How do I find a solicitor when buying or selling a home?

You've agreed to sell your home.

Or perhaps you've just had an offer accepted on somewhere you want to buy.

Then somebody asks:

“Who are you using for conveyancing?”

If you do not already have a solicitor, it can feel like a surprisingly difficult decision.

Search online and you will find firms quoting very different prices.

Your estate agent may recommend somebody.

Your mortgage broker may have their own preferred firm.

A friend may tell you to use the solicitor who handled their move five years ago.

And some online conveyancing companies promise to handle everything for a remarkably low fixed fee.

So how do you actually choose?

The best conveyancing solicitor is not necessarily the cheapest, the closest or the one recommended by your estate agent.

You want someone who is:

• experienced in property transactions
• appropriately regulated
• acceptable to your mortgage lender
• responsive
• transparent about fees
• experienced with your type of property
• capable of keeping the transaction moving

Because when conveyancing works well, you barely notice it.

When it works badly, it can become one of the most frustrating parts of moving home.

Here is how to find the right solicitor or conveyancer.

Do I need a solicitor to buy or sell a house?

You need an appropriate legal professional to handle the legal work involved in transferring ownership.

In England and Wales, that does not necessarily have to be a solicitor.

GOV.UK currently lists several types of legal professional who can handle conveyancing, including:

• solicitors
• licensed conveyancers
• chartered legal executives
• CILEX practitioners

The important thing is that the professional is appropriately qualified and regulated for the work they are carrying out.

For simplicity, people often refer to all of these as their “solicitor”, but technically they are not always the same thing.

What does a conveyancing solicitor actually do?

Your conveyancer handles the legal side of transferring the property — see also what is conveyancing.

If you are buying, this normally includes work such as:

• reviewing the contract
• checking the title
• arranging searches
• raising legal enquiries
• reviewing seller information
• dealing with your mortgage lender
• reporting to you
• arranging exchange
• transferring money
• completing the purchase
• dealing with Stamp Duty Land Tax where applicable
• registering your ownership

If you are selling, they will typically:

• obtain the title
• prepare the contract pack
• deal with seller forms
• answer buyer enquiries
• deal with your existing mortgage
• arrange exchange
• handle completion
• repay your mortgage
• transfer the remaining proceeds to you

This is much more than simply signing a contract.

Solicitor or licensed conveyancer: what's the difference?

A solicitor is legally qualified across a potentially broad range of legal work.

A licensed conveyancer specialises primarily in property law.

Both can handle ordinary residential conveyancing.

For a relatively straightforward house purchase or sale, either can potentially provide an excellent service.

The individual firm and person handling your transaction may matter far more than the title on their business card.

A solicitor may become particularly useful where your transaction overlaps with other legal issues, for example:

• probate
• divorce
• trusts
• complex ownership
• disputes

But for normal residential conveyancing, a good specialist licensed conveyancer can be every bit as appropriate.

Where can I find a conveyancing solicitor?

There are several sensible places to start.

The Law Society

The Law Society provides a free Find a Solicitor service for England and Wales.

You can search by:

• legal issue
• postcode
• town
• firm
• individual solicitor

and filter for firms with particular Law Society accreditations. The underlying solicitor information comes from the Solicitors Regulation Authority.

Personal recommendations

Ask people who have moved recently.

Useful recommendations might come from:

• friends
• family
• colleagues
• local property professionals

But ask about the actual experience.

Do not just ask:

“Were they good?”

Ask:

“Did they reply quickly?”

“Did you have one person dealing with the transaction?”

“Did you constantly have to chase them?”

“Were there surprise fees?”

Those answers are much more useful.

Comparison websites

Legal comparison services can help you compare firms by things such as:

• pricing
• location
• reviews
• legal specialism

The Solicitors Regulation Authority itself lists several comparison services that consumers can use when researching solicitors.

Your estate agent

Your estate agent may recommend a conveyancer.

That can be useful.

But do not automatically use them.

Your mortgage broker or lender

They may also suggest a legal firm, particularly one they know is already on the lender's approved panel.

Again, consider the recommendation, but compare it with alternatives.

Should I use the solicitor recommended by my estate agent?

Maybe.

There is nothing inherently wrong with an estate-agent recommendation.

A good local agent may know which conveyancers:

• answer the phone
• respond to enquiries
• understand the local market
• regularly get transactions completed

That can be valuable information.

But there may also be a commercial relationship.

GOV.UK says that if an estate agent or mortgage lender receives a referral payment for recommending a legal professional, you must be told about it.

