Conveyancing Process Timeline UK Guide 2025 | Homemove

What is Conveyancing?

Conveyancing is the legal process of transferring property ownership from one party to another, involving comprehensive due diligence, documentation preparation, financial coordination, and formal registration.

Purpose includes: Verifying sellers' legal right to sell properties ensuring buyers acquire valid ownership, investigating title for defects, restrictions, or liabilities affecting value or use, conducting searches identifying planning issues, environmental concerns, or local authority matters, raising and answering enquiries clarifying property status and history, coordinating mortgage lenders and funding, preparing and exchanging contracts creating legally binding agreements, transferring ownership on completion, and registering new ownership at Land Registry creating official ownership records. Process protects buyers from purchasing properties with defective titles, undisclosed liabilities, planning problems, boundary disputes, or environmental issues that surveys and viewings don't reveal.

Why solicitors/licensed conveyancers required: Property law complexity necessitates qualified professionals with extensive training, professional indemnity insurance protecting clients from negligence, and regulatory oversight ensuring proper standards. DIY conveyancing technically possible but extremely risky – missing critical title defects, search issues, or legal problems creates expensive complications after completion when rectification proves difficult or impossible, with buyers unable to sue themselves for negligence unlike solicitor errors covered by professional indemnity insurance compensating losses from mistakes.

Licensed conveyancers specialize exclusively in property law offering expertise and competitive pricing, while solicitors provide broader legal knowledge useful for complex transactions though often charging premiums reflecting general qualifications beyond conveyancing specialism. Both require regulation by Solicitors Regulation Authority or Council for Licensed Conveyancers ensuring professional standards and client protections through complaints processes, compensation funds, and continuing education requirements maintaining competence throughout careers.

Sale vs Purchase Conveyancing

Sellers and buyers both require conveyancing though processes differ substantially in scope and complexity.

Seller conveyancing (typically £500-£1,200): Prove legal right to sell through title documents, complete Property Information Forms disclosing property history and issues, prepare legal pack compiling deeds, searches, and information, respond to buyer enquiries, coordinate mortgage redemption if mortgaged, sign transfer deeds, and transfer proceeds after completion. Generally simpler than purchase conveyancing as primarily documentary and responsive rather than investigative.

Buyer conveyancing (typically £800-£2,000): Investigate title comprehensively identifying defects and issues, conduct extensive property searches, review seller documentation critically, raise detailed enquiries on discrepancies or concerns, arrange mortgage coordination if financing, calculate stamp duty and arrange payment, prepare contract reports advising on risks and findings, exchange contracts binding purchase, complete financial transfers, and register ownership at Land Registry. More complex requiring thorough investigation and analysis protecting buyers from undisclosed problems or defective titles creating post-purchase liabilities and complications.

Conveyancing Timeline Overview

Typical conveyancing spans four main stages with varying durations.

Stage 1: Pre-Offer (1-2 weeks) – Research solicitors, obtain quotes, arrange mortgage decisions in principle, and prepare finances.

Stage 2: Offer Acceptance to Exchange (6-10 weeks) – Instruct solicitors, arrange surveys and mortgages, conduct searches (2-4 weeks), raise and answer enquiries (2-4 weeks), review documentation (1-2 weeks), negotiate issues discovered (1-3 weeks if required), sign contracts, and exchange when satisfied.

Stage 3: Exchange to Completion (1-4 weeks) – Finalize mortgage arrangements, transfer completion funds, coordinate moves and removals, prepare for handover, complete ownership transfer, and exchange keys.

Stage 4: Post-Completion (2-6 weeks) – Pay stamp duty within 14 days, register ownership at Land Registry (2-4 weeks processing), register mortgage charges, and receive final title documents.

Timeline variations by circumstance: First-time buyers purchasing chain-free: 6-8 weeks (single conveyancing, no chain coordination). Families selling and buying: 12-16 weeks (dual conveyancing, chain dependencies). Long chains (5+ parties): 14-20 weeks (coordination complexity, multiple delays). Leasehold properties: Add 1-3 weeks (lease reviews, management company communications). Unregistered titles: Add 2-4 weeks (additional searches, first registration complexity). New builds: 4-20 weeks (some streamlined, others delayed by build completion, snagging, NHBC documentation). Cash purchases: 4-6 weeks (no mortgage delays, faster processing). Mortgage purchases: 8-12 weeks (mortgage timescales add 3-5 weeks minimum). Properties requiring remediation: 12-20+ weeks (renegotiations, works, re-inspections). These variations demonstrate importance of understanding individual circumstances affecting timescales rather than assuming generic averages apply universally regardless of transaction characteristics and party circumstances.

