--- title: "First Time Buyer Conveyancing UK 2026 — Costs, Timeline & Process | First Rung Now" description: "First time buyer conveyancing UK 2026: solicitor vs licensed conveyancer, searches, timeline, exchange to completion, costs and how to avoid delays." lang: en-GB json-ld: | [ { "@context": "https://schema.org", "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com", "logo": { "@type": "ImageObject", "url": "https://firstrungnow.com/logo-512.png", "width": 512, "height": 512 }, "description": "Independent UK mortgage education and broker matching service.", "address": { "@type": "PostalAddress", "addressCountry": "GB" } }, { "@context": "https://schema.org", "@type": "WebSite", "name": "First Rung Now", "url": "https://firstrungnow.com" }, { "@context": "https://schema.org", "@type": "Article", "headline": "First-Time Buyer Conveyancing", "description": "First time buyer conveyancing UK 2026: solicitor vs licensed conveyancer, searches, timeline, exchange to completion, costs and how to avoid delays.", "author": { "@type": "Organization", "name": "First Rung Now" }, "publisher": { "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com" }, "mainEntityOfPage": "https://firstrungnow.com/first-time-buyer-conveyancing", "datePublished": "2026-06-15", "dateModified": "2026-06-15", "inLanguage": "en-GB" }, { "@context": "https://schema.org", "@type": "BreadcrumbList", "itemListElement": [ { "@type": "ListItem", "position": 1, "name": "Home", "item": "https://firstrungnow.com/" }, { "@type": "ListItem", "position": 2, "name": "Mortgage Guides", "item": "https://firstrungnow.com/mortgage-guides" }, { "@type": "ListItem", "position": 3, "name": "FTB Conveyancing Guide", "item": "https://firstrungnow.com/first-time-buyer-conveyancing" } ] }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "How much does a conveyancer cost for a first-time buyer in 2026?", "acceptedAnswer": { "@type": "Answer", "text": "Fixed-fee conveyancing for a freehold FTB purchase typically costs £900–£1,600 all-in (legal fee plus disbursements). Leasehold flats add £250–£500 for lease review and management pack. Shared Ownership adds £150–£300. New-build adds £150–£300. London and South East fees run 20%–30% higher than national average." } }, { "@type": "Question", "name": "How long does conveyancing take for first-time buyers?", "acceptedAnswer": { "@type": "Answer", "text": "From instruction to exchange typically 8–12 weeks in 2026, though the average has been creeping up (11 weeks was the industry benchmark in Q1 2026). Freehold, chain-free, straightforward purchases can complete in 6–8 weeks. Leasehold flats with slow-responding management companies routinely take 14–20 weeks." } }, { "@type": "Question", "name": "Should I use a solicitor or a licensed conveyancer?", "acceptedAnswer": { "@type": "Answer", "text": "For a straightforward FTB purchase, either works. Licensed conveyancers (regulated by the CLC) specialise in property transactions only and are often cheaper. Solicitors (regulated by the SRA) offer wider legal services and are usually preferred for complex cases — shared ownership, help-to-buy, or purchases involving disputes." } }, { "@type": "Question", "name": "What searches does a conveyancer run for me?", "acceptedAnswer": { "@type": "Answer", "text": "Standard searches: Local Authority Search (planning history, road adoption, contaminated land), Drainage & Water Search, Environmental Search. Optional but recommended: Chancel Repair Indemnity, Mining Search (in coal areas), Flood Search (in flood zones), Highways Search (rural properties). Total disbursement cost £250–£500." } }, { "@type": "Question", "name": "Can I do my own conveyancing to save money?", "acceptedAnswer": { "@type": "Answer", "text": "Legally yes, practically no. Mortgage lenders require a regulated conveyancer or solicitor to act for them; DIY conveyancing means paying for the lender to instruct their own separately, which is more expensive than just hiring one. Additionally, the risks of missing an issue on the searches or title are severe." } }, { "@type": "Question", "name": "When do I pay my conveyancer?", "acceptedAnswer": { "@type": "Answer", "text": "Standard structure: (1) On instruction — search fees (£200–£350) upfront; (2) Pre-exchange — no further payment; (3) At completion — the remaining legal fee, stamp duty, Land Registry fee, plus the purchase balance and any other completion monies. Most FTB conveyancers give you a completion statement 5–7 days before showing all amounts." } } ] } ] --- [Skip to content](#main) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [![First Rung Now](/assets/logo-mark-CNo3p3DP.png) First Rung Now UK Mortgage Guides ](/) - Mortgages - Remortgages - Buy To Let - Bad Credit - Calculators - Guides - [Find a Broker](/find-a-mortgage-broker) - [About](/about) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [Speak to a Vetted Broker](/find-a-mortgage-broker) 1. [Home](/) 2. [Mortgage Guides](/mortgage-guides) 3. FTB Conveyancing Guide UK Mortgage Guide # First-Time Buyer Conveyancing Guide: What Your Solicitor Actually Does Conveyancing — the legal work that transfers a property from seller to buyer — is the least understood and most delay-prone part of buying your first home. Your conveyancer runs searches on the property, reviews the title, negotiates the contract, holds your deposit and coordinates the actual completion. Get a good one and completion runs smoothly in 8 weeks. Get a bad one and you'll spend 16 weeks chasing them for updates. This guide explains what actually happens, what to look for when choosing, and how to keep the process moving. First Rung Now Editorial Updated 15 June 2026 7 min read On this page 1. [Key takeaways](#key-takeaways) 2. [Solicitor vs licensed conveyancer — which do you need?](#solicitor-vs-licensed-conveyancer-which-do-you-need) 3. [How to choose your conveyancer](#how-to-choose-your-conveyancer) 4. [Speak with a vetted mortgage broker about picking a first-time buyer conveyancer and mortgage together](#speak-with-a-vetted-mortgage-broker-about-picking-a-first-time-buyer-conveyancer-and-mortgage-together) 5. [What conveyancing actually involves — step by step](#what-conveyancing-actually-involves-step-by-step) 6. [Week 1: Instruction and preliminaries](#week-1-instruction-and-preliminaries) 7. [Weeks 2–4: Draft contract and title review](#weeks-24-draft-contract-and-title-review) 8. [Weeks 3–6: Search results and enquiries](#weeks-36-search-results-and-enquiries) 9. [Weeks 6–8: Report on Title and pre-exchange](#weeks-68-report-on-title-and-pre-exchange) 10. [Exchange of contracts](#exchange-of-contracts) 11. [Between exchange and completion (1–28 days)](#between-exchange-and-completion-128-days) 12. [Completion day](#completion-day) 13. [After completion (2 weeks)](#after-completion-2-weeks) 14. [Standard searches explained](#standard-searches-explained) 15. [Common conveyancing delays and how to avoid them](#common-conveyancing-delays-and-how-to-avoid-them) 16. [Frequently asked questions](#frequently-asked-questions) 17. [How much does a conveyancer cost for a first-time buyer in 2026?](#how-much-does-a-conveyancer-cost-for-a-first-time-buyer-in-2026) 18. [How long does conveyancing take for first-time buyers?](#how-long-does-conveyancing-take-for-first-time-buyers) 19. [Should I use a solicitor or a licensed conveyancer?](#should-i-use-a-solicitor-or-a-licensed-conveyancer) 20. [What searches does a conveyancer run for me?](#what-searches-does-a-conveyancer-run-for-me) 21. [Can I do my own conveyancing to save money?](#can-i-do-my-own-conveyancing-to-save-money) 22. [When do I pay my conveyancer?](#when-do-i-pay-my-conveyancer) 23. [Related guides](#related-guides) 24. [First-Time Buyer Guide UK](#first-time-buyer-guide-uk) 25. [First-Time Buyer Costs](#first-time-buyer-costs) 26. [House Buying Timeline](#house-buying-timeline) 27. [First-Time Buyer Stamp Duty](#first-time-buyer-stamp-duty) 28. [FTB Mistakes to Avoid](#ftb-mistakes-to-avoid) ### First-time buyers — related reads MIPs, deposits, schemes and the UK buying process. - [Does an MIP include your deposit? Why your MIP is the loan only, and how to work out your real purchase budget. ](/mortgage-in-principle-deposit) - [House buying timeline What actually happens — and how long it takes — between offer accepted and keys. ](/house-buying-timeline) - [£300k home loan Salary, deposit, monthly cost and stamp duty for a £300,000 mortgage. ](/300k-home-loan) - [Help to Buy calculator Equity loan repayment maths and the schemes that replaced Help to Buy in England. ](/help-to-buy-calculator-mortgage) - [No deposit mortgage Every active UK 100% LTV product and the trade-offs that decide fit. ](/no-deposit-mortgage) Explore the hubs [Mortgages explained](/mortgages)[Remortgages](/remortgages)[Buy-to-let mortgages](/buy-to-let)[Bad credit mortgages](/bad-credit-mortgages)[Mortgage calculators](/mortgage-calculators)[All mortgage guides](/mortgage-guides)[Find a mortgage broker](/find-a-mortgage-broker) ## Key takeaways - Fixed-fee conveyancing for FTB freehold £900–£1,600; leasehold £1,150–£2,000. - 8–12 weeks from instruction to exchange in a smooth case. - Choose on fixed fees, communication and reviews — never price alone. - Local Authority Search is the most common delay (2–6 weeks turnaround). - Instruct within 48 hours of offer accepted to avoid delaying the whole chain. ## Solicitor vs licensed conveyancer — which do you need? Want a vetted broker to help with Solicitor vs licensed conveyancer — which do you need?? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) Both are regulated professionals qualified to handle property transactions. The differences that matter for a first-time buyer: - **Solicitors:** Full legal training. Regulated by the Solicitors Regulation Authority (SRA). Handle a wide range of legal work; conveyancing is just one specialism. Best for complex cases — shared ownership, help-to-buy, unregistered land, disputes. - **Licensed conveyancers:** Specialists — trained in property law only. Regulated by the Council for Licensed Conveyancers (CLC). Typically cheaper than solicitors. Great for standard freehold and leasehold FTB purchases. For 80% of FTBs, either works fine. Choose on service and fixed fees, not on title. ## How to choose your conveyancer Related · keep reading - [Bad credit mortgage checker Place your situation on the lender severity scale and see what a specialist will accept. ](/bad-credit-mortgage-checker) - [Bad credit second mortgage Secured second charges as an alternative to remortgaging when credit has slipped. ](/bad-credit-second-mortgage) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with How to choose your conveyancer? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 1. **Get 3 fixed-fee quotes.** All-in quotes should include legal fee, VAT, and standard disbursements (searches, Land Registry, bank transfer fee). Anything called "estimate" isn't fixed. 2. **Check they're on your lender's panel.** Not every conveyancer is approved by every mortgage lender. If they're off-panel, the lender will instruct their own separately at your cost (typically £400–£600 extra). Ask before instructing. 3. **Read recent Google and Trustpilot reviews.** Look for consistency of communication rather than just the star rating. "Never responds to emails" or "took 3 weeks to acknowledge" are red flags. 4. **Ask how many cases per fee earner.** A conveyancer handling 100+ cases at once will forget yours. 30–50 is healthy. 5. **Confirm named contact.** You want a named person, not a generic "your case handler". Ideally a qualified solicitor or licensed conveyancer, not an unqualified assistant. 6. **Ask about the online portal.** Any 2026 firm should offer a client portal where you can track progress, upload documents and message your handler. If they email PDFs of forms to fill in by hand, keep looking. Vetted UK Broker Match ### Speak with a vetted mortgage broker about picking a first-time buyer conveyancer and mortgage together Free, no-obligation introduction to an FCA-regulated adviser with experience in your specific scenario. We've done the due diligence so you don't have to. - FCA-regulated only - Typical reply in 1 working day - No upfront fees [Match me with a broker](/find-a-mortgage-broker) ## What conveyancing actually involves — step by step Want a vetted broker to help with What conveyancing actually involves — step by step? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) ### Week 1: Instruction and preliminaries - You sign the conveyancer's client care letter and pay initial search fees. - They ID-check you (passport, proof of address, source of funds). - They contact the seller's solicitor to open a formal file. - They order Local Authority, Drainage & Water, and Environmental searches. ### Weeks 2–4: Draft contract and title review - Seller's solicitor sends the draft contract, title register and title plan, TA6 (property information form) and TA10 (fittings and contents). - Your conveyancer reviews the title for defects, restrictive covenants, easements. - They compare seller's TA6 answers against searches and title to identify enquiries. - For leasehold: they receive the LPE1/LPE2 management information pack. ### Weeks 3–6: Search results and enquiries - Search results arrive over 2–6 weeks. Local Authority Search is typically the slowest. - Your conveyancer raises enquiries with the seller's side on any issues (planning permissions, building regs, disputes, work done). - You receive the mortgage offer from the lender. - You arrange buildings insurance (in place from exchange, not completion). ### Weeks 6–8: Report on Title and pre-exchange - Your conveyancer sends you the Report on Title — a plain-English summary of everything they've found, plus the contract and TR1 to sign. - You sign the contract and return. - You transfer the deposit (usually 10% of the purchase price on exchange) to your conveyancer. - Completion date is agreed with the seller's side. ### Exchange of contracts - Your conveyancer and the seller's conveyancer exchange contracts by phone (recorded call, using the Law Society's standard formula). - The completion date becomes legally binding. - Your deposit is now