Buying your first home is exciting, but once your offer is accepted, the process can feel confusing (and long). Before you know it, you’re dealing with searches, contracts, mortgage paperwork, enquiries and documents you’ve never heard of or seen before.
The potentially daunting nature of first-time buyer conveyancing makes it all the more important to choose a provider who will carry out all the administrative legwork, so you can focus on making your first house a home.
The good news is that you don’t need to understand every bit of legal terminology before you start. However, we do have a handy jargon buster if you’re interested.
Instead, this guide explains the first-time buyer conveyancing process in England and Wales, including what happens at each stage, what you need to do, typical costs, how long it can take and the mistakes that can cause unnecessary delays.
If you are ready to buy your first home, you can also learn more about conveyancing for first-time buyers with Bespoke Law Services.
What’s In This Guide?
- What Is Conveyancing and What Does a Conveyancer Actually Do?
- What Makes First-Time Buyer Conveyancing Different?
- Step by Step: The First-Time Buyer Conveyancing Process
- How Long Does Conveyancing Take for a First-Time Buyer?
- First-Time Buyer Conveyancing Fees: What You’ll Actually Pay
- How to Choose a Conveyancer as a First-Time Buyer
- First-Time Buyer Conveyancing Mistakes to Avoid
- Ready to Buy Your First Home? We’ll Handle the Legal Side
- First-Time Buyer Conveyancing FAQs
- Appendix: Your First-Time Buyer Conveyancing Checklist
What Is Conveyancing and What Does a Conveyancer Actually Do?
A conveyancer handles the legal work involved in buying your property. So, during the purchase, they will:
- Review the property’s legal title
- Examine the contract and supporting documents
- Arrange or review property searches
- Raise enquiries with the seller’s conveyancer
- Check that your mortgage requirements have been met
Conveyancers also deal with the financial side of completion and submit the relevant documents to HM Land Registry so your ownership can be registered.
You need a legal professional for the legal work involved in buying a home. In England and Wales, this can include a solicitor or licensed conveyancer.
Your mortgage provider will also have requirements that need to be satisfied before the purchase can be completed – using a conveyancer who can act for you and your lender can make the transaction more straightforward.
Licensed conveyancer or solicitor: which do first-time buyers need?
Both solicitors and licensed conveyancers can handle a residential property purchase, provided they are appropriately authorised to undertake the work.
For conveyancers, this means being regulated by the Council for Licensed Conveyancers (CLC) and for solicitors, being regulated by the Solicitors Regulation Authority (SRA).
If it’s a straightforward property purchase, a specialist conveyancer will usually be a suitable option. When you’re looking for a conveyancer to help you buy your first home, the most important factors to consider are:
- Whether the firm is properly regulated
- Whether it can act for your mortgage lender
- What’s included in the quote
- How the firm or person will communicate with you throughout the purchase.
What Makes First-Time Buyer Conveyancing Different?
It doesn’t matter if you’re buying your first home or your fifth – the legal process is broadly similar, although your circumstances can make some parts of the transaction different.
The main difference is that you aren’t selling a property at the same time, so you don’t have an onward sale to coordinate.
You may also be buying using schemes or sources of funding that require additional paperwork – here’s how they can affect your purchase:
Using a Lifetime ISA
A Lifetime ISA can be used towards a first home if you’re buying with a mortgage and the relevant conditions are met, such as:
- The property must cost £450,000 or less
- Your Lifetime ISA must have been open for at least 12 months from your first payment
- You must use a conveyancer or solicitor for the purchase
When you buy a home with a Lifetime ISA, the provider pays the funds directly to the conveyancer. You should tell the conveyancer you have an ISA when you instruct them, because the funds need to be requested and transferred as part of the purchase process – leaving this late can create avoidable pressure.
Using a Help to Buy ISA
Help to Buy ISAs are closed to new savers, although people who already have one can continue to use it within the scheme rules.
Existing account holders can receive a 25% government bonus, subject to the scheme’s conditions and maximum bonus.
Current government guidance states that the property price must be no more than £250,000, or £450,000 in London. If you already have a Help to Buy ISA, you can continue paying into it until November 2029 and claim the bonus until 1 December 2030.
If you have a Help to Buy ISA, tell your conveyancer at the beginning of the transaction so they can explain what they need from you. The conveyancer claims the bonus, which is paid at the completion stage.