Key Parties Involved in Conveyancing

Multiple parties coordinate throughout conveyancing creating complexity and interdependencies. Buyers and sellers make decisions, provide information, and instruct professionals. Solicitors/licensed conveyancers conduct legal work, due diligence, and registration representing clients' interests. Estate agents coordinate viewings, offers, and chain communications though diminished role post-offer acceptance. Mortgage lenders and brokers arrange financing, conduct valuations, and provide funds at completion. Surveyors inspect properties providing condition reports informing buyer decisions. Search providers conduct property searches reporting planning, environmental, and administrative matters. Land Registry maintains official property ownership records and processes registration applications. Local authorities provide search responses about planning, building control, and environmental matters. Management companies (for leasehold) provide information about lease terms, service charges, and building matters. Other chain parties coordinate timing ensuring simultaneous exchange and completion throughout chains. Communication challenges: Information passes through multiple parties creating delays and misunderstandings – buyers ask solicitors who ask sellers' solicitors who ask sellers who research then respond reversing chain taking days or weeks per query cycle. Modern conveyancing platforms attempt streamlining through online portals providing direct access to documentation and progress updates reducing communication bottlenecks, though traditional phone and email methods remain dominant across industry particularly with older established firms using legacy processes and systems lacking modern technology integration benefits for clients and efficiency improvements reducing timescales and improving transparency throughout lengthy processes.

Pre-Offer Stage: Preparation

Work before offers accelerates subsequent processes. Research solicitors obtaining 3+ quotes comparing fees, service levels, reviews, and accreditations identifying suitable firms balancing cost and quality. Avoid choosing solely on price – very cheap firms (under £600) often provide poor service through overwork creating delays, errors, and frustration worth avoiding despite modest fee savings. Arrange mortgage decision in principle before viewings confirming affordability and improving offer credibility with sellers and agents taking buyers seriously versus casual viewers without financing arrangements demonstrating commitment. Prepare deposit funds ensuring savings accessible (notice periods on accounts withdrawn, family gifts confirmed and transferred) preventing last-minute scrambles when solicitors request deposit transfers urgently before exchange deadlines. Gather documents including: ID (passport, driving license), proof of address (utility bills, bank statements), proof of deposit sources (bank statements showing savings accumulation, gift letters from family, sale proceeds evidence), income evidence (payslips, tax returns, accounts if self-employed), and existing mortgage details if remortgaging. Having documents ready enables instant provision when solicitors request preventing delays from chasing documents taking days or weeks gathering from employers, accountants, or banks. Understand process reading guides (like this!) setting realistic expectations about timescales, stages, and potential delays rather than assuming quick simple processes leading to frustration when reality proves more complex and lengthy than anticipated.

Choosing Your Solicitor

Solicitor choice dramatically affects experience and outcome. Quality indicators: Conveyancing Quality Scheme accreditation (Law Society quality standard), specialist residential conveyancing focus (not general practice treating conveyancing as sideline), positive independent reviews on Google, Trustpilot, or review platforms from recent clients, clear fee structures with comprehensive breakdowns understanding all costs, dedicated contact person assigned (not call centers with random handlers), realistic timescale estimates (not overly optimistic promises to secure instructions), and professional indemnity insurance protecting clients. Avoid: Very cheap conveyancers under £600 (typically overloaded, inexperienced, or using unqualified staff), firms with poor communication reviews, unclear fee structures hiding costs emerging during transactions, offshore providers using UK-based fronts complicating oversight and recourse, and unregulated providers lacking professional protections and oversight. Online vs high street: Online/remote conveyancers offer 20-40% cost savings through efficiency and lower overheads operating digitally (£700-£1,200 typical versus £1,000-£2,000 traditional), though requiring comfort with phone/email communication versus face-to-face meetings. Technology-enabled firms often provide superior communication through portals, text updates, and online access to documentation compared to traditional firms relying on phone calls and posted letters. However, complex transactions benefit from experienced specialists regardless of delivery model – choose based on expertise and service quality rather than delivery model alone, with simple chain-free freehold purchases suited to efficient online firms while complex leasehold chain properties benefiting from specialist high-street firms with extensive experience handling complications requiring judgment and negotiation beyond straightforward processing online platforms optimize through automation and standardization.

