Conveyancing Solicitors London

Our conveyancing solicitors appreciate that buying or selling your home is an important step and is likely to be the highest-value decision you will ever be involved in. We understand how important it is to get the details right, we will always keep you fully informed and updated with all developments throughout the transaction whether you are buying a house or selling it, remortgaging or leasing a property.

How long does conveyancing take in London?

A straightforward London conveyance typically takes 12 to 16 weeks from instruction to completion. Leasehold transactions usually take longer than freehold, and chains add further time. Below is a realistic stage-by-stage breakdown for a London transaction.

Stage 1: Instruction and initial checks (week 1)

We open the file, verify your identity, take payment of search fees, and request the title documents from HM Land Registry. For leasehold purchases, the leasehold management pack (LPE1) should be ordered at this stage rather than waiting for offer acceptance, as it is the most frequent cause of delay later in the transaction.

Stage 2: Searches and enquiries (weeks 2 to 6)

For buyers, we order local authority, drainage, environmental and chancel searches. Local authority search turnaround varies significantly by London borough, with most returning within 5 to 15 working days. Enquiries are raised on the contract and title once initial documents are reviewed.

Stage 3: Mortgage offer and survey (weeks 3 to 6)

Your mortgage lender carries out a valuation and issues a formal mortgage offer. Buyers commission a homebuyer report or full structural survey. If the survey raises concerns, additional enquiries may be raised or price renegotiated.

Stage 4: Replies to enquiries (weeks 4 to 10)

The seller’s solicitor returns replies to enquiries and the leasehold management pack (where applicable). This stage carries the most variability. Where the pack is delayed by an unresponsive managing agent, transactions commonly stall here for several weeks.

Stage 5: Exchange of contracts (weeks 10 to 14)

Once all enquiries are satisfied, the mortgage offer is in place, and the deposit has been received, a completion date is agreed and contracts exchanged. From the point of exchange the transaction is legally binding on both sides.

Stage 6: Completion and registration (1 to 4 weeks after exchange)

On the agreed completion date, funds transfer from buyer to seller, keys are released, and legal ownership transfers. We then register the new ownership with HM Land Registry and pay any Stamp Duty Land Tax due to HMRC within the 14-day deadline.

The most common complications in London conveyancing

London conveyancing involves a higher proportion of leasehold and high-rise flat transactions than the national average, which brings specific risks. These are the three issues that most frequently delay or derail London sales.

1. Leasehold management pack delays

The leasehold information pack (LPE1) is supplied by the freeholder or managing agent and contains service charge accounts, ground rent details, building insurance, and any disputes affecting the block. Managing agents are not legally obliged to provide it within any set timeframe, and pack delays of four to eight weeks are common. Where a London flat sale falls through, this is one of the most frequent reasons. The most effective protection is to order the LPE1 at the point of listing the flat, not at the point of accepting an offer.

2. EWS1 and building safety issues

The External Wall System (EWS1) form was introduced after the Grenfell Tower fire and is required for many flats in blocks over 18 metres, and sometimes for lower blocks where there are specific cladding or balcony concerns. Without a valid EWS1, most lenders will refuse to lend, and the flat becomes effectively unsellable to a mortgaged buyer. The Building Safety Act 2022 has added further duties and disclosure requirements that affect both buyers and sellers of higher-risk leasehold flats.

3. Short leases and onerous ground rent

Many flats in London period conversions and older mansion blocks have leases of fewer than 99 years remaining. Once a lease falls below 80 years the cost of extending it rises sharply (known as marriage value, though this is being reformed under the Leasehold and Freehold Reform Act 2024). Most mortgage lenders will not lend where fewer than 80 to 85 years remain at completion. Onerous ground rent clauses, such as those that double every 10 or 25 years, can also make a flat unmortgageable. Short leases and problematic ground rent terms should be flagged at the start of a transaction, not at the point of exchange.

Contact our conveyancing solicitors in London for a quote

Our conveyancers work with clients across London and the UK from our offices in Camden and Hampstead. Alternatively for commercial property contact our specialist commercial conveyancing solicitors. For a quote call, 020 7485 8811 or fill out the form below. to speak to the Residential Conveyancing team. We offer transparent fees, outlining all charges and disbursements at the outset so that there are no hidden surprises.

★★★★★

“Great care and professional standards from Maria Elliot at Osbornes. She assisted in selling my London flat, followed by assisting in purchasing a property two years later. Always knowledgeable, helpful and friendly. I cannot recommend her highly enough.”