non-refundable if you pull out. - You must have buildings insurance in place from this moment. ### Between exchange and completion (1–28 days) - Your conveyancer requests the mortgage funds from your lender for the completion date. - Final searches (bankruptcy check on you, Land Registry priority search) are run 5–7 days before completion. - You receive a completion statement showing every amount due — legal fees, stamp duty, purchase balance. ### Completion day - Your conveyancer sends the balance to the seller's solicitor by CHAPS (usually before 1pm). - The seller's side confirms receipt. - The estate agent releases the keys — you collect them. ### After completion (2 weeks) - Your conveyancer files the SDLT/LBTT/LTT return and pays HMRC within 14 days. - They register the change of ownership at HM Land Registry (takes 6–12 months to process in 2026, but is legally effective from completion). - They notify your lender of registration. ## Standard searches explained Related · keep reading - [Bad credit with a large deposit How a 25%+ deposit unlocks rates adverse-credit borrowers thought were closed. ](/mortgage-with-bad-credit-but-large-deposit) - [Contractor mortgages with bad credit Day-rate and limited-company contractors: which specialist lenders will look at you. ](/mortgages-for-contractors-with-bad-credit) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Standard searches explained? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) - **Local Authority Search:** £100–£300. Planning history, road adoption, contaminated land, tree preservation orders, building regulations. The most common delay-causer — some councils take 6+ weeks in 2026. - **Drainage & Water Search:** £40–£80. Water supply, sewerage, distance from main drains. - **Environmental Search:** £45–£75. Contamination risk, landfill history, flood risk overview. - **Chancel Repair Search:** £20 + optional £15–£30 indemnity policy. Whether the property has historical liability to contribute to church chancel repairs. - **Mining Search:** £60–£120 in coal, tin or clay mining areas. - **Flood Search:** £30–£75 in flood zones 2 or 3. ## Common conveyancing delays and how to avoid them Want a vetted broker to help with Common conveyancing delays and how to avoid them? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 1. **Slow Local Authority Searches:** Order on day 1 of instruction. Some councils turn in 5 days, others 6 weeks — nothing you can do beyond pushing. 2. **Missing seller documents:** If seller lost the FENSA certificate for windows or Gas Safety certificate for boiler, indemnity insurance solves it (£50–£150). 3. **Leasehold management packs (LPE1/LPE2):** Can take 4–8 weeks from managing agents. Push seller to order early. 4. **Mortgage offer delays:** Usually because the valuer hasn't been able to access the property. Chase your broker. 5. **Enquiries ping-pong:** Set a policy with your conveyancer that all enquiries go in one batch, not drip-fed. 6. **Chain problems:** Chain-free FTB purchases avoid this entirely. ## Frequently asked questions ### How much does a conveyancer cost for a first-time buyer in 2026? ### How long does conveyancing take for first-time buyers? ### Should I use a solicitor or a licensed conveyancer? ### What searches does a conveyancer run for me? ### Can I do my own conveyancing to save money? ### When do I pay my conveyancer? ## Related guides [ ### First-Time Buyer Guide UK The complete FTB journey. Read guide ](/first-time-buyer-guide-uk)[ ### First-Time Buyer Costs Every fee, tax and one-off cost. Read guide ](/first-time-buyer-costs)[ ### House Buying Timeline Detailed week-by-week schedule. Read guide ](/house-buying-timeline)[ ### First-Time Buyer Stamp Duty Filed by your conveyancer within 14 days. Read guide ](/first-time-buyer-stamp-duty)[ ### FTB Mistakes to Avoid Costly errors most FTBs make. Read guide ](/first-time-buyer-mistakes-to-avoid) First-Time Buyer Match ### Get matched with a first-time buyer mortgage specialist Free, no-obligation introduction to an FCA-regulated broker who works with first-time buyers every day — whatever your stage, deposit or credit profile. - FCA-regulated brokers only - Typical reply in 1 working day - No upfront fees — your data goes to one broker only Full name Email Phone Postcode Where are you in your journey? Select your stage… Just researching Saving my deposit Ready to get a mortgage in principle Have an MIP, viewing properties Had an offer accepted Anything else? (optional) Match me with a broker By submitting you agree to be contacted by First Rung Now and one matched FCA-regulated broker. Your home may be repossessed if you do not keep up repayments on your mortgage. 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