Offer Acceptance to Exchange (6-10 Weeks)

Most intensive conveyancing period involving extensive legal and financial work. Week 1-2: Instruction & Setup. Buyers instruct solicitors providing ID, deposit funds, and contact information. Solicitors request title documents and property information from sellers' solicitors. Buyers arrange surveys booking inspections with chartered surveyors (1-2 weeks from booking to report). Buyers submit formal mortgage applications providing comprehensive financial information, evidence, and documentation (2-4 weeks from application to offer). Sellers complete Property Information Forms and Fittings/Contents Forms disclosing known issues, alterations, disputes, and guarantees (1-2 weeks typically). Week 2-4: Searches. Solicitors order property searches: Local authority (2-4 weeks typical, some councils 6+ weeks), environmental (1-2 weeks), water/drainage (1-2 weeks), chancel repair (1 week), bankruptcy (days). Searches run parallel to other work though results needed before exchange making search delays critical path bottlenecks affecting overall timescales significantly. Week 3-6: Title Investigation & Enquiries. Solicitors review title documents identifying ownership history, covenants, easements, restrictions, and defects requiring resolution or insurance. Review searches received identifying planning concerns, environmental issues, flooding risks, contamination, or administrative matters. Review seller property information and survey reports identifying discrepancies, concerns, or issues requiring clarification. Raise enquiries (typically 20-100+ questions) covering: Title clarifications, search result explanations, property information gaps, survey issue clarifications, planning consent for alterations, boundary disputes or concerns, utilities and services connections, management company details (leasehold), ongoing disputes or complaints, and defects or repairs needed. Sellers' solicitors research responses consulting clients, management companies, councils, and records (1-2 weeks per enquiry round, multiple rounds common). Week 6-10: Review & Negotiation. Solicitors prepare contract reports summarizing findings, highlighting risks, and advising buyers on implications requiring decisions (proceed, renegotiate, withdraw). Buyers review reports discussing concerns with solicitors and making decisions. Negotiate price reductions if significant defects discovered (1-3 weeks for renegotiation cycles). Obtain indemnity insurance if minor title defects prove uneconomic to resolve properly (£50-£500 premiums). Finalize mortgage offers confirming terms and conditions acceptable. Sign contracts and transfer deeds. Transfer 10% deposits to solicitors ready for exchange. Coordinate chain ensuring all parties simultaneously ready for coordinated exchange.

Exchange to Completion (1-4 Weeks)

Exchange creates legally binding commitment to complete on specified date, typically 1-4 weeks later chosen based on chain requirements, moving arrangements, and party preferences. Immediately post-exchange: Buyers' solicitors request mortgage advances (lenders release funds 3-5 days before completion), confirm final completion funds required from buyers (purchase price balance plus stamp duty and fees minus deposits already paid), and buyers transfer completion funds to solicitors (must clear before completion – transfer 5-7 days early ensuring clearance). Buyers arrange buildings insurance from exchange date (legally liable despite not occupying until completion – lender requirement and prudent protection). Book removal companies and arrange moving logistics. Give notice on rental properties if applicable (typically 1 month though check tenancy terms). Redirect mail to new addresses. Week before completion: Sellers' solicitors request mortgage redemption statements (exact amounts due on completion for clearing existing mortgages), confirm final completion statement (sale proceeds minus mortgage redemptions, estate agent fees, and legal costs). Sellers arrange final meter readings preparing for vacation. Pack possessions and prepare properties for handover. Conduct final property visits (buyers) inspecting properties ensuring conditions unchanged since viewings with fixtures/fittings included remaining present and properties vacant ready for handover. Day before completion: Buyers' solicitors confirm mortgage advances received and buyers' funds cleared totaling exact completion amounts required. Pre-load electronic transfer details ready for completion morning execution. Buyers confirm moving arrangements with removal companies or self-moving support. Sellers complete final packing ensuring properties completely vacated by completion.

Completion Day Details

Morning (9am-12pm): Buyers' solicitors confirm cleared funds available, execute electronic fund transfers to sellers' solicitors (typically 10am-12pm for 1pm-2pm target completions), and sellers' solicitors confirm receipt of full completion funds.

Afternoon (12pm-3pm): Sellers' solicitors notify estate agents completion achieved, estate agents release keys to buyers after confirmation, sellers vacate properties ensuring vacant possession (all people and possessions removed except agreed fixtures), and buyers collect keys gaining property access.

