6 Questions to Ask a Conveyancing Solicitor

Reviewed by Ed WilkinsonLast updated: April 8, 2026 10:20 am

Image credit: Thirdman @Pexels

In this article:

What is Your Experience in Conveyancing?
What Will Be Included in Your Service?
How Will We Communicate Throughout the Process?
What Are Your Charges and How Are They Structured?
Can You Provide Testimonials or References?
What Happens if the Sale Falls Through?

When you’re buying or selling a property, a conveyancing solicitor plays a critical role in making sure the legal work is handled properly. The solicitor you choose can make a real difference to how smoothly the transaction progresses. Here are six practical questions to ask before you instruct a solicitor.

What is Your Experience in Conveyancing?

Experience matters in conveyancing. It helps to know how long the solicitor has been practising in this area and the types of property they have handled. This will help you gauge whether they regularly deal with situations like yours. It is also important to check they keep up to date with changes in property law and practice, which do evolve.

Ask how many years they have been practising conveyancing.
Enquire about specific experience with properties similar to yours.
Request details of recent training or qualifications, including updates on leasehold law, building safety and digital ID/e-signature practices.

Relevance of Recent Experience

In a changing market, the relevance of a solicitor’s recent experience is crucial. Recent updates to leasehold rules, building safety requirements, and the wider use of electronic signatures and digital ID (as supported by HM Land Registry guidance) are influencing how transactions are conducted. Ask how such developments may affect your matter.

Discuss recent cases they have handled, particularly in the past year, to understand their hands‑on experience with current market conditions.
Explore their familiarity with electronic conveyancing tools (for example, secure client portals, e‑signatures and digital ID), as these can improve efficiency.

Understanding Specialisations

Conveyancing spans different property types and varying levels of complexity. Knowing whether your solicitor focuses on residential, commercial or rural work can help you judge their suitability.

Determine if they have a special focus on the type of property involved in your transaction, such as flats, detached homes, or business properties.
Ask if they have handled transactions involving unique property types or situations, like listed buildings or properties under conservation restrictions, which may require specific legal expertise.

By ensuring your conveyancing solicitor’s experience aligns with your needs and current industry practice, you improve the chances of a smooth, well‑informed transaction.

What Will Be Included in Your Service?

Be clear about exactly what your conveyancing solicitor will do. Service scope varies between firms, so clarify this early to avoid surprises later.

Request a detailed list of all the services included in their fee.
Ask if there are any aspects of the process that might require additional fees.

Details to Consider in the Service Package

Know precisely what your fee covers. Typical services include ordering searches, liaising with HM Land Registry¹ (or Registers of Scotland), your lender and the other party’s solicitor, managing exchange of contracts and completion, and filing the Stamp Duty Land Tax² (SDLT) return where applicable. Firms may offer different scopes.

Confirm whether their service includes comprehensive management of all documentation and correspondence with all parties involved.
Enquire whether they handle negotiations on contract terms and legal issues on your behalf, which is particularly valuable in complex transactions.

Additional Costs

Some solicitors charge extra for work not included in the initial quote. Examples include leasehold supplements (there is usually more work), new‑builds, gifted deposits, or resolving title anomalies.

Ask about charges for additional services such as dealing with a lease extension or addressing restrictive covenants.
Enquire whether there will be any fees for bank transfers (for example, CHAPS/telegraphic transfer), which are often necessary for timely completion.

Understanding Inclusive and Non-Inclusive Elements

Some firms offer “all‑inclusive” packages, while others itemise each element. This affects both cost and transparency.

Request clarity on what is considered an “extra” service and what circumstances might trigger additional charges.
Understand the terms around disbursements (third‑party costs paid on your behalf), such as search fees, HM Land Registry fees and any SDLT/LBTT/LTT return submission or admin fees.

With a clear view of standard and potential additional services and fees, you can plan your finances and reduce the risk of unexpected costs during your transaction.

How Will We Communicate Throughout the Process?

Effective communication is essential in conveyancing, which involves detailed and sometimes complex legal work. Agreeing that clear communication channels help you stay informed and make timely decisions.

Preferred Methods of Communication

Agree on the most effective methods from the outset. Whether by email, phone or meetings, aligning expectations improves efficiency.

Ask if they utilise any client portals for secure and instant access to documents and updates.
Check if they are available for video calls, which can be useful for discussing complex documents or issues.

Update Schedule

Knowing how often you will receive updates helps manage expectations and momentum.

Enquire about the standard practice for updates, will they be weekly, fortnightly, or on a different schedule?
Clarify if updates will be more frequent during critical phases of the conveyancing process.

Accessibility During Critical Times

During certain stages of the conveyancing process, you might need to make quick decisions or respond to urgent issues. It’s important to know how accessible your solicitor will be during these periods.

Confirm their availability during key transaction stages such as contract exchange and completion day.
Ask about their policy for responding to urgent queries, do they offer same-day responses, or have specific hours for urgent communications?

