What do conveyancing solicitors do?

Preparing the Contract Pack (Seller’s Solicitor)

Once a sale is agreed, the seller’s solicitor begins by preparing a set of legal documents known as the Contract Pack. This is the legal basis of the sale and includes:

• The draft contract of sale
• Property title documents (including the title plan and title register)
• Property information forms which clarify any fixtures and fittings included in the sale
• Leasehold documents, if the property is leasehold
• Any guarantees, planning permissions, or building regulations certificates

These documents are then sent to the buyer’s solicitor to review. If anything is missing or unclear, the buyer’s side will raise enquiries before things can move forward.

A well-prepared Contract Pack speeds up the conveyancing process, avoids unnecessary delays, and helps build trust between both parties.

Raising Enquiries (Buyer’s Solicitor)

Once the buyer’s solicitor receives the Contract Pack, they begin reviewing the details. At this stage, their job is to spot any issues, inconsistencies, or missing information that could affect the property’s value, use, or legal standing.

Usually, they will then raise a series of questions with the seller’s solicitor. These can range from unclear boundaries and unregistered works to missing planning documents or concerns about restrictive covenants. If the property is leasehold, they’ll also investigate service charges, ground rent, and lease terms.

These enquiries aim to fill any gaps in the property information so the buyer knows exactly what they’re committing to. If anything negative comes to light about the property (for example, that the boiler is very old and needs replacing or there is missing paperwork for an extension), your solicitor can negotiate the sale price or request indemnity insurance to give you peace of mind.

Conveyancing Searches (Buyer’s Solicitor)

The buyer’s solicitor carries out the searches, which are a vital part of the buyer’s legal checks. These searches uncover essential information about the property and its surroundings, which may not be obvious when viewing a property but could have long-term implications like future development plans, flood risk, or restrictions on use.

The most common legal checks include:

• Local Authority Search – checks for planning permissions, enforcement notices, road schemes, and any property restrictions.
• Water and Drainage Search – confirms how the property connects to mains water and sewage systems.
• Environmental Search – looks for risks like flooding, ground contamination, or landfill history near the site.

Based on the property’s location or history, additional searches, such as mining or chancel repair searches, may be recommended.

If you’re using a mortgage, your lender will require these searches as part of their legal process. For cash buyers, searches are optional, but your solicitor will explain the risks of going ahead without them and help you decide how to proceed.

Leasehold Management Pack (Buyer’s Solicitor)

If the property is leasehold, the buyer’s solicitor will request a Leasehold Management Pack from the seller’s solicitor. This pack comes from the freeholder or managing agent and contains important information about the building’s management and running costs.

The Leasehold Management Pack usually includes:

• Details of the freeholder and managing agent
• Ground rent and service charge amounts (including payment history)
• Information on building insurance
• Any major works planned or recently completed
• Annual management accounts
• Reports like fire risk assessments or asbestos surveys
• Details of any fees payable on sale or subletting
• Lease terms and any restrictions on use or alterations

This information can raise further questions or negotiations, especially if charges are high, work is planned, or the lease has unexpected restrictions. The buyer’s solicitor will review the pack carefully and raise any issues before proceeding.

Compared to a freehold, leasehold ownership involves more third parties, shared responsibilities and ongoing costs. Knowing the difference between freehold vs leasehold properties helps explain why this extra due diligence matters. With a freehold, you own the property and the land it sits on outright. With a leasehold, you own the property for a set period but not the land, and you’ll often need to deal with a freeholder or managing agent for things like maintenance, service charges, and permissions.

Exchange of Contract (Buyer’s & Seller’s Solicitors)

If everything is in order and the buyer and seller agree, the solicitors will move to exchanging contracts.

The buyer’s and seller’s solicitors agree on a date for exchange and coordinate the final checks. The buyer pays a deposit, usually 10% of the purchase price, and the signed contracts are formally exchanged. This is usually done over the phone, with each solicitor confirming they hold the signed documents and are authorised to proceed.

Once the exchange has taken place, both parties are legally committed to the transaction. Backing out after this point can lead to financial penalties.

Your solicitor will check everything is in place, manage the deposit transfer, and confirm all legal requirements are met. They’ll also send you a final report before exchange, making sure you’re comfortable with the contract and ready to move forward.

Completion (Buyer’s & Seller’s Solicitors)

Completion is the day the transaction is finalised and ownership of the property officially changes hands. It’s also usually the day the buyer gets the keys and can move in.

On the morning of completion, the buyer’s solicitor transfers the remaining funds to the seller’s solicitor. This includes the mortgage funds (if applicable) and any balance due from the buyer. The seller’s solicitor confirms receipt and arranges for any existing mortgage on the property to be paid off.

Once funds are received, the seller’s solicitor contacts the estate agent to release the keys, and the buyer’s solicitor confirms that completion has taken place. At this point, the buyer becomes the legal owner of the property.

Post-Completion (Buyer’s Solicitor)

Even though the move might be done and dusted, your solicitor’s work continues behind the scenes to make sure everything is legally wrapped up.

First, they’ll make sure any taxes like Stamp Duty Land Tax are calculated and paid to HMRC within the required timeframe. They’ll also submit the relevant forms and confirm receipt of payment.

Next, your solicitor registers the change of ownership with the HM Land Registry. This step updates the official record to reflect you as the new owner. If the property is leasehold, the freeholder or managing agent may also need to be notified of the change.

You’ll receive copies of your legal title deeds once the registration is complete, along with any final documents you need to keep on file. If you’ve used a mortgage, your mortgage lender will also be noted as a legal chargeholder on the register.

Need a conveyancing service you can rely on?

At Triangle Legal Services, our residential conveyancing team will support you through the entire process, whether you’re buying, selling, or both. We make sure the legal side is handled clearly, quickly, and with minimal stress.

Get a conveyancing quote today and see how we can support you from offer to completion.