Background legal work: Sellers' solicitors transfer completion funds to sellers after deducting mortgage redemptions, estate agent fees (1-3% plus VAT), and legal fees (net proceeds transferred within 1-3 days), pay off sellers' existing mortgages from proceeds, and provide completion statements showing financial breakdown. Buyers' solicitors begin stamp duty return preparation (due within 14 days), and prepare Land Registry applications for ownership registration and mortgage charge registration.

Completion timing variations: Early completions (10am-11am) provide longer moving time though require early fund transfers. Standard completions (12pm-2pm) balance processing time and moving windows. Late completions (3pm-5pm) occur if delays or chain holdups, creating rushed moving with limited daylight. Completion after 5pm rare as solicitors' accounts close – if funds not transferred by cut-off, completion delays to next day incurring penalty interest (typically 4-6% annually on outstanding balances from contractual completion date until actual completion) plus potential accommodation costs, storage charges, and removal company cancellation fees creating financial penalties and practical complications for delayed parties and entire chains dependent on completion proceeding as scheduled contractually after exchange legally binding all parties to specified completion dates regardless of circumstances unless force majeure applies (extremely rare – major disasters, not inconveniences or minor delays).

Post-Completion Registration (2-6 Weeks)

Substantial legal work continues post-completion formalizing ownership transfer officially. Within 14 days: Solicitors complete SDLT return forms detailing transaction (property, price, buyer details, stamp duty calculation, reliefs claimed), submit returns electronically to HMRC, pay stamp duty to HMRC from completion funds, and receive SDLT5 certificates confirming payment (required for Land Registry applications). Late stamp duty payment incurs £100 immediate penalty, £200 after 3 months, escalating fines thereafter, and prevents Land Registry registration blocking official ownership transfer until SDLT paid causing serious legal complications if persistent delays occur. Weeks 2-6: Solicitors prepare Land Registry applications (AP1 forms) detailing transaction and requesting ownership registration, submit applications with supporting documents (transfer deeds, SDLT certificates, ID evidence, mortgage deeds if applicable), pay Land Registry fees (£40-£910 depending on property value), and await processing (2-4 weeks typical, sometimes 6+ weeks if complex or during peak periods).

Land Registry reviews applications, updates title registers showing buyers as registered owners, registers mortgage charges if properties mortgaged (protecting lenders' interests ensuring mortgages enforceable against properties if buyers default), issues updated official copies of register and title plans, and sends title documents to solicitors. Weeks 4-8: Solicitors receive completed Land Registry documentation, forward official copies and completion statements to buyers, transfer original deeds to buyers or mortgage lenders (lenders hold deeds as security until mortgages redeemed), close files, and archive documentation (solicitors retain records 6+ years for regulatory compliance and potential future reference). Buyer actions: File completion paperwork safely (retain permanently – important for future sales, remortgages, or queries), register with council tax and utilities transferring accounts from completion date, claim stamp duty refunds if applicable (main residence replacement surcharge refunds within 12 months of previous property sale), and update records (driving licenses, vehicle registration, bank accounts, doctor/dentist, electoral roll) reflecting new addresses.

Typical Timescales by Scenario

First-time buyer, chain-free freehold, cash purchase: 4-6 weeks total. Week 1: Instruction. Weeks 2-3: Searches ordered. Weeks 3-4: Survey, title review, searches received. Weeks 4-5: Enquiries, contract report. Week 6: Exchange and completion. Fastest realistic scenario eliminating mortgage delays (3-5 weeks saved) and chain coordination (2-4 weeks saved).

First-time buyer, chain-free freehold, mortgage purchase: 8-10 weeks total. Similar timeline plus mortgage application (weeks 1-3), valuation (weeks 2-3), mortgage offer (weeks 4-6), additional coordination adding 4-5 weeks versus cash purchases. Most common first-time buyer scenario achieving good timescales from chain-free status despite mortgage lengthening processes.

Family selling and buying, both freehold, mortgage-funded: 12-16 weeks total. Dual conveyancing coordination (sale and purchase processed simultaneously), chain dependencies (coordinating multiple parties' progress), mortgage on new purchase (weeks 2-8), mortgage redemption on sale (arranged weeks 8-10), simultaneous exchange requiring all parties ready (weeks 10-14), and completion coordination (weeks 12-16). Added complexity from managing two transactions and chain parties slows processes substantially.

