Do I Need A Conveyancer Or Solicitor To Buy A House?

Lady justice and a gavel

Conveyancing often represents the largest upfront cost when purchasing property after deposits. With quotes ranging from £500-£1500, buyers may question whether legal help is essential or if they could handle the process themselves. This guide examines the key risks of foregoing professional representation when buying property.

What Is Conveyancing?

Conveyancing refers to the administrative and legal procedures involved when ownership of land or buildings is transferred from one party to another. It covers:

  • Researching title deeds, rights and verifying owner identities
  • Conducting searches on factors like planning, flood risk, contamination etc
  • Drafting contracts and negotiating terms agreeable to all parties
  • Securing mortgage finance and approving lending conditions
  • Facilitating final payments and property handovers
  • Registering ownership changes with HM Land Registry

This complex legal work can only be performed by licenced professionals like solicitors or conveyancers regulated by bodies like The Council of Licenced Conveyancers. Attempting conveyancing yourself as a layman is extremely unwise and often prohibited by mortgage lenders.

Why Might Some Buyers Consider Skipping Conveyancers?

With conveyancing fees typically ranging from 0.1-0.5% of purchase prices, hiring help can represent a hefty upfront cost, especially on top of raising deposit funds. Some buyers may think:

  • The process is just routine form filling that anyone diligent can copy
  • Buying without finance removes the need for legal help
  • New builds have straightforward sales contracts
  • Templates available online simplify DIY conveyancing
  • Thousands potentially saved outweigh the risk
  • They will scrutinise everything themselves anyway

However, these assumptions overlook how conveyancing protects buyers from issues that only professionals have the experience and insight to identify and handle judiciously. Peace of mind has value.

Key Risks Taking the DIY Route

Attempting conveyancing without regulated professional assistance exposes buyers to legal and financial risks including:

  • Mortgage lending conditions often require accredited conveyancers for background checks. DIY could prevent financing.
  • Incorrectly filled standard forms become legally void wasting time reworking.
  • Flawed ID or document checks open the door to potential fraud.
  • Inadequate searches overlook ‘hidden’ property risks like subsidence.
  • Lack of impartial legal counsel leaves buyers exposed in negotiations.
  • Breaching data protection laws when mishandling sensitive information.
  • Incorrectly drafted contracts offer no protections and mismatched expectations.
  • Problems found post-completion have no recourse without evidence of due diligence.
  • Trying to claim compensation or rectify issues with no specialist legal support or professional indemnity insurance.

Small oversights lead to costly consequences. Conveyancers’ expertise avoids easily preventable mistakes torpedoing transactions, finances and legal ownership rights.

Researching Title Deeds & Rights

Conveyancers start by researching Land Registry records of property title deeds, rights and ownership histories. Self-conveyancers must replicate this scrutiny themselves to understand any limitations attached to the property. Without checking thoroughly, buyers risk unwelcome discoveries post-purchase around aspects like access rights, drainage requirements and boundary discrepancies that could cause disputes. What may seem like a ‘clean’ purchase hides many potential historical complications only detectable through professional title research.

Conducting Searches

Buyers also rely on conveyancers to conduct a raft of essential searches providing insight into associated property risks. Local authority searches check important contextual factors including:

  • Planning permissions – have extensions been approved?
  • Conservation status – are alterations restricted?
  • Roads or developments – are disruptive works proposed nearby?
  • Flood histories – does the area suffer flooding?
  • Rights of way – could public footpaths cross your boundaries?
  • Tree orders – are you limited to trimming or felling trees?
  • Housing issues – any records of neighbour disputes or enforcement notices?

Other searches assess environmental risks like contamination, stability, radon levels and more. Accessing professional databases to compile these property insights is extremely difficult without legal representation. DIY search checks scratch only the surface, missing key evidence that could threaten sales viability post-purchase without proper due diligence upfront.

Mortgage Administration

If opting for mortgaged purchases, lenders will require accredited conveyancers to represent their interests anyway, preventing legal corners from being cut. Even if buyers have sufficient cash to purchase unconditionally without financing, informed lenders see DIY conveyancing as inherently risky for property valuation reliability. Convincing lenders to accept owner-managed sales and due diligence is highly unlikely. Obtaining finance is improbable without impartial legal oversight.