You are not required to use the recommended firm.

So ask:

“Does the estate agent receive a referral fee if I use this solicitor?”

If the answer is yes, that does not mean the firm is bad.

It simply means you should know why the recommendation is being made.

How much does a conveyancing solicitor cost?

There is no single standard price.

The cost can depend on:

• property price
• whether you are buying or selling
• freehold or leasehold
• mortgage
• shared ownership
• new build
• Help to Buy arrangements
• additional title work
• gifted deposits
• number of mortgages
• complexity

You will normally see two types of cost on a quote.

Legal fee

This is what the firm charges for doing the work.

Disbursements

These are payments made to third parties on your behalf, such as:

• searches
• Land Registry fees
• bank transfer fees
• identification checks

Stamp Duty Land Tax is obviously a much larger potential cost on a purchase, but it is a tax rather than a solicitor's fee.

Get more than one conveyancing quote

This is one of the simplest things you can do.

GOV.UK specifically recommends obtaining several quotations before choosing a legal professional.

Try comparing at least three.

But make sure you are comparing like with like.

A quote for:

£1,100

may look better than:

£1,500

until you discover the first firm later charges separately for:

• acting for lender
• leasehold supplement
• bank transfer
• ID checks
• Stamp Duty submission
• dealing with gifted deposit

Ask for the likely total cost, not merely the headline legal fee.

What should I ask when comparing quotes?

Ask each firm the same questions.

For example:

• What is your legal fee?
• What other charges could apply?
• What disbursements are expected?
• Is VAT included?
• Is there an additional mortgage fee?
• Is there a leasehold supplement?
• What happens if the transaction falls through?
• Is any part of the fee non-refundable?
• Have you paid a referral fee to receive my business?

GOV.UK recommends checking both the full price and whether there are hidden extras, as well as what you would pay if the transaction does not complete.

Is the cheapest conveyancing solicitor a good idea?

Sometimes.

There is nothing wrong with finding a competitively priced solicitor.

Conveyancing is a relatively standardised process for many properties.

But price should not be your only criterion.

Suppose:

Firm A

£1,100

You deal with a large central team.

Replies often take several days.

You rarely speak to the same person.

Firm B

£1,500

Named conveyancer.

Replies normally within a day.

Direct phone number.

Strong experience with your type of property.

The extra £400 may seem extremely good value if it prevents weeks of frustration on a £500,000 transaction.

Think about:

price + service + competence

rather than price alone.

Should I choose a fixed-fee solicitor?

Fixed-fee conveyancing can make costs easier to understand.

But check what “fixed” actually covers.

Some circumstances can legitimately create additional work.

For example:

• unexpected leasehold issues
• complex title defect
• unregistered land
• additional mortgage
• deed of trust
• additional legal work

Ask the firm to explain exactly what circumstances would cause the quoted fee to change.

What does “no move, no fee” mean?

Some conveyancing firms offer a form of no-completion or no-move-no-fee arrangement.

This normally means that if the transaction falls through, some or all of the firm's legal fee may not be charged.

But you may still lose money already spent on things such as:

• searches
• ID checks
• third-party charges

Terms vary.

Read them carefully.

Do not assume “no move, no fee” means you can never lose any money.

Should my solicitor be local?

Not necessarily.

Modern conveyancing can usually be completed using:

• email
• phone
• online portals
• electronic identification
• post where necessary

You might never physically visit the solicitor's office.

That means a good conveyancer 150 miles away could potentially provide a much better service than a poor one around the corner.

But local knowledge can sometimes help.

A local solicitor may regularly encounter:

• local developments
• estate rentcharges
• mining issues
• unusual historic covenants
• particular management companies
• local search issues

For a straightforward modern property, location may matter very little.

For something unusual, local experience can be more useful.

Do I need a solicitor who knows the local area?

Local experience is a useful bonus rather than an absolute requirement.

The question is whether the property itself presents local complexities.

For example, buying:

a standard freehold house on a modern estate

may require relatively little specialist local insight.

Buying:

a listed cottage with private drainage and historic rights of way

may justify using somebody who regularly deals with similar properties.

Choose expertise based on the transaction.

Does my mortgage lender need to approve my solicitor?

This is extremely important.

Mortgage lenders normally maintain a panel of approved legal representatives.

Your conveyancer needs to be acceptable to your lender if they are also going to act for the lender.

GOV.UK specifically recommends asking whether your proposed legal professional is on your mortgage lender's approved panel.

