Difference between a solicitor and a conveyancer

When you’re buying or selling a house, do you need to instruct a solicitor or conveyancer to manage the legal side of things? And what's the difference? Here we explain all.

What do solicitors and licenced conveyancers do?

Both solicitors and licensed conveyancers manage the conveyancing process—the legal transfer of property ownership from the seller to the buyer. Their responsibilities typically include:

• Drawing up the draft contract for sale
• Raising enquiries on the contract
• Offering legal advice, for example if there’s a bad house survey report
• Organise local authority searches
• Exchanging contracts with the buyer or seller’s solicitor on your behalf
• Paying Stamp Duty on the buyer’s behalf and registering the property in the buyer’s name at the Land Registry.

Solicitor vs Conveyancer: Which One Do You Need?

However, there are some major differences between a solicitor and a licensed conveyancer in terms of cost and the scope of their expertise:

Key Differences Between Solicitors and Conveyancers

Feature	Solicitor	Licensed Conveyancer
Expertise	Offers full legal services including family law, litigation and more.	Specialises solely in property law.
Cost	Generally higher due to broad expertise.	More affordable.
Handling complex cases	Ideal for complex property cases such as if there are boundary disputes.	Best for straightforward property sales and purchases.
Regulation	Regulated by the Solicitors Regulation Authority	Regulated by the Council for Licensed Conveyancers

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Should you choose a Solicitor or a Conveyancer

The decision of whether to use a solicitor or a conveyancer depends on your circumstances and personal choice. Here are some factors to consider:

Advantages of using a solicitor

• Broader legal expertise: If you need extra services, such as if you need a will or a cohabiting agreement drafted, a solicitor can handle these alongside your property purchase or sale.
• They may be better equipped to handle complex property transactions: Such as if there are boundary disputes or if the sellers are separating and using more than one solicitor.

Disadvantages of using a solicitor for conveyancing

• Higher costs: The main downside of using a solicitor for conveyancing is that they are almost always more expensive than licensed conveyancers. See our guide on conveyancing fees to give you an idea of what conveyancers and solicitors include in their fees and how much you should expect to pay.
• Make sure they’re a specialist: Most solicitors are highly specialised, but some are generalists who do the occasional bit of conveyancing. If you do opt for a solicitor ensure they are a property specialist, able to deal with freehold or leasehold purchases.
• Check their timescales: Solicitors may handle other more complex cases with urgent deadlines which can push your ordinary conveyancing to the bottom of the in-tray. Some solicitors work in small practices and have trouble providing continuity of service if they go on holiday. However, don’t assume that a large conveyancing firm will offer a faster service. Always check reviews and speak to the solicitor or conveyancer before instructing. Read our guide 10 questions to ask a conveyancing solicitor.

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How to find a solicitor for conveyancing

Choosing the right conveyancer or solicitor is crucial for a smooth property transaction. Key factors to consider include:

• Mortgage lender’s panel: Confirm that the conveyancer is on your mortgage lender’s approved panel to avoid incurring extra fees.
• Customer reviews: Check reviews and ratings to assess their reliability and service quality.
• Experience: Look for a conveyancer or solicitor who has lots of experience, especially if your purchase is more complex such as if you’re buying a leasehold property.
• Compare conveyancing quotes: Shopping around is vital to get the best service at the best price.
• Fees: Ensure that fees are transparent and itemised, with no hidden costs.
• Do they offer no sale no fee conveyancing? This means you don’t pay legal fees if your transaction falls down, although you may need to pay disbursements. This is more commonly offered by conveyancing firms than traditional solicitors.

Find more information in our guide How to choose a conveyancer/ solicitor

How much does conveyancing cost?

Conveyancing fees vary depending on the value of your property, where you live, whether you use a solicitor or licensed conveyancer and the complexity of the transaction. For example solicitor fees when buying house will be cheaper than if you’re buying and selling at the same time. But here are some average costs:

• Buying a house: £400-£1,500 plus disbursements (such as local authority searches), which could cost up to £700 or even more.
• Selling a house: £610-£950.
• Buying and selling a house: Around £2,380 (including disbursements).

Leasehold conveyancing typically costs around £300 more due to the additional work involved. Whether you want to instruct a solicitor or a licensed conveyancer, the best way to save money is to shop around and compare quotes.

DIY conveyancing: Is it an option?

Hiring a conveyancer isn’t a legal requirement so you can do it on your own. But if you’re buying or selling with a mortgage, the lender will almost certainly insist that you instruct a conveyancer.

And the conveyancing process is time-consuming and complex and you shouldn’t consider DIY conveyancing if you don’t fully understand all the steps and the risks involved. Find out more in our guide Can you do your own conveyancing

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Frequently Asked Questions