Buying or Selling a Home: A Guide to the Conveyancing Process

By MH Solicitors LLP | Published May 2026

Buying or selling a home is one of the largest financial commitments most people make. The legal transfer of ownership is called conveyancing. GOV.UK guidance for England and Wales sets out the stages clearly, but many clients only see fragments of the process while a transaction is moving quickly. A practical overview helps buyers and sellers understand what should happen, why delays occur, and what steps reduce risk.

This guide explains the key stages in plain English, including what a conveyancing solicitor does, the difference between exchange and completion, average timescales, and fraud awareness where large sums of money are transferred.

How Long a Sale Usually Takes

Government guidance says that selling a home in England and Wales takes around five months on average. It can take longer where the sale is in a chain. A chain creates dependency between multiple linked transactions, so delay in one part can affect everyone else. Because of that, expected dates should be treated as provisional until legal work and agreement steps are completed.

Good communication helps, but time is also needed for searches, contract checks, mortgage arrangements, enquiries, and final legal preparation. Even efficient transactions require a structured timeline.

Typical Stages for Sellers

GOV.UK guidance sets out a practical sequence for selling:

1. Check what is owed on any mortgage.
2. Find out the current property value.
3. Decide whether to use an estate agent.
4. Choose a solicitor or conveyancer for the legal transfer work.
5. Provide an Energy Performance Certificate.
6. Set a selling price.
7. Accept or negotiate an offer.
8. Exchange contracts.
9. Transfer ownership and move out on completion.

Sellers often focus on offers and moving dates, but legal preparation is equally important. Missing documents or unresolved title issues can delay progress later in the transaction.

Typical Stages for Buyers

For buyers, GOV.UK guidance includes the following common stages:

1. Make an offer.
2. Arrange a mortgage if required.
3. Instruct a solicitor or conveyancer.
4. Allow the conveyancer to carry out searches and raise enquiries.
5. Review the contract and title documents.
6. Agree a completion date.
7. Exchange contracts.
8. Complete the purchase.
9. Register the property with HM Land Registry.

Searches can include local authority, environmental, and water and drainage checks. These checks can reveal risks or restrictions that matter for use, value, and future costs. Buyers should also remember that Stamp Duty Land Tax may be payable.

What a Conveyancing Solicitor Does in Practice

A conveyancing solicitor or conveyancer manages the legal transfer process and helps reduce risk. Typical work includes reviewing title and contract documents, coordinating with the other side, raising and answering legal enquiries, advising on obligations, and guiding clients through exchange and completion.

After purchase, registration at HM Land Registry is also handled as part of the legal process. This final stage confirms the ownership record.

Exchange and Completion, A Critical Difference

Exchange and completion are not the same event. Exchange of contracts is the point where the transaction becomes legally binding on both parties. From that point, legal commitments apply and the parties are expected to complete according to the contract terms.

Completion is the later step where ownership transfers and the move takes place. In client conversations these terms are often mixed up, but understanding the distinction is essential when arranging removals, financial transfers, and practical plans.

Fraud Awareness, Protecting Money Transfers

GOV.UK guidance highlights a real fraud risk in property transactions because large sums of money are transferred. Buyers and sellers should follow strict precautions:

• Verify that you are dealing with the correct person or firm.
• Transfer funds only to verified bank details.
• Be cautious about unexpected changes to payment instructions.
• Avoid sharing unnecessary personal information.

Small verification steps can prevent severe financial loss. If something looks unusual, pause and confirm through trusted contact details before sending funds.

Extra Steps in Complex Transactions

Some transactions involve additional legal requirements. GOV.UK examples include probate sales, sales made under power of attorney, and cases where an owner has lost mental capacity. These scenarios can require extra evidence and checks.

Selling a rented property may involve Capital Gains Tax, and the tenancy must be ended correctly. Landlords should also consider the current possession framework in England, which changed under the Renters' Rights Act from 1 May 2026.

Practical Checklist Before Exchange

• Confirm all legal enquiries have been answered clearly.
• Read and understand key contract terms and completion obligations.
• Verify all payment instructions directly with trusted firm contact details.
• Keep moving plans flexible where chains are involved.
• Ask your conveyancer for plain language advice on any unclear point before becoming legally bound.

A well managed transaction is not only about speed. It is about legal certainty, clear communication, and safe handling of funds.

Where Delays Commonly Happen

Delays are often caused by factors outside one party's direct control. Chain dependency can pause progress while another linked sale resolves its own issues. Mortgage processing can also affect timing, especially if lenders request extra documents. Enquiries can take longer where title records, property boundaries, or historic alterations need further clarification.

Search results may also raise points that require discussion before exchange. This does not always mean a transaction is at risk, but it can affect dates and expectations. Buyers and sellers who understand this are usually better prepared and less likely to make rushed decisions. Early instruction, prompt document responses, and clear communication with your conveyancer can reduce avoidable delay.