Ask before instructing:

“Are you on the conveyancing panel for my mortgage lender?”

If you have not yet chosen a lender, tell the solicitor which lenders you are considering.

What happens if my solicitor isn't on my lender's panel?

Potentially, another legal firm may have to become involved to represent the lender.

That can mean:

• extra cost
• extra communication
• extra administration
• potential delay

In some cases you may decide to switch conveyancer instead.

It is much easier to discover the issue before you instruct the firm.

What is the Conveyancing Quality Scheme?

The Law Society operates the Conveyancing Quality Scheme, commonly called CQS.

It is a quality accreditation for firms carrying out residential conveyancing.

The Law Society says CQS-accredited firms meet its standards for technical expertise and client service.

You can filter for accredited firms through the Law Society's Find a Solicitor service.

CQS accreditation does not guarantee that every transaction will be perfect.

But it can be a useful factor when comparing firms.

How do I check whether a solicitor is genuine?

Do this before sending money.

The Solicitors Regulation Authority maintains the official Solicitors Register.

It allows you to check:

• whether an individual is a solicitor
• where they work
• whether a firm is regulated
• certain regulatory information

The SRA describes its register as the definitive impartial source of information about the law firms and solicitors it regulates.

This matters because property transactions involve extremely large transfers of money.

Fraudsters have impersonated genuine solicitors and law firms.

Be particularly careful when transferring your deposit

Property transactions are an attractive target for fraud.

The Law Society specifically warns buyers about criminals attempting to trick people into transferring deposits or purchase money to fraudulent bank accounts.

If you receive an email saying:

“Our bank details have changed.”

treat it extremely cautiously.

Before transferring a large amount of money:

• independently verify the firm's bank details
• use a trusted phone number
• speak to the firm directly
• do not rely solely on an email requesting payment

A £500 conveyancing saving becomes fairly irrelevant if £50,000 is transferred to a fraudster.

Who will actually handle my transaction?

This is an excellent question that many people forget to ask.

The person whose name appears on the firm's website may not be the person handling your file.

Ask:

“Who will actually be responsible for my transaction?”

Then ask:

• Are they a solicitor or licensed conveyancer?
• How experienced are they?
• Will I have their direct contact details?
• Who covers when they are away?

Some firms operate through large teams.

That can work extremely well.

But you should understand the service model before instructing them.

Is having a named conveyancer important?

For many buyers and sellers, yes.

It can become frustrating if every call begins:

“Can I take your reference number?”

followed by explaining the transaction to somebody new.

A named contact does not guarantee good service.

But it makes accountability clearer.

GOV.UK specifically suggests considering whether you will have a named contact and how the firm will communicate with you.

Ask how quickly they normally respond

One of the biggest conveyancing frustrations is communication.

Before instructing a firm, ask:

“What is your usual response time for emails?”

and:

“Can I speak directly to my conveyancer?”

Also check:

• phone hours
• online portal
• email communication
• holiday cover

You are not expecting an instant response every time you send an email.

But several days of silence after every question can make a property transaction considerably more stressful.

Look at reviews, but read them properly

Online reviews can be useful.

Do not just look at:

4.8 stars

Read the comments.

Look particularly for repeated references to:

• communication
• responsiveness
• hidden charges
• delays
• difficulty reaching the conveyancer
• good problem solving

One bad review means little.

A recurring theme across dozens of reviews can tell you much more.

GOV.UK specifically recommends considering online reviews when evaluating the quality of a conveyancing provider.

Experience matters more if your property is complicated

A conveyancer who is excellent with straightforward freehold houses may not necessarily be the best choice for every transaction.

Tell the firm if you are dealing with something such as:

• leasehold
• short lease
• shared ownership
• listed building
• new build
• unregistered land
• auction property
• probate sale
• equity release
• gifted deposit
• Help to Buy
• unusual construction
• multiple titles
• private roads
• private drainage

Then ask:

“How often do you deal with properties like this?”

Government buying guidance specifically recommends checking whether a conveyancer has suitable specialist skills when the property is more complex, such as leasehold, shared ownership or a listed building.

Leasehold experience is particularly important

Leasehold purchases and sales tend to involve more parties and more paperwork.

The conveyancer may need to deal with:

• lease terms
• service charges
• ground rent
• management company
• freeholder
• management pack
• planned major works
• restrictions on transfer

If you are selling a leasehold property, instructing somebody familiar with the process can help you start gathering the necessary information early.