Gifted deposits and source of funds checks
If a family member or another person is giving you money towards your deposit, tell your conveyancer and mortgage lender at the outset.
Your conveyancer will need to establish where the money has come from as part of their identity and source of funds checks.
If you’re buying your first home with a gift, you may be asked for a signed gifted deposit letter, identification and bank statements from the person providing the gift. You also need to know that the gift should be clearly documented as a gift rather than a loan, and your mortgage lender will need to be aware of it.
For more information on gifting property, read our guide to deeds of gift for property.
Buying a new build or shared ownership home
New build and shared ownership purchases can involve additional legal work. With a new build, the developer may set a relatively short period for exchange after contracts are issued. Completion may also depend on when the property is ready.
Shared ownership properties are leasehold, so your conveyancer will need to review the lease and the arrangements with the housing association, alongside the other legal documents.
Tell your conveyancer about the type of property when you request a quote. It can affect the work involved and the total fee.
Buying a new build or shared ownership home? See our conveyancing for new builds or shared ownership conveyancing. Â
Step by Step: The First-Time Buyer Conveyancing Process
The first-time buyer conveyancing process can be divided into eight stages. However, the exact sequence can vary between transactions and some stages overlap. Generally, the first-time buyer journey goes like this:
1. Get a mortgage in principle and line up a conveyancer
Ideally, you should start comparing conveyancers before your offer is accepted. Getting your conveyancing quotes early means you can instruct your chosen firm promptly once your offer is accepted.
You also need to be aware that a mortgage agreement or decision in principle gives you an indication of what a lender may be prepared to lend, but it’s not the same as a formal mortgage offer.
2. Offer accepted and instruct your conveyancer
Once the seller accepts your offer, the estate agent will usually send a memorandum of sale to the parties involved.
At this point, your conveyancer will send you their client care documents and arrange identity checks. They may also ask you to provide money on account for searches and other initial costs.
It’s likely you’ll also need to provide information about your mortgage, deposit and the source of your funds.
Just had your offer accepted? Get your first-time buyer conveyancing quote and get the legal process started.
3. Review the contract pack
Now, the seller’s conveyancer will start preparing the contract pack – this can include the draft contract, title documents and property information. You may also see forms such as:
- TA6: Property Information Form
- TA10: Fittings and Contents Form
- TA7: Leasehold Information Form, where relevant
Your conveyancer will review these documents and raise enquiries where they need further information or clarification.
If the property is leasehold, additional information may be required from the landlord or managing agent – waiting for this can add time to the process.
Find more information about the wider process in our conveyancing procedure guide.
4. Order searches and book your survey
Property searches investigate matters that may affect the property or your use of it. The specific searches required depend on the property you want to buy and its location, but they typically include the following:
| Search | What it checks | Why it matters |
| Local authority | Planning, highways and other local matters. | Flags issues affecting the property or surrounding area. |
| Water and drainage | Water supply, drainage and relevant infrastructure. | Flags matters affecting connections and drainage. |
| Environmental | Environmental risks and historical land use. | Flags issues such as contamination or flood risk. |
| Mining | Mining-related risks where relevant. | Particularly relevant in areas with a mining history. |
| Chancel repair | Potential historic liability in relevant areas. | Usually considered where appropriate to the property’s location. |
You’ll also need to arrange a survey, which gives you detailed information about the condition of a property.
This is different from a mortgage valuation, which only checks if the property is worth the loan amount for the lender. Surveys, meanwhile, identify things like roof damage, damp, rot and early signs of subsidence.
5. Mortgage offer and report on title
Once the lender’s valuation is done, your lender will carry out its own checks before issuing a formal mortgage offer.
When the offer is issued, your conveyancer checks the mortgage conditions and confirms that the legal work is progressing.
Your conveyancer should also provide a report explaining the legal position of the property and any matters you need to know before committing to the purchase.
Make sure you read this carefully and, if you don’t understand something, ask what it means.
6. Sign, pay your deposit and exchange contracts
Before exchange, your conveyancer will confirm everything is ready for you to commit. It’s at this point that you’ll sign the contract and other relevant documents, including the transfer and mortgage deed. You’ll also need to make sure your deposit is available.
When you exchange contracts, the transaction becomes legally binding. If you or the seller pull out after exchange, it can have serious financial and legal consequences.
You should also arrange buildings insurance in line with your mortgage lender’s requirements and the terms of your contract.
