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When you’re buying or selling a home, one of the most important people in the process is your conveyancing solicitor. At Wayman and Long, we’re often asked what exactly a conveyancing solicitor does, what checks we carry out on your behalf and if using one is absolutely needed.
Thank you for reading this post, don't forget to subscribe!Whether you’re a first-time buyer or an experienced property investor, knowing the key legal steps we take can help you to understand why legal support is so important during these initial stages.
A conveyancing solicitor handles the legal work required for transferring property ownership from one person to another. This includes things such as: preparing Stamp Duty forms, advice on any sitting tenants, and incepting no search cancel indemnity insurance.
Their job is to protect your interests and ensure that everything is legally compliant. They will also resolve any issues before they become major problems; such as access rights, missing planning permission or border disputes. They liaise with estate agents, mortgage lenders, and the other party’s solicitor to keep the process moving efficiently.
But most importantly, they work with 3rd-parties to carry out a series of detailed legal checks that ensure the property you’re buying, or selling, is exactly as advertised:
One of the first things that your solicitor will do is check the title register and title plan from HM Land Registry. This confirms who legally owns the property and identifies any restrictions, rights of way, or covenants attached to the land (both restrictive and positive).
For buyers, this check ensures that the seller has the legal right to sell the property. For sellers, it’s an early opportunity to identify and address any anomalies that might delay the sale.
A crucial part of the conveyancing process is conducting searches with the local authority. These reveal whether the property is affected by:
This information can be vital for buyers. For instance, you might discover that a large development is planned nearby, or that the property has no planning permission for its conservatory.
Your solicitor will also carry out environmental searches to assess whether the land is at risk from contamination, flooding, or subsidence. This is particularly important in coastal areas, where flood risks may impact insurance costs or mortgage approval; or former coal mining areas where future subsidence may occur.
An environmental search can also uncover whether the land was previously used for industrial purposes; raising concerns about soil contamination or future liabilities.
A drainage search confirms whether the property is connected to the mains water supply and sewer system. It also shows the location of public pipes and drains in relation to the building.
This is important if you’re planning an extension or renovation, as building over, or too close to a public drain may require consent from the water authority.
Most property disputes stem from unclear or disputed boundaries. Your conveyancing solicitor will check the property’s title plan, and may flag up any discrepancies with the physical layout.
They’ll also look for public rights of way that cross the land; something that could affect privacy or future plans for development. If the property shares a driveway or pathway with a neighbour, your solicitor will ensure access rights are properly documented.
For buyers, the seller’s solicitor will provide a draft contract that outlines the terms of the sale. Your conveyancing solicitor will carefully review this document, ensuring:
If any terms are unclear or unfavourable, your solicitor will negotiate amendments on your behalf.
If you’re buying a leasehold property, there are even more checks involved. Your solicitor will review:
They’ll also ensure that you’re not buying a lease that’s too short; something that can make the property difficult to mortgage or resell.
If you’re purchasing with a mortgage, your solicitor also acts on behalf of your lender. They’ll make sure all the lender’s conditions are met and that the loan funds will be released on time.
This includes reviewing your mortgage offer, ensuring the valuation matches the purchase price, and confirming that the property is a suitable security for the loan.
After reviewing the results of all these checks, your solicitor will raise formal enquiries with the seller’s legal team. These could relate to:
Their job is to resolve outstanding issues and ensure that you’re fully informed before proceeding to exchange contracts.
Just before completion, your solicitor will carry out final checks, including:
Once everything is in order, they’ll handle the transfer of funds, notify the estate agent, and register your ownership with HM Land Registry.
Each one of these checks is essential. Skipping or rushing any part of the process can lead to serious consequences.
With decades of experience in property law and a strong community presence across Suffolk and Essex; Wayman & Long is trusted by buyers and sellers for our personal but professional conveyancing service.
We don’t believe in a one-size-fits-all solution. Whether you’re buying a cottage, selling a flat, or dealing with a leasehold or shared ownership property, we tailor our approach to meet your unique needs.
And unlike many firms, we’re proud to still offer home visits; because we believe legal services should be accessible to everyone.
If you’re planning a move, don’t wait until the last minute. Contact Wayman & Long today to find out how our experienced team can guide you through every step of the conveyancing process.
You can call us on 01787 277375, email us at enquiries@waymanandlong.co.uk or fill out our online contact form.
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