Contract Expertise

Preparing watertight contracts that hold up legally also requires qualified conveyancing expertise. Without this, amateur contracts often include ambiguities, deficiencies or imbalances failing to protect buyers’ financial stakes. Legally flawed or vague contracts set sales on shaky foundations prone to unravelling easily upon disputes arising. DIY conveyancers also lack influence in negotiating terms compared to recognised professionals whose opinions carry authoritative weight with sellers. Obtaining favourable terms is tougher acting alone without legitimacy.

Objective Insight

Receiving impartial advice also prevents buyers’ judgement from becoming too emotionally or financially attached to complete sales at any cost. Conveyancers weigh up issues based on legal facts, not sentiments. They act as the voice of reason when it comes to resolving problems or walking away if undisclosed risks threaten long-term liability. DIY conveyancers often become too involved to remain measured when issues emerge. Your interests stay protected only through neutral, expert counsel.

Handling Issues

If unforeseen issues surface during conveyancing, accredited specialists have the expertise to guide solutions protecting buyers’ interests. For example, if contamination is discovered, they can advise next steps and use their negotiating power to potentially lower prices to offset costs incurred. Their familiarity with processes means they can act quickly to resolve problems without deals collapsing. Non-professionals frequently struggle to remedy issues without the same skills or clout. By appointing your representative rather than using the seller’s conveyancer, buyers ensure their priorities take precedence. Shortcuts are avoided to give you the strongest hand. Problems get solved.

Managing Complexity

While house purchases may seem straightforward to buyers emotionally invested in securing properties, transactions hide many potential legal complexities that DIY conveyancers can easily mishandle. For example, shared ownership arrangements, agricultural tie notices, adjoining infrastructure excavations, restrictive covenants, unusual easements, probate processes etc. require seasoned experience to navigate correctly. Recognising and unravelling potential pitfalls take professional awareness most laypeople lack when focusing only on surface appeal.


Opting for qualified conveyancers also provides greater accountability should processes go awry. As licenced specialists regulated by recognised bodies, buyers have meaningful recourse for compensation if negligent actions are proven. Self-managed conveyancing offers no comparable safety net. You assume all risks and liabilities alone if legal processes are botched without the oversight of accredited professionals and their mandatory professional indemnity insurance as a backstop. Using trustworthy specialists transfers some risk assurance.

Ongoing Support

Buying a house is not just about legal formalities on the day of completion – surrounding administrative necessities like insurance, council registration, utility switching and defect rectifications also require attending to. Conveyancers provide continuity assisting with these final ownership transition details that DIY conveyancers may struggle to handle alone. Their support persists beyond the immediate transaction until all Ts have been crossed.

Handling complex conveyancing alone without regulated professional expertise risks:

  • Inability to secure mortgage finance
  • Legally flawed contract terms leave buyers exposed
  • Undetected property issues that threaten transactions
  • Losing impartial insight and negotiation strength
  • Struggling to remedy problems without legal qualifications
  • Lacking accountability if processes go awry
  • No long-term support finalising administrative loose ends

While conveyancers do charge fees, their protection prevents far greater financial and legal pitfalls. Securing your dream home and hard-earned savings requires proper professional protection.

Weighing Up the Pros and Cons

Like any process involving substantial wealth transfer, conveyancing requires meticulous care and experience to safeguard buyers’ substantial financial and lifestyle interests. Attempting to cut corners by managing alone forfeits access to these risk controls when the risks are highest.

Certainly conveyancing costs require budgeting upfront. But these outgoings pale compared to long-term liabilities from cut-price workmanship lacking suitable due diligence. Saving thousands today costs far more tomorrow if it leads to defective contracts, unresolved disputes or defective homes requiring rectifications down the line.

For all but the most straightforward unconditional purchases, thorough conveyancing provides peace of mind around life-changing asset acquisitions. Securing your dream home deserves specialist expertise, not risky cost-cutting.


Buying a home remains the largest lifetime purchase for most people. Protecting this investment warrants professional conveyancing expertise, not just trusting in amateur DIY efforts. Legally and financially, the dangers of attempting conveyancing without adequate representation far outweigh modest upfront savings. Work only with reputable regulated specialists to ensure your precious assets and rights remain properly safeguarded. The value of conveyancing lies less in forms filed than in risks averted through rigorous due diligence. Don’t let dreams become nightmares – experienced conveyancers protect what matters most.

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We are proud to be the most regulated property buyer operating in the ‘Quick House Sale’ industry. We are an active member of the NAPB (National Association Of Property Buyers) and are RICS regulated, which means you can have every confidence of selling your home with us quickly & easily.