Get to grips with this stage of the process by reading our guide – Exchange of Contracts Explained.
7. Completion day
Completion is the day ownership transfers to you, and you pick up the keys to your first home.
When this happens, your conveyancer receives the mortgage funds and any remaining balance from you, then sends the purchase money to the seller’s conveyancer.
Once the seller’s conveyancer confirms receipt of the money, the transaction completes, and the estate agent can release the keys.
The exact time you receive the keys depends on when completion takes place and when the funds reach the seller’s conveyancer.
8. After completion
Picking up the keys doesn’t mean the conveyancing procedure is over. Your conveyancer will now deal with the post-completion formalities, which can include submitting and paying any Stamp Duty Land Tax (SDLT) return due in England, then applying to HM Land Registry to register you as the new owner.
HM Land Registry registration can take longer than the purchase itself, particularly where an application is more complicated, or the registry has a backlog.
It’s good to know, though, that the registration process does not prevent you from owning and living in the property after completion.
HM Land Registry’s current fee guidance applies to England and Wales and sets fees according to the type and value of the application.
To keep up with the progress of your home transaction, check out our First-Time Buyer Conveyancing Checklist at the end of this guide.
Do you have everything ready? Get your conveyancing quote.
How Long Does Conveyancing Take for a First-Time Buyer?
For a first-time buyer, conveyancing can take around 8 to 12 weeks from accepted offer to completion, although there is no fixed timeframe for every transaction.
The timescale depends on factors including the property, the seller’s circumstances, the length of the chain, searches, mortgage arrangements and how quickly information and documents are provided.
As a first-time buyer, you may benefit from having no sale of your own to coordinate. However, the seller may still be part of a chain, so you could be held up depending on other purchases.
How long does first-time buyer conveyancing take with no chain?
A chain-free purchase can sometimes complete in around 6 to 8 weeks where the property and paperwork are straightforward, and everyone responds promptly. However, if you’re in a chain of transactions, the pace is always dictated by the slowest person in the chain.
Being a first-time buyer does not automatically make a purchase chain-free. When you put an offer in, ask the estate agent if the seller has another property to buy and whether they have found one.
Five ways to help keep your purchase moving
- Complete your ID checks promptly: Delays at the start can hold up other work.
- Prepare source of funds evidence early: This is particularly important if your deposit comes from several accounts or includes a gift.
- Book your survey quickly: You can then deal with any issues before exchange.
- Tell your conveyancer about special circumstances early: This includes Lifetime ISAs, gifted deposits, new builds and shared ownership.
- Respond to questions quickly: A short delay from one party can have a knock-on effect when several parts of the transaction are connected.
Common conveyancing delays and how to avoid them
| Potential delay | What you can do |
| Slow ID or source of funds checks | Prepare documents before or immediately after instructing. |
| Gifted deposit paperwork | Tell your conveyancer and lender about the gift at the outset. |
| Leasehold management information | Ask early whether the management pack has been requested. |
| Search delays | Pay for searches promptly and ask your conveyancer what is required. |
| Mortgage offer delays | Keep your broker or lender informed and respond to requests quickly. |
| Survey problems | Discuss significant findings with your conveyancer before exchange. |
| A slow link in the chain | Stay in contact with the estate agent and ask for realistic updates. |
First-Time Buyer Conveyancing Fees: What You’ll Actually Pay
First-time buyer conveyancing fees can usually be put into one of two categories – the legal fee charged by your conveyancer and disbursements, which are payments made to third parties for services connected with the transaction.
The amount you pay depends on the property and the work required. A quote should explain what is included and identify additional charges that could apply.
Typical conveyancing costs
| Cost | What it covers | Typical amount |
| Legal fee | Your conveyancer’s work | £450 + VAT |
| Search pack | Property searches | £333.60 |
| HM Land Registry fee | Registering the purchase | Depends on the property and application |
| Stamp Duty Land Tax | Tax on the purchase in England | Depends on the property price and circumstances |
| ID/AML checks | Identity and anti-money laundering checks | £20 + VAT |
| Bank transfer fee | Relevant transfer of completion funds | £40 + VAT |
| Leasehold supplement | Additional work for a leasehold property | £200 + VAT |
| Lifetime ISA supplement | Additional work where applicable | £175 + VAT |
| Gifted deposit supplement | Additional work where applicable | £150 + VAT |
HM Land Registry fees can also vary according to the application and property value. The current official fee table, available on the GOV.UK website, should be used when calculating the relevant registration fee.