New-build conveyancing is different too

New-build transactions can involve:

• developer deadlines
• reservation agreements
• incentive arrangements
• new leases
• estate management arrangements
• complex plans
• unregistered titles

Developers may suggest a particular solicitor who already understands the development.

That can sometimes be efficient.

But remember that the solicitor should act in your interests, not the developer's.

You are free to choose your own representative.

Should I use the developer's recommended solicitor?

There can be genuine advantages.

The firm may already understand:

• site plans
• title structure
• lease
• management arrangements
• developer documentation

That can make the transaction quicker.

But ask whether there is a referral arrangement and satisfy yourself that the solicitor is independently representing you.

Convenience is useful.

Independence matters more.

When should I instruct a solicitor when buying?

You do not need to wait until everything else is ready.

Once you are seriously intending to buy, it makes sense to know which firm you plan to use.

Once your offer is accepted, you normally need to provide the estate agent with your conveyancer's details so that the memorandum of sale can be issued and the legal process can begin.

Delay in choosing a solicitor creates delay before conveyancing has even started.

When should I instruct a solicitor when selling?

Ideally, before you find the buyer.

This is particularly useful because your conveyancer may be able to start:

• identity checks
• obtaining title information
• seller paperwork
• mortgage details
• preparing the contract information

while the property is being marketed.

Then, when somebody makes an offer, you are ready to move.

There is little benefit in finding a buyer quickly and then spending another two weeks choosing a solicitor.

Can I use the same solicitor for my sale and purchase?

Yes, and this is extremely common.

If you are selling one property and buying another, having the same conveyancer deal with both can make coordination easier.

They understand:

• your sale proceeds
• your mortgage
• your purchase deposit
• timing between transactions

It can also make moving money between the two transactions simpler.

Tell them from the beginning that your sale and purchase are linked.

Can the buyer and seller use the same solicitor?

Usually, separate representation is expected because the buyer and seller have potentially conflicting interests.

There are limited circumstances where the same firm may potentially act subject to professional rules, but for an ordinary arm's-length sale you should expect buyer and seller to have separate legal representation.

Your conveyancer can advise on the specific circumstances.

Should I choose a large online conveyancing firm or a local solicitor?

Either can work very well.

Large online conveyancing firm

Potential advantages:

• competitive pricing
• digital portal
• extended support
• established processes
• capacity

Potential disadvantages:

• less personal relationship
• larger caseloads
• more team-based communication

Local solicitor

Potential advantages:

• named contact
• local knowledge
• easier face-to-face communication
• potentially more individual attention

Potential disadvantages:

• potentially higher fees
• smaller teams can sometimes create cover problems

Do not choose based purely on size.

Choose based on the quality of the service.

How can I tell whether a solicitor is overloaded?

It can be difficult before instructing them, but there are clues.

Try contacting the firm.

How long does it take them to:

• answer the phone?
• reply to your initial enquiry?
• send the quotation?
• answer your questions?

If it takes a week to obtain a quote before they even have your money, it may tell you something.

Ask:

“Approximately how many active transactions will my conveyancer be handling?”

They may not give you a precise number, but the answer can start a useful conversation about workload and service.

What are the warning signs when choosing a conveyancer?

Be cautious if:

• quote is dramatically lower than everyone else with little explanation
• fees are difficult to understand
• you cannot identify who will handle the transaction
• they cannot confirm lender-panel membership
• they have little experience with your property type
• communication is already poor
• you cannot verify their regulatory status
• they pressure you to transfer money quickly
• bank details change unexpectedly by email

None of these automatically proves there is a problem.

But they justify further investigation.

What questions should I ask a conveyancing solicitor?

A useful shortlist is:

1. What is the total likely cost including VAT and expected extras?
2. What happens to my fees if the transaction falls through?
3. Who will personally handle my transaction?
4. Will I have their direct email and telephone number?
5. Are you on my mortgage lender's panel?
6. How often do you deal with this type of property?
7. How do you keep clients updated?
8. What is your normal response time?
9. Do you have CQS or another relevant accreditation?
10. Has anyone paid or received a referral fee for my instruction?

You can learn a great deal from how confidently and clearly those questions are answered.

Don't choose on price alone

Buying or selling a home is one of the largest transactions most people will ever complete.

Suppose your purchase price is:

£600,000

You are deciding between conveyancers charging:

£1,300

and:

£1,650

The difference is £350.

If the more expensive firm is significantly more experienced, responsive and suitable for your transaction, the extra cost is tiny relative to the value being transferred.

