Mortgage Conveyancing Explained: What Solicitors Do vs What Conveyancers Handle

Buying a Home? Here’s the Legal Side No One Explains Clearly

If you’ve ever applied for a mortgage, you already know it’s more than a mountain of paperwork and a few anxious weeks waiting for approval.
Behind the scenes, there’s a legal process quietly shaping your entire purchase — conveyancing.

Conveyancing is what officially transfers a property from the seller’s name into yours. It’s also what gives your mortgage lender legal security over the home. Without it, your purchase simply can’t be completed.

The process ensures that:

• The seller genuinely owns what they’re selling.

• There are no disputes, debts, or legal surprises attached to the property.

• Your lender’s mortgage is correctly recorded against the title.

• Funds move safely between all parties involved.

This work is done by either a solicitor or a licensed conveyancer — two professionals who do similar jobs on the surface, but with some key distinctions that can affect your timeline, costs, and even your mortgage approval.

So, What’s the Difference Between a Solicitor and a Conveyancer?

Solicitor: The Full-Spectrum Legal Expert

A solicitor is a fully qualified lawyer, regulated by the Solicitors Regulation Authority (SRA). They can handle a broad range of legal matters — not just property, but also wills, disputes, contracts, or probate.

In property transactions, solicitors:

• Review your contract and mortgage terms in detail.

• Represent both you and your mortgage lender, ensuring everyone’s interests are protected.

• Deal with complex ownership issues like leaseholds or shared ownership schemes.

• Complete the final registration with the Land Registry once the sale is done.

If your property deal is intricate or involves multiple legal layers, having a solicitor gives you depth and flexibility that a more narrowly focused professional may not provide.

Licensed Conveyancer: The Property Specialist

A licensed conveyancer, on the other hand, is a specialist in property law only. They’re regulated by the Council for Licensed Conveyancers (CLC) and trained specifically for residential and commercial property transfers.

A good conveyancer can be incredibly efficient. They focus purely on:

• Checking the property title and local authority records.

• Ordering searches to flag potential risks or planning issues.

• Managing the exchange and completion process.

• Handling the safe transfer of funds between buyer, seller, and lender.

Because their work is streamlined around property, licensed conveyancers are often more affordable and faster for straightforward cases — like a freehold purchase with a standard mortgage.

When It Comes to Mortgages, the Difference Can Matter

While both professionals can handle your home purchase, there’s a subtle — but important — mortgage-related distinction.
Some lenders will only work with solicitors on their approved panel. Others accept both solicitors and licensed conveyancers, as long as they’re properly regulated and insured.

That means before you instruct anyone, always check:

• Is this professional on my lender’s approved list?

• Are they regulated by the SRA or the CLC?

• Can they act for both me and my lender?

Failing to confirm this early can lead to frustrating — and expensive — delays later.

Your Mortgage Conveyancing Journey, Step by Step

Let’s walk through what actually happens once your offer is accepted.

1. Offer Accepted

As soon as your offer is agreed, you’ll instruct your solicitor or conveyancer. They contact the seller’s legal team to request the draft contract pack and start reviewing the property’s title.

2. Searches and Checks

Your representative runs a series of legal and environmental checks — local authority records, drainage plans, and title details from the Land Registry.
Meanwhile, your mortgage lender issues the formal offer, which your solicitor ensures matches the property’s legal status.

3. Reviewing and Signing

Contracts and the mortgage deed are examined carefully. Your solicitor (or conveyancer) flags any unusual clauses, boundary issues, or lease restrictions before you sign.

4. Exchange of Contracts

Once everything’s approved, both sides sign and exchange contracts. From this point, the sale becomes legally binding — backing out would cost you.

5. Completion and Registration

On completion day, your lender’s funds are transferred to the seller. You get the keys, and your legal professional registers the transaction and the lender’s charge with the Land Registry.
Within a few weeks, you’ll receive your Title Information Document — your official proof of ownership.

How Much Does Mortgage Conveyancing Cost?

Here’s a broad guide based on 2025 market averages:

Additional costs include:

• Property searches (£250–£400)

• Land Registry fees (varies by value)

• Bank transfer and admin charges (£30–£50)

Tip: Always get a fixed-fee quote in writing. Hourly rates can spiral if the case becomes complicated.

How to Keep Things Moving Smoothly

Delays in conveyancing aren’t inevitable — they’re often preventable.
Here’s how to help your solicitor or conveyancer stay on track:

• Use a firm already approved by your lender.

• Provide your ID, documents, and mortgage details promptly.

• Reply to queries quickly, even if you’re unsure — your legal team will clarify.

• Choose a provider that uses digital case-tracking systems so you can monitor progress in real time.

The single biggest cause of holdups? Silence. When buyers, sellers, and lenders stop communicating, weeks can be lost.

So — which should you choose?

If your transaction is simple and speed matters, a licensed conveyancer is often ideal.
If it’s legally complex — or your lender insists — a solicitor gives you broader protection.

Both are capable. The real key is communication, regulation, and responsiveness.

Mortgage Conveyancing FAQs

Do I need both a solicitor and a conveyancer?
No. You only need one professional to handle the full transaction.

Can I use any conveyancer with my mortgage lender?
Not necessarily. Many lenders limit transactions to approved firms. Always check their panel list.

Can I switch solicitors halfway through?
You can — but it often adds delays and extra costs. Only switch if absolutely necessary.

What if my conveyancer makes a mistake?
Both solicitors and conveyancers carry professional indemnity insurance to protect you financially.

The Bottom Line

At its heart, conveyancing is about trust. You’re handing over your life savings and signing into a mortgage that could last decades — you need someone precise, communicative, and regulated.

Choose a solicitor if you value broad legal coverage and prefer a single contact for complex matters.
Choose a licensed conveyancer if your purchase is straightforward and you want speed with cost efficiency.

Either way, clear communication, proactive updates, and lender alignment make the biggest difference between a smooth handover and a stressful delay.

Products / Tools / Resources

• Law Society “Find a Solicitor” tool

• Council for Licensed Conveyancers directory

• Gov.uk – Register of title search

• MoneySavingExpert – Conveyancing cost calculator