Do first-time buyers pay stamp duty?
In England, qualifying first-time buyers can claim SDLT relief. Under the current rates, qualifying first-time buyers pay nothing on the first £300,000 of a property. This only applies if all buyers who will live in the property are first-time buyers.
From £300,001, SDLT is charged at 5% up to £500,000. If the property costs more than £500,000, first-time buyer relief is unavailable and first-time buyers have to pay the standard SDLT rates.
For example, a qualifying first-time buyer purchasing a £400,000 property would pay 0% on the first £300,000 and 5% on the remaining £100,000, giving an SDLT bill of £5,000.
Wales uses Land Transaction Tax (LTT) rather than SDLT, and its rules differ. Check the current Welsh Government guidance for the applicable rates.
Because tax rules can change, use GOV.UK’s Stamp Duty Land Tax guidance and calculator for up-to-date costs when budgeting.
Other costs to budget for
Conveyancing is only one part of your home-buying budget – you may also need to allow for:
- Property survey
- Mortgage arrangement fees
- Mortgage broker fees
- Buildings insurance
- Removals
- Furniture and appliances
- Immediate repairs or maintenance
Want a clear, itemised quote? Get your first-time buyer conveyancing quote.
How to Choose a Conveyancer as a First-Time Buyer
Your conveyancer will be involved throughout the purchase, so the cheapest headline quote should not be your only consideration.
If an estate agent recommends a particular firm, you are free to compare other providers. Estate agents recommending legal professionals must tell you if they receive a referral fee from the firm they recommend.
What to look for when choosing a conveyancer
To find the right conveyancer for your first property transaction, use the information and questions below.
| What to look for | What good looks like | Question to ask |
| Regulation | Regulated by the Council for Licensed Conveyancers (CLC) or Solicitors Regulation Authority (SRA) | Who regulates you? |
| Lender panel | Your conveyancer can act for your lender | Are you on my lender’s panel? |
| First-time buyer experience | Familiarity with Lifetime ISAs, gifts, leasehold and new builds | How often do you handle these purchases? |
| Clear quote | Legal fees and disbursements shown separately | What could be added to this quote? |
| Named contact | You know who is handling your purchase | Who will handle my purchase day to day? |
| Communication | Clear arrangements for updates and responses | How will you keep me updated? |
| Timescale | A realistic estimate based on your transaction | How long do you expect my purchase to take? |
| Reviews | Recent feedback that discusses service and communication | Where can I read recent client reviews? |
| Fall-through costs | Clear explanation of what happens if the purchase fails | What would I pay if the purchase falls through? |
Or, choose a trusted provider such as Bespoke Law Services. We’re regulated by the Council for Licensed Conveyancers and have been helping people buy and sell properties for over 10 years.
First-Time Buyer Conveyancing Mistakes to Avoid
To ensure your property transaction runs smoothly, make sure you’re properly prepared for moving and any requests for documentation or information.
| Mistake | What to do instead |
| Budgeting only for your deposit | Allow for legal fees, searches, survey, tax and moving costs. |
| Skipping a survey | Choose an appropriate survey for the property. |
| Ignoring lease terms | Check the lease length, service charges, ground rent and other relevant provisions. |
| Giving rental notice too early | Consider waiting until exchange before committing to a move-out date. |
| Delaying source of funds checks | Prepare evidence as soon as you instruct. |
| Leaving buildings insurance until the last minute | Arrange cover in line with your lender and contract requirements. |
If you are unsure about a term in your paperwork, ask your conveyancer to explain it before you sign. To get ahead of the curve, check out our property conveyancing jargon buster.
Ready to Buy Your First Home? We’ll Handle the Legal Side
Buying your first home involves enough decisions without having to work out the conveyancing process alone.
Bespoke Law Services provides CLC-regulated first-time buyer conveyancing across England and Wales, with an expert service designed to handle the legal side of your purchase.
Get a free conveyancing quote now or use the form below to contact our team of property experts.
First-Time Buyer Conveyancing FAQs
How much does conveyancing cost for a first-time buyer?
The cost depends on the property and the work involved. Your total bill can include the conveyancer’s legal fee, searches, HM Land Registry fees, tax and additional charges for matters such as leasehold property or a gifted deposit.