Long chain (5+ parties), leasehold involved: 16-20+ weeks total. Chain coordination complexity (slowest party dictates timeline), leasehold additional work (lease reviews, management companies, ground rent verification adding 1-3 weeks), potentially unregistered titles in chain (adding 2-4 weeks per property), increased likelihood of problems somewhere in chain requiring resolution, and communication complexity across multiple parties and solicitors creating delays. Longest typical timescales for conventional transactions without exceptional complications.

Common Conveyancing Delays

Slow property searches: Some local authorities take 6-8+ weeks responding to searches versus 2-3 weeks for efficient councils. Environmental and drainage searches occasionally delayed by provider backlogs or complex property histories requiring investigation. Mitigation: Instruct searches immediately after offer acceptance, use premium expedited searches (£50-£150 extra reducing timescales 50%), and chase search providers weekly after standard timescales elapse.

Mortgage delays: Applications rejected requiring new lenders (2-4 weeks restarting processes), valuations delayed by surveyor availability (1-2 weeks additional), underwriting queries requiring additional information (1-3 weeks additional), and mortgage offers delayed by lender processing backlogs (1-2 weeks extra). Mitigation: Apply early with decisions in principle before offers, provide complete documentation upfront preventing query cycles, and use mortgage brokers expediting processes through lender relationships and expertise.

Survey issues: Defects discovered requiring specialist investigations (£300-£1,500 additional surveys taking 2-4 weeks arranging and completing), price renegotiations (1-3 weeks for offer cycles and acceptance), or remediation works before completion (weeks to months depending on scope). Mitigation: Accept properties as-is avoiding renegotiation delays, withdraw if issues too severe rather than lengthy negotiations, or negotiate price reductions rather than requiring works by sellers (faster than coordinating repairs).

Enquiry cycles: Incomplete seller responses requiring follow-up questions (multiple 1-2 week cycles common), missing documentation requiring sourcing from third parties (building control certificates, planning consents from councils taking weeks), and management company delays for leasehold information (some companies take 4-6 weeks providing basic documentation). Mitigation: Sellers complete property forms comprehensively upfront, gather documentation before listing properties (planning consents, guarantees, building control certificates), and chase management companies proactively if leasehold rather than waiting for solicitor requests creating delays.

Chain complications: One party not ready preventing entire chain exchanging (all must be simultaneously ready), chain collapses requiring new buyers/sellers (restarting processes adding months), and financing failures by chain parties affecting entire chain. Mitigation: Regular communication across chain understanding each party's progress and challenges, flexibility on completion dates accommodating chain requirements, and contingency planning for potential chain failures (rental arrangements, storage options).

Client delays: Slow providing requested information (days or weeks delays per request), indecision or unavailability for decisions when issues arise, and slow transferring deposit funds (requiring transfers weeks before exchange ensuring clearance). Mitigation: Respond to solicitor requests within 24 hours, remain available for decisions during working hours, and prepare documents and funds early rather than waiting for urgent requests causing delays.

Strategies to Accelerate Conveyancing

Pre-instruction preparation: Gather all documents before instructing solicitors (ID, proof of address, bank statements, deposit source evidence, income proof), transfer deposit funds early to solicitors preventing last-minute delays, arrange mortgages before viewings with decisions in principle, and research properties thoroughly making confident quick offers when finding suitable properties avoiding deliberation delays.

Choose efficient solicitors: Reviews praising communication and speed, Conveyancing Quality Scheme accreditation, technology-enabled firms using automation and portals, specialist conveyancing focus (not general practice), and appropriate staffing (avoid overloaded cheap firms). Pay modest premiums for quality service – £200-£400 extra versus cheapest firms proves worthwhile for 2-4 week timescale reductions and reduced stress from better communication and organization.

Proactive communication: Chase solicitors every 3-5 days requesting updates, respond to all requests within 24 hours providing requested information immediately, maintain availability for decisions and queries during working hours, and directly contact other chain parties through estate agents understanding overall progress and issues rather than relying solely on solicitors for chain intelligence.

Strategic decisions: Buy chain-free properties eliminating coordination delays (first-time buyer purchases from relocating sellers, cash buyer purchases, or investors purchasing rental properties), accept minor issues rather than lengthy renegotiations (withdraw or proceed avoiding week-long negotiation cycles), use premium expedited searches reducing 4-6 week search timescales to 1-2 weeks, and offer flexibility on completion dates accommodating seller/chain preferences securing priority and goodwill versus demanding specific dates creating friction and lower prioritization.

