Questions to ask a conveyancer: your practical checklist

TL;DR

• Asking for a written fee estimate with clear disbursements helps ensure transparency and fair comparison.
• Verifying a conveyancer’s registration and requesting named handlers reduce delays and protect your interests.

Ask these questions before you instruct anyone, and you will be able to tell a transparent, capable firm from one likely to cause delays or unexpected costs. The single most important thing to demand upfront is a written fee estimate that sets out disbursements and VAT separately. Without it, you cannot compare quotes fairly.

Here is a ready-to-use shortlist, grouped by theme:

Fees

• “Can you send me a written estimate showing your legal fee, all disbursements, and VAT separately?”
• “Are there any costs that might arise later that are not in this estimate?”
• “What happens to my fees if the transaction falls through before exchange?”

Who handles the file

• “Who will carry out the day-to-day work on my case, and can I have their name and direct contact details?”
• “Who covers when my handler is absent?”

Timescales

• “What is a realistic timeline for this transaction, and what are the most common causes of delay?”
• “Are you on my mortgage lender’s conveyancing panel?”

Protections and risks

• “Are you registered with the SRA or CLC, and can you give me your registration number so I can verify it?”
• “Do you hold professional indemnity insurance, and how is my deposit protected?”
• “How do you handle unexpected issues such as a problematic search result or a lease defect?”
• “What is your complaints procedure if I am unhappy with the service?”

You can verify SRA registration directly on the regulator’s public register. HM Land Registry entries for the property itself are searchable at gov.uk. Judge Law is an SRA-regulated solicitors firm and a proven option for buyers who want regulated, transparent advice from the outset.

What to ask a conveyancer, and what good answers sound like

Fees, disbursements, and payment stages

The SRA’s transparency rules require firms to publish their total cost or a clear range, the basis for charges, and likely disbursements. A firm that cannot produce a written breakdown on request is already falling short of a basic regulatory expectation.

Ask specifically whether the quote includes search fees, Land Registry fees, bank transfer charges, and the cost of any indemnity policies that might be needed. These disbursements can add several hundred pounds to the headline figure, and some firms omit them from initial quotes. A good answer names each item and gives a realistic range for those that vary.

Payment typically falls at three stages: an initial payment on instruction to cover searches, a further payment around exchange, and the balance at completion. Ask when each payment is due and how the firm handles secure transfer of funds, given that property fraud involving redirected completion monies is a known risk.

Credentials, regulation, and how to verify them

Solicitors are regulated by the SRA and licensed conveyancers by the CLC, both of which maintain public registers. Ask for the firm’s registration number and check it yourself. This takes two minutes and confirms the firm is authorised, has no conditions on its licence, and holds the required professional indemnity insurance.

Ask whether the firm is on your mortgage lender’s panel. Some lenders only accept conveyancers from an approved list for mortgage legal work, and instructing a firm that is not on that panel can mean paying twice. A good answer names the lender and confirms panel membership without hesitation.

Who will actually handle your case

Pro Tip: Many firms assign a senior solicitor for the initial call, then pass the file to a paralegal or junior member of staff. Ask directly: “Who will carry out the day-to-day work on my file?” and request that person’s name and direct contact details. The SRA’s guidance on transparency expects firms to publish the qualifications and experience of those handling cases, so a firm that cannot answer this question clearly is not meeting that standard.

Also ask who covers when your named handler is on leave. A good firm has a named deputy and a system for keeping you informed during any handover.

Communication and accessibility

Ask how often you will receive updates and through which channel. Some firms use a client portal; others rely on email or telephone. Neither is inherently better, but you need to know what to expect. Ask whether you can contact your handler directly or whether all queries go through a central inbox.

A good answer is specific. “We update clients at each key stage and aim to respond to emails within one working day” is useful. “We keep you informed throughout” is not.

Risk management and transaction complexity

If you are buying a leasehold flat, a new build, or a property at auction, ask whether the firm has handled similar transactions recently. Ask how they approach a problematic search result or a lease with fewer than 80 years remaining. Experienced firms explain their process for handling disputes and unexpected discoveries without hesitation. Vague answers here are a warning sign.

Ask about the formal enquiries stage specifically. This is often the longest part of the process, and a firm that cannot explain how it manages outstanding replies from the seller’s side is one that may leave you waiting without explanation.

What your conveyancer actually checks during the transaction

The checks a conveyancer carries out fall into several distinct categories, and understanding them helps you ask sharper questions about timescales.

Title and Land Registry checks

• The conveyancer examines the title register at HM Land Registry to confirm the seller legally owns the property.
• They identify any outstanding mortgages, charges, easements, or restrictive covenants that will affect your use of the property.
• They check that the property boundaries match the title plan and flag any discrepancies.

Searches

• A local authority search reveals planning permissions, road adoption status, and any enforcement notices affecting the property.
• An environmental search flags flood risk, contaminated land, and proximity to landfill sites.
• A water and drainage search confirms whether the property is connected to mains water and public sewers.
• Additional searches may be ordered depending on location, such as a coal mining search or a chancel repair liability search.

