How Do I Find A Good Solicitor or Licensed Conveyancer?

Many first time buyers assume a solicitor is optional or just a formality. It is neither. If you are buying with a mortgage, your lender will require you to have legal representation before they release any funds. Even in the rare case of a cash purchase, the legal complexity of transferring property ownership makes professional help essential.

Your solicitor or licensed conveyancer is there to protect you. Their job is to make sure the property you are buying is legally sound, that no hidden problems sit behind the title, and that your money reaches the right place at the right time.

The estate agent involved in your purchase might recommend one. Sometimes this is good, if the agent can keep the conveyancer accountable as this will result in a smoother transaction. On the other hand, if the conveyancer is only interested in the common practice introductory fee they might earn, you could end up with the worst conveyancer ever.

Word of mouth is usually a very good way, especially if the person making the recommendation was in a similar position to yours.

The Lender's panel: it is cost effective to have the same conveyancer represent you and the lender, and most lenders won't accept representation from a firm not on their panel of often pre-vetted conveyancers.

Phoning the Law Society or the Solicitors Regulation Authority (S.R.A) and asking for the details of 3 solicitor conveyancers (locality doesn't matter any more as most people now work remotely and know how to make it work). Do the same with the Council for Licensed Conveyancers (C.L.C) if you prefer a Licensed Conveyancer, or you have no preference.

Your legal team handles every stage of the transaction, from reviewing the draft contract through to registering you as the new owner at HM Land Registry.

You will see both terms used when shopping for quotes. Both are qualified to handle your property purchase, but they are regulated by different bodies and have slightly different backgrounds.

For a straightforward first time purchase, either option works well. What matters more than the title is the individual professional's experience with your type of transaction, their communication style, and whether they are on your lender's panel.

Conveyancing fees for buying a property in 2026 typically fall between £1,000 and £2,500 in total. This covers the solicitor's own fee for their work plus disbursements, which are third party costs they pay on your behalf.

Not all conveyancing firms deliver the same quality of service. Conveyancing attracts more complaints to the Legal Ombudsman than any other area of law. Knowing what to look for will help you avoid problems before they start.

- Unusually low fees. If a quote comes in well below 800 for a purchase, ask yourself what has been left out. Low headline prices often exclude disbursements, VAT, or additional charges that appear later.

- No clear breakdown. Any firm that gives you a single number without itemising legal fees, disbursements, and VAT separately is making it difficult to compare fairly.

- Not regulated. Always verify that the firm is registered with the SRA (sra.org.uk/consumers/register) or the CLC (clcregulators.org.uk). An unregulated firm offers you no protection if things go wrong.

- Poor communication from the start. If they are slow to respond before you have even instructed them, it is unlikely to improve once your case is underway.

- Recommended by the estate agent without explanation. Estate agents sometimes receive referral fees from the solicitors they recommend. This is legal, but the agent must disclose it. Ask directly whether a referral fee is being paid.

- Not on your lender's panel. If your solicitor cannot act for your mortgage lender, you will need to pay for a second firm to represent the lender. This adds cost and delay.

- On your mortgage lender's panel. This means one firm can act for both you and your lender, saving you time and money.

- Fixed fee quote with a full breakdown. You should be able to see exactly what you are paying for before you commit.

- Clear communication timelines. A good firm will tell you how often they will update you and through which channels (email, phone, online portal).

- CQS accreditation. The Law Society's Conveyancing Quality Scheme is a recognised quality standard. Many lender panels require it.

- Positive recent reviews. Check Google, Trustpilot, and the firm's own website. Pay attention to reviews that mention responsiveness and communication, not just the outcome.

- "No move, no fee" option. Some firms will not charge their legal fee if the purchase falls through for reasons outside your control. You will still pay for any disbursements already ordered (searches, for example). Always confirm the terms.

A good conveyancer will welcome these questions. If a firm seems reluctant to give you straight answers, take that as a signal.

What is your total fee including VAT?

Ensures you are comparing like with like. Some firms quote excluding VAT, which adds 20%.

Are all disbursements included in the quote?

Some quotes exclude search fees, Land Registry fees, or bank transfer charges. You need the full picture.

Are there any additional charges for leasehold, Help to Buy, gifted deposits, or new builds?

These common situations often attract supplementary fees. Better to know now than at completion.

What are the payment terms?

Most firms take a small upfront payment to cover search costs, with the balance due on completion.

Do you offer a "no move, no fee" arrangement?

If the purchase falls through, this protects you from paying the full legal fee. Clarify whether disbursements are still payable.

Are you on my mortgage lender's panel?

If not, you will need a second firm to act for the lender, costing extra time and money.

Who will handle my file day to day?

You want to know whether you will deal with a named individual or be passed around the team.

How will you keep me updated?

Email, phone, online portal? Weekly updates? Only when there is something to report? Set expectations early.

What is your current average time from instruction to completion?

This gives you a realistic sense of timescale. The national average is around 12 to 16 weeks, but it varies.

How many active cases is the person handling my file currently managing?

If your conveyancer is juggling 100+ files, response times will suffer. This is a fair question to ask.

Even with a great solicitor, delays happen. Many of those delays come from the buyer's side. Here is how to do your part.

- Respond to queries promptly. When your solicitor asks for information or a decision, aim to respond the same day. Delays on your side ripple through the whole chain.

- Provide ID and documents early. Have your passport, proof of address, and bank statements ready before you instruct. Anti-money laundering checks must happen before any work begins.

- Have your deposit funds accessible. Your solicitor will need to verify the source of your deposit. If it includes a gifted deposit from family, let your solicitor know immediately as additional paperwork is required.

- Follow up regularly. A polite weekly email checking on progress is reasonable and keeps your file visible. Ask for a brief status update rather than a full report.

- Read what they send you. Your solicitor will send you documents to review and sign. Read them carefully and raise any questions straight away rather than letting them sit in your inbox.

Conveyancing does not always go smoothly. Knowing your options if problems arise will help you act quickly.