Realistic expectations: Understand 8-12 weeks represents realistic achievable timescale for typical mortgage purchases in short chains, accept that thorough due diligence requires time protecting buyers from expensive mistakes, resist pressure to rush critical decisions (surveys findings, legal issues, mortgage terms) as proper investigation prevents regret and cost, and balance speed desire against thoroughness ensuring rapid processes don't compromise essential legal protections conveyancing exists to provide.

Choosing Your Conveyancing Solicitor

Solicitor quality dramatically affects experience, timescales, and outcomes. Essential criteria: Conveyancing Quality Scheme accreditation indicating quality standards and processes, specialist residential conveyancing focus versus general practice, positive reviews on Google/Trustpilot from recent clients praising communication and efficiency, clear fixed-fee quotes with comprehensive breakdowns avoiding hidden charges, dedicated contact person assigned versus call centers with random handlers, realistic timescale estimates rather than overly optimistic promises, professional indemnity insurance protecting clients from negligence, and appropriate technology (online portals, document access, progress tracking) improving transparency and communication. Warning signs: Very cheap fees under £600 (typically overloaded firms, inexperienced staff, or hidden charges emerging later), poor communication reviews or complaints, unclear fee structures, offshore providers or unregulated firms lacking professional protections, overly optimistic timescale promises (completing in 4 weeks guaranteed!), and pressure to instruct immediately without proper comparison or consideration. Cost vs value balance: Cheapest rarely proves best – £500 conveyancing from overloaded firms creates frustration, delays, errors, and potentially missed issues costing thousands post-purchase versus £800-£1,200 from quality firms providing proper service, communication, and due diligence. However, most expensive doesn't guarantee best either – £2,000+ high street firms may provide equivalent service to efficient £1,000 online firms with premium reflecting expensive premises and traditional operations rather than superior quality. Sweet spot: £800-£1,500 depending on transaction complexity, balancing cost and quality achieving proper service without excessive premiums. Online vs traditional: Online conveyancers offer excellent value through technology and efficiency (£700-£1,200 typical) with strong communication via portals, apps, and email providing transparent progress tracking superior to many traditional firms. High street firms (£1,000-£2,000) offer face-to-face meetings and local knowledge beneficial for complex transactions though unnecessary for straightforward deals. Choose based on transaction complexity and personal preferences rather than delivery model assumptions – simple chain-free freehold suited to efficient online firms, while complex leasehold chains benefit from experienced specialists regardless of online/traditional delivery model.

Conveyancing Costs Breakdown

Purchase conveyancing (£800-£2,000 total): Professional fees £500-£1,200 plus VAT (solicitor time and expertise), searches £250-£400 (local authority, environmental, water, chancel, bankruptcy), Land Registry fees £40-£910 (depending on property value for registration), electronic transfer fees £30-£50, ID verification £5-£20 per person, and bankruptcy searches £2-£4 per applicant. Additional charges: Leasehold extra £100-£300 (lease reviews, management company dealings), unregistered titles £100-£300 additional, Help to Buy £100-£250 extra, gifted deposits £50-£150, and complex title defects £100-£500+ depending on resolution complexity.

Sale conveyancing (£500-£1,200 total): Professional fees £400-£900 plus VAT, Land Registry fees for title documents £3-£12, electronic transfer fees £30-£50, and mortgage redemption administration £50-£150 if mortgaged. Sales prove simpler and cheaper than purchases requiring less investigative work.

Total transaction costs: Buying and selling simultaneously: £1,300-£3,200 conveyancing costs (both sides), plus stamp duty (£0-£70,000+ depending on price and status), plus surveys (£400-£1,500), plus mortgage fees (£0-£2,000 arrangement fees), plus removal costs (£400-£2,000), plus estate agent fees if selling (1-3% plus VAT = £2,500-£10,000+ on typical sales), totaling £8,000-£30,000+ for comprehensive typical moves. Buyers should budget conveyancing as part of total transaction costs rather than focusing solely on solicitor fees – £200 premium for quality conveyancing proves insignificant within £15,000+ total moving costs whilst dramatically affecting experience and outcome through better service, communication, and due diligence preventing expensive post-purchase complications from missed issues or inadequate legal work by underqualified or overworked cheap conveyancers cutting corners or making errors through insufficient time and expertise applied to complex legal transactions requiring thorough investigation and professional judgment protecting buyers' interests effectively.