Leasehold and management company enquiries

For a leasehold property, the conveyancer also requests a management pack from the freeholder or managing agent. This covers the current service charge, ground rent, any planned major works, and the remaining lease term. A lease with fewer than 80 years remaining can affect your mortgage offer and your ability to sell in future, so this check matters considerably.

Formal enquiries

Once searches are back and the draft contract has been reviewed, the buyer’s conveyancer raises formal enquiries with the seller’s side. These cover matters such as whether the property has been affected by subsidence, whether planning permission was obtained for any extensions, and whether there are any unresolved neighbour disputes. The enquiries stage is often the slowest part of the transaction because the pace depends on how quickly the seller and their solicitor respond. Understanding this helps you set realistic expectations rather than assuming delays are your conveyancer’s fault.

How to read and compare conveyancing quotes

Not all quotes are comparable. A firm quoting £800 and a firm quoting £1,400 may be describing entirely different scopes of work.

The SRA’s transparency rules require firms to show total cost or a range, the basis for charges, and disbursements. A quote that shows only a headline legal fee without disbursements is incomplete and almost certainly underestimates the total cost.

When comparing quotes, check whether each one covers the same scope. A fixed fee is generally preferable to hourly billing for a standard purchase, because it removes the risk of the bill rising if the transaction takes longer than expected. Ask whether the fixed fee applies even if the transaction becomes more complex, or whether there are circumstances in which the firm would charge additionally.

On payment timing, ask whether your initial payment is refundable if the transaction collapses before exchange. Some firms charge a cancellation fee; others do not. The answer should be in writing before you instruct.

Regarding fraud risk, always verify the firm’s bank details by telephone using a number from their official website before transferring any funds. Never rely on bank details sent by email alone, as payment redirection fraud targeting property transactions is well documented.

Answers and behaviours that should make you pause

Some responses reveal more about a firm than the firm intends. Here are the clearest red flags, and the follow-up question to ask in each case.

• No written fee estimate. Follow up: “Can you send me a written quote today that shows your fee, disbursements, and VAT separately?” If the answer is no, or if the quote arrives without disbursements, move on.
• Vague timescales. Follow up: “What are the three most common reasons transactions like mine take longer than expected, and how do you manage them?” A firm with real experience answers this specifically.
• No named handler. Follow up: “Who will carry out the day-to-day work, and can I have their direct contact details before I instruct?” A firm that cannot name the handler at this stage may not be able to tell you later either.
• No proof of professional indemnity insurance. Follow up: “Can you confirm in writing that the firm holds professional indemnity insurance?” SRA-regulated firms are required to hold it; a firm that hesitates to confirm this is a concern.
• Not on your lender’s panel. Follow up: “Which lenders are you currently on the panel for?” If your lender is not on the list, you may need to instruct a separate firm for the mortgage work, which adds cost.
• Unclear client money protections. Follow up: “How is my deposit held, and what client money protection does the firm carry?” SRA-regulated firms must hold client money in a separate client account and comply with the SRA Accounts Rules.
• No complaints procedure explained. Follow up: “What is your process if I am unhappy with the service, and who is your supervising partner?” A firm that cannot answer this clearly has not thought about it.

If a firm cannot answer these follow-up questions clearly and in writing, that is the answer. Understanding how a firm handles conveyancing disputes mid-transaction before you instruct is far less painful than discovering their approach after exchange.

Why these questions protect you, not just your budget

The questions in this checklist are not about catching a firm out. They are about establishing whether the firm you are considering has the processes, the transparency, and the experience to protect your position through what can be a long and unpredictable transaction.

Transparency and named handlers reduce delays because they create accountability. When you know who is responsible for your file and have their direct contact details, you can chase progress without going through a switchboard. When the fee estimate is in writing, there is no room for a surprise invoice at completion.

If you only have time for a short call before deciding, prioritise three questions. First, ask for a written fee estimate with disbursements and VAT. Second, ask who will handle the file and request their name. Third, ask for the SRA or CLC registration number so you can verify it yourself. Everything else matters, but these three will tell you most of what you need to know about whether a firm is worth instructing.

Independent reviews on platforms such as Google or Trustpilot are a useful secondary check. Look for patterns in the feedback rather than individual scores. Repeated comments about poor communication or unexpected costs are more revealing than a single negative review.

Useful sources

The following pages allow you to verify claims, check registrations, and read further guidance.

• SRA price transparency requirements: what a compliant written quote must include under the SRA’s rules, in force since December 2018.
• SRA practical transparency guidance (PDF): the SRA’s own tips for firms on publishing qualifications, experience, and service descriptions.
• GOV.UK conveyancing overview: the government’s plain English explanation of what happens during the transfer of ownership.
• CLC consumer guidance: find and verify a licensed conveyancer regulated by the Council for Licensed Conveyancers.
• Judge Law conveyancing timeline guide: a practical explanation of typical timescales and the most common causes of delay.
• Judge Law post-completion guide: what happens after completion, including Land Registry registration.

FAQ