What Does a Conveyancer Do?

A conveyancer is the legal specialist who handles property transactions. They manage the legal side of buying, selling, re-mortgaging, transferring and leasing property. In England and Wales, most conveyancing is done by Licensed Conveyancers (regulated by the Council for Licensed Conveyancers), solicitors who specialise in property, and Chartered Legal Executives in conveyancing departments. This guide explains what conveyancers actually do, where they work, and the routes that qualify you to become one.

Taking Client Instructions

The starting point of every transaction. The conveyancer meets or takes a call from the client, verifies identity (anti-money-laundering), confirms the scope of work and gives a fee estimate. Poor instruction-taking causes most problems later.

Title Investigation

Reviewing the Land Registry title documents to confirm ownership, check for mortgages, covenants, rights of way and restrictions, and flag any issues before contracts are signed. This is the heart of the legal work.

Searches and Enquiries

Ordering property searches (local authority, drainage, environmental, chancel) and raising enquiries on the seller's solicitor, so the buyer knows everything material about the property before contracts exchange.

Drafting Contracts

Preparing or reviewing the draft contract, transfer deed (TR1), and any leasehold documents. The conveyancer ensures the paperwork accurately reflects what was agreed and protects the client's position.

Exchange and Completion

Managing the final stages: co-ordinating the signed contracts, handling the deposit, arranging mortgage funds, and transferring ownership on completion day. This is when the client gets the keys.

Post-Completion Work

Paying Stamp Duty Land Tax, registering the change of ownership with HM Land Registry, and closing the file. Post-completion work is often the most time-sensitive part of a transaction.
what does a conveyancer do uk

A Day in the Life of a Conveyancer

A conveyancer usually has 40 to 80 files open at any time. The work is deadline-driven and heavily deskbound, with clients and estate agents chasing daily for updates. A typical day involves juggling new instructions, mid-transaction work and transactions reaching exchange or completion.

Here’s what the day is usually built from:

  • Client calls and emails, updating buyers and sellers on progress
  • Reviewing returned searches and raising enquiries with the other side
  • Drafting or reviewing contract packs, transfer deeds and leasehold documents
  • Co-ordinating with estate agents, mortgage brokers and surveyors
  • Checking mortgage offers and lender instructions for compliance
  • Processing exchanges and completions, arranging funds and signing off files

Where Do Conveyancers Work?

Conveyancers are employed across the full range of property-related legal services. High-street law firms, specialist conveyancing firms and online conveyancing brands all hire qualified conveyancers. In-house roles at housebuilders, property investors and lenders are a growing option for experienced conveyancers.

The main employer types are:

  • High-street law firms with property departments covering residential conveyancing
  • Specialist conveyancing-only firms, often regulated by the CLC rather than the SRA
  • Online conveyancing brands handling high volume residential work
  • Commercial property teams at national and international law firms
  • In-house conveyancing at housebuilders, developers, banks and property investors
A Day in the Life of a Conveyancer_
How Do You Qualify as a Conveyancer_

Types of Conveyancing Work

Most conveyancers specialise in one or two of the main transaction types. Residential freehold sales and purchases make up the bulk of the market, but leasehold, new-build, commercial, re-mortgage and transfer-of-equity work each has its own technicalities.

These are the main areas you’ll encounter:

  • Residential freehold sales and purchases (the biggest volume)
  • Leasehold: flats, maisonettes, shared ownership, ground rent and service charge issues
  • New-build purchases from developers with standard-form contracts
  • Commercial property: offices, warehouses, retail units, mixed-use buildings
  • Re-mortgages and equity release
  • Transfer of equity: between spouses, following divorce, or into trust
  • Lease extensions, enfranchisement and lease variations
  • Auction purchases with short exchange and completion windows

How Do You Qualify as a Conveyancer?

There are four main ways to become a qualified conveyancer: through the Council for Licensed Conveyancers (CLC) as a Licensed Conveyancer, through the SRA as a property-specialist solicitor, through CILEX as a conveyancing Fellow, or through the two conveyancing apprenticeship routes that the government funds. Each route has its own exams, timelines and cost profiles.

The full picture looks like this:

  • Licensed Conveyancer via CLC: Level 4 Diploma (Conveyancing Technician) and Level 6 Diploma (Licensed Conveyancer)
  • Conveyancing Technician Apprenticeship: Level 4, earn while you learn, fully funded
  • Licensed Conveyancer Apprenticeship: Level 6, earn while you learn, fully funded
  • Solicitor with conveyancing specialism: qualify via the SQE and specialise in a property seat
  • CILEX Fellow in conveyancing: qualify via the CPQ with conveyancing as your specialist area
  • Career changer: move from estate agency or lending into a paralegal conveyancing role and study alongside
  • Time to qualify: 2 to 3 years for Licensed Conveyancer routes, 5 to 6 years for solicitor routes
  • End qualification: full practice rights in conveyancing, regulated by CLC, SRA or CILEX Regulation
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Explore the Conveyancing Routes

Now you know what conveyancers do, the next step is to compare the routes. Whether you’re leaving school, changing careers, or moving up from estate agency or paralegal work, there’s a conveyancing route for you, including two fully-funded apprenticeships.

Compare Conveyancing Routes