By establishing a clear, mutually agreed communication plan, you will be better prepared for each step of the transaction. This is especially important where timing affects matters such as the expiry of mortgage offers and the validity period of searches.

What Are Your Charges and How Are They Structured?

Understanding the cost implications of hiring a conveyancing solicitor is essential for effective financial planning. Different solicitors have varying fee structures, and being aware of these can help you manage your budget more effectively.

Ask for a detailed breakdown of their fees and any additional charges that may apply. This should include all legal fees, Value Added Tax³ (VAT), and disbursements such as search fees and HM Land Registry fees.
Find out if they offer a fixed fee or if their charges are based on the property price or hourly rates. Fixed fees can provide certainty, whereas hourly rates might vary depending on the complexity of the transaction.

Clarification on Fee Structures

Fee structures can vary significantly between solicitors, impacting the overall cost of conveyancing services:

Some solicitors may offer an all-inclusive package, which can be advantageous if you prefer a single, straightforward fee covering all services.
Others might charge on a tiered basis, depending on the sale price of the property or the complexity of the legal work involved.

Understanding Hourly Rates

If the solicitor charges by the hour, request an estimate of the total hours expected for your case and what counts as billable time. This helps with budgeting and comparing value between firms.

Additional Costs and Disbursements

It is crucial to ask about potential additional costs:

Enquire about disbursements, which are third‑party costs the solicitor pays on your behalf (for example, local authority, drainage and environmental searches, Land Registry copy documents and bankruptcy checks) that are then passed on to you.
Some transactions may incur specific fees, such as those associated with leasehold properties or more complex legal issues that require additional expertise or documentation.

Impact of Current Rules and Taxes

Taxes and regulatory requirements can change and affect your overall budget. Depending on location, you may need to pay Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax⁴ (LBTT) in Scotland, or Land Transaction Tax⁵ (LTT) in Wales, including possible higher rates for additional properties. Use the official calculators from HMRC, Revenue Scotland or the Welsh Revenue Authority for the latest rates and thresholds. Ask whether the firm charges an admin fee for submitting the tax return and registering the title with HM Land Registry or the Registers of Scotland.

By gaining a comprehensive understanding of fee structures and potential extras, you can avoid unexpected expenses and ensure the service fits within your financial planning. Always confirm these details in writing.

Can You Provide Testimonials or References?

Testimonials and references help you assess a conveyancer’s credibility and service quality. They offer first‑hand accounts that can set realistic expectations and flag potential concerns. Today, with widespread use of digital platforms, online reviews and client feedback are easy to access and can inform your decision‑making.

Seeking Comprehensive Client Feedback

When requesting testimonials, it’s beneficial to ask for a mix of recent and older references. This can provide a broader perspective on the solicitor’s consistency and adaptability to changing laws and market conditions.

Request details of specific cases that are similar to yours, focusing on the solicitor’s approach and the outcomes achieved.
Enquire about both positive and negative feedback to get a balanced view of the solicitor’s practice.

Utilising Online Reviews

Online reviews on platforms such as Trustpilot⁶, Google Reviews⁷, and specialised legal service review sites can also provide valuable insights. These platforms typically provide a rating system and detailed client comments that can help you gauge the solicitor’s reputation in the market.

Check the solicitor’s website or their firm’s website for direct links to their review profiles.
Consider the consistency of the reviews, looking out for any recurring issues or highlighted strengths.

Verifying Client Testimonials

While testimonials can be highly informative, it is crucial to approach them with a discerning eye. Confirm the authenticity of the feedback by discussing these during your initial consultation with the solicitor or by contacting the reviewers directly if possible.

Ask how the solicitor has addressed any concerns raised in testimonials or reviews.
Request anonymous case studies if direct contact with past clients is not available.

By carefully evaluating testimonials and reviews, you can make a more informed decision about whether a particular conveyancing solicitor meets your needs and expectations. This step is essential to ensure your property transaction is handled with the utmost professionalism and expertise.

What Happens if the Sale Falls Through?

It’s sensible to understand the implications if your transaction does not complete. Before the exchange of contracts, either party can withdraw; you will usually still be liable for your own costs to date. After the exchange, the contract becomes binding, and there can be financial consequences if a party defaults.

Enquire about any cancellation fees if the matter does not complete, including whether the firm operates a “no completion, no fee” policy and which disbursements would still be payable.
Ask how deposits are handled at the exchange and what happens to any reservation or contract deposit if the transaction collapses.

A Financial Adviser Can Help

While a conveyancing solicitor handles the legal side, understanding the financial implications is also important. A regulated financial adviser can explain costs such as Stamp Duty, lender fees and insurance, and help you consider mortgage options and broader financial planning.

Whether you are buying your first home or selling a property, financial planning can complement the legal process and help you make informed, sustainable decisions.

If you choose to take financial advice, check the Financial Services Register to ensure the adviser is authorised and regulated by the FCA. Ask for a clear breakdown of charges and for confirmation of whether the advice is independent or restricted. This article is for information only and does not constitute financial or legal advice.

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