Equally, an expensive solicitor is not automatically better.

You are looking for value, not merely the highest or lowest fee.

The best solicitor can help prevent delays

Your conveyancer does not control everything.

They cannot make:

• council searches arrive instantly
• mortgage lenders approve applications faster
• another solicitor answer immediately
• the rest of your chain become ready

But a good conveyancer can avoid creating unnecessary delays themselves.

They can:

• review documents promptly
• raise sensible enquiries together
• identify problems early
• explain what is actually outstanding
• respond quickly when information arrives
• communicate clearly

That difference matters.

Help your solicitor help you

The solicitor is only one half of the relationship.

Respond quickly when they ask for:

• identification
• forms
• signatures
• mortgage details
• source-of-funds evidence
• property documents
• decisions

If they ask a question you do not understand, ask them to explain it.

Do not leave emails unanswered for a week and then complain that conveyancing is slow.

If you're selling, prepare your property information early

Your solicitor will have a much easier job if you already have things such as:

• title details
• EPC
• planning permissions
• building regulation certificates
• FENSA certificates
• warranties
• guarantees
• leasehold information

available.

If something is missing, finding out before the buyer's solicitor asks gives you more time to deal with it.

That is one reason preparing the property before marketing can help reduce transaction delays.

If you're buying, give your solicitor the complete picture

Tell them if there is anything unusual about the transaction.

For example:

• gifted deposit
• help from parents
• overseas funds
• unusually fast completion requirement
• purchase through a company
• planned major alteration
• unusual mortgage arrangement

The earlier the solicitor knows, the earlier they can tell you what they need.

Surprises cause delays.

What if I'm unhappy with my solicitor?

Start by speaking to them.

Explain specifically what the problem is.

Instead of:

“You're taking too long.”

ask:

“What exactly is currently outstanding, who are we waiting for and what can be done to move it forward?”

If the issue is poor communication, raise that directly too.

If you cannot resolve a complaint with the firm, regulated legal professionals have formal complaints processes and there may be further routes depending on the nature of the issue.

Can I change solicitor during conveyancing?

Yes, generally.

But it can create:

• additional cost
• file-transfer delays
• duplicated work

So changing solicitor halfway through a transaction should not be your first reaction to a frustrating week.

But if service has genuinely broken down, it can sometimes be necessary.

Before changing, establish:

• outstanding fees
• how the file will transfer
• whether the new firm is on your lender's panel
• how much work needs repeating

Do I need a solicitor in Scotland?

Scotland has a different property-buying system.

Solicitors commonly play an even earlier role in making offers and concluding the legal contract through missives.

If you are buying or selling in Scotland, choose a Scottish solicitor experienced in residential property rather than assuming the England and Wales process applies.

Northern Ireland also has its own legal system and conveyancing process, so use a suitably qualified Northern Irish solicitor there.

So, how do I find a good conveyancing solicitor?

A sensible process is:

Step 1: Find three or four candidates

Use:

• Law Society search
• recommendations
• comparison sites
• previous experience
• estate agent suggestions

Step 2: Check they are regulated

Verify the firm or individual through the appropriate official register.

Step 3: Confirm lender-panel membership

If you need a mortgage, do this before instructing.

Step 4: Explain the property

Tell them if it is:

• leasehold
• listed
• new build
• shared ownership
• unusual

Step 5: Compare full fees

Not just the headline number.

Step 6: Ask who will handle your file

You want to understand who you will actually be dealing with.

Step 7: Assess communication

How the firm communicates before you instruct them is a useful clue about what may happen afterwards.

Step 8: Make the decision on value

Choose the firm you trust to move a very important transaction forward properly.

The best time to find your solicitor is before everybody is waiting for you

If you are selling, there is little reason to leave choosing a conveyancer until after accepting an offer.

If you are buying, start researching firms before you find the perfect property.

Then, when the transaction begins, you can move immediately.

That helps eliminate one of the easiest avoidable delays in the entire process.

Prepare the property as well as choosing the solicitor

Finding a good solicitor is important.

Giving them a well-prepared transaction is just as important.

Tepilo helps homeowners bring together the information that may later become relevant during conveyancing, including property details, title, planning information, EPC and important documents.

That means when your solicitor starts preparing the sale, you are not beginning from a pile of unanswered questions.

You already understand more about the property and what may be missing.

A good solicitor can make your move easier.

A good solicitor working with a well-prepared seller can make an even bigger difference.

Get your home sale-ready with Tepilo before the conveyancing clock starts.