask how many cases each fee-earner holds and who covers your file when they are away. A firm with the capacity to focus is worth more than a cut-price quote.
Look for the Law Society's Conveyancing Quality Scheme (CQS), a recognised standard for residential conveyancing. Solicitors are regulated by the SRA and licensed conveyancers by the CLC, both of which carry professional indemnity insurance and a clear route if something goes wrong.
Some firms work on a no-sale-no-fee basis, so you pay the legal charge only if the transaction completes. It can be reassuring if a purchase falls through, though you may still owe for searches and third-party costs already incurred. Check exactly what is and is not covered.
Online conveyancing factory, or local firm.
High-volume online conveyancers advertise heavily and can look tempting on price. They suit some straightforward transactions, but the trade-offs are real. Here is how they compare with an established local firm.
The high-volume online model
Low headline prices and slick online tracking, but often a call centre rather than a named person, large caseloads per handler and little local knowledge. Fine for the simplest sales, and less forgiving when a title issue, a chain complication or a tight deadline appears and you need someone to pick up the phone.
An established local firm
A named solicitor or conveyancer who knows the area, answers directly and can react quickly when a transaction gets complicated. Usually not the cheapest on paper, but the responsiveness and judgement often save far more than the difference in fee, especially on higher-value and less straightforward homes.
Red flags to watch for.
If you notice any of these when choosing or working with a conveyancer, ask questions before you commit.
- A quote that looks unusually cheap, with disbursements and extras added on later
- Nobody named as your point of contact, or a different person every time you call
- Slow or vague replies, with updates only when you chase
- No CQS accreditation and no clear regulator (SRA or CLC)
- Pressure to sign or transfer money quickly, or changes to bank details sent by email
- No written terms, or terms that are unclear on what happens if the sale falls through
Solicitors we can recommend.
If you would rather not research firms from scratch, we can help. We work regularly with a small number of trusted local conveyancers, both solicitors and licensed conveyancers, who consistently do good work for our clients: thorough, responsive and quick to complete. Tell us about your move and we will gladly make an introduction.
There is no obligation of any kind. It is a recommendation, never a condition of buying or selling with us, and you are completely free to instruct any solicitor you choose.
A quick conversation is all it takes. We will listen to your situation and point you to a firm that fits.
A recommendation, never a condition.
We offer the recommendation because it makes moving simpler, not because it is required to buy or sell with us. You are under no obligation to use a firm we suggest, and choosing your own solicitor makes no difference to your sale, your purchase or the way we act for you.
Being open about this matters. Where we introduce you to a conveyancer and a referral arrangement is in place, we may receive a fee or other benefit for the introduction. When that applies we will tell you and disclose exactly what we receive, in writing, before you instruct anyone. We are estate agents, not solicitors, so the conveyancer gives the legal advice and is responsible for it.
What clients ask us first
Straight answers on choosing a firm, how long it takes, and where our role ends.
No. Any recommendation we make is exactly that, an introduction offered to make your move simpler, never a condition of buying or selling with us. You are completely free to instruct your own solicitor or licensed conveyancer, and it makes no difference to how we act for you.
Sometimes. Where we introduce you to a conveyancer and a referral arrangement is in place, we may receive a fee or other benefit for the introduction. When that applies we will always tell you and disclose exactly what we receive, in writing, before you instruct anyone. We do not state a figure here because it can vary, but you will always know before you decide, and you remain free to choose a different solicitor at any point.
Both are qualified to handle the legal side of buying and selling property. A solicitor is regulated by the Solicitors Regulation Authority and can advise on wider legal matters; a licensed conveyancer is a property-law specialist regulated by the Council for Licensed Conveyancers. For a standard sale or purchase either can do an excellent job. What matters most is that the firm is accredited, responsive and experienced.
For a straightforward transaction, allow roughly eight to twelve weeks from offer agreed to completion, though it varies with the chain, the searches and the mortgage. Instructing early and choosing a responsive firm is the surest way to keep it moving.
As early as you can. Sellers benefit from having the contract pack ready before a buyer is even found, and buyers who already have a conveyancer lined up can instruct the moment an offer is agreed. Being ready removes one of the most common causes of delay at the start of a transaction.
No. We are estate agents, not solicitors or legal advisers. Anything on this page is general information to help you choose well, not legal advice. Your conveyancer gives the legal advice on your transaction and is responsible for it.
Move with the right people around you.
Whether you are buying or selling in Ascot and the villages, the right solicitor makes all the difference. Ask us for a recommendation, or book a valuation to set your move in motion. There is no obligation, and the choice is always yours.
H Prestige Estates is an estate agency, not a firm of solicitors, and does not provide legal advice. Where we introduce you to a conveyancer and a referral arrangement is in place, we will disclose any fee or benefit we receive, in line with the DMCCA 2024 transparency regime. You are under no obligation to use any firm we recommend, and are free to choose your own solicitor.