How long does conveyancing take for a first-time buyer?
Around 8 to 12 weeks from accepted offer to completion is a useful guide for a straightforward purchase, although individual transactions vary. Leasehold properties, new builds, property chains, mortgage delays and outstanding enquiries can all extend the process.
When should I instruct a conveyancer?
Ideally, you should compare and choose your conveyancer before making an offer so you can instruct them as soon as your offer is accepted. Early instruction gives the conveyancer time to complete identity checks and begin the initial work promptly.
Can I use the conveyancer my estate agent recommends?
Yes – you can use a conveyancer recommended by an estate agent, although you are free to compare other firms.
If you plan to do this, you should ask if the estate agent receives a referral fee and compare the full cost and service before you decide.
Do I need a survey if my lender does a valuation?
A lender’s valuation and a home survey don’t serve the same purpose. The valuation helps the lender assess the property for mortgage purposes, while a survey provides information about the property’s condition for you as the buyer.
Can I pull out after my offer is accepted?
In England and Wales, an accepted offer is not legally binding before exchange of contracts. This means you can withdraw before exchange, although you may have already spent money on searches, surveys or other work.
After exchange, the contract is legally binding and withdrawing can have significant financial consequences.
What’s the difference between joint tenants and tenants in common?
Joint tenants own the property together without separate defined shares, and the property generally passes to the surviving owner when one owner dies. Tenants in common can own defined shares, which can be unequal, and each owner’s share can pass according to their will or the rules of intestacy.
If you are contributing unequal deposits, ask your conveyancer whether a declaration of trust is appropriate.
For more, read our ‘Tenancy in Common vs Joint Tenancy: What’s The Difference?’ guide.
Do I need to meet my conveyancer in person?
No, you don’t – conveyancing can often be handled remotely using email, telephone and online systems, provided the necessary identity, signing and other requirements are satisfied.
Bespoke Law Services provides an online conveyancing service across England and Wales – get in touch with us for more information about our online services.
Do I need to do anything extra if I’m using a gifted deposit?
Yes. Your conveyancer and lender will need information about the gift and its source. You may need a signed gifted deposit letter, identification and bank statements from the person providing the money.
Tell your conveyancer about the gift at the beginning so they can explain the documents required.
Appendix: Your First-Time Buyer Conveyancing Checklist
Save or print this checklist and work through it as your purchase progresses.
| Stage and item | Completed?(✔) |
| Before you make an offer | |
| Mortgage agreement in principle secured | |
| Deposit savings evidence ready | |
| Budget set for legal fees, searches, survey, tax and moving costs | |
| Two or three conveyancing quotes compared | |
| When you instruct your conveyancer | |
| Conveyancer instructed, and client care documents signed | |
| Photo ID and proof of address sent | |
| Money on account for searches paid | |
| Memorandum of sale received from the estate agent | |
| Mortgage broker or lender details sent | |
| National Insurance number sent (for Stamp Duty Land Tax or Land Transaction Tax return) | |
| Proof of funds | |
| Bank statements sent (as requested by your conveyancer) | |
| Payslips or other proof of income sent (if applicable) | |
| Savings or ISA statements sent | |
| Lifetime ISA details sent (if applicable) | |
| Help to Buy ISA details sent (if applicable) | |
| Gifted deposit (if applicable) | |
| Signed gifted deposit letter sent | |
| Giver’s photo ID and proof of address sent | |
| Giver’s bank statements showing the source of the gift sent | |
| Lender’s approval of the gift confirmed | |
| Searches and survey | |
| Searches paid for and ordered | |
| Survey booked | |
| Survey report read | |
| Any survey concerns shared with your conveyancer | |
| Before exchange | |
| Formal mortgage offer received | |
| Report on title read and questions answered | |
| Contract, transfer deed and mortgage deed signed | |
| Deposit funds available and cleared | |
| Buildings insurance arranged from exchange | |
| Completion date agreed | |
| Before completion | |
| Removals booked | |
| Notice given to your landlord, timed to completion (if applicable) | |
| Utilities and broadband set up | |
| Council tax account set up | |
| After completion | |
| Meter readings taken | |
| Address updated with your bank, employer, GP, DVLA and other organisations | |
| HM Land Registry registration confirmed | |
Your conveyancer may request additional documents depending on your circumstances, so use this as a preparation guide rather than a complete list of everything your particular purchase will require.
