Buying a house in Preston? Understanding the solicitor process is essential to ensuring a smooth and successful property purchase. Whether you're a first-time buyer or upsizing, working with the right solicitor can save time, money, and stress. This is the conveyancing process explained.
In this guide, we explain what the solicitor does, how the conveyancing process works, and highlight trusted property solicitors in Preston to support your move. There are potential additional costs associated with conveyancing, such as property searches and Stamp Duty.
What Does a Solicitor Do When Buying a House?
Your solicitor (or conveyancer) handles the legal transfer of property ownership. This includes:
- Conducting legal checks on the title
- Managing local authority and environmental searches
- Coordinating with lenders
- Exchanging contracts
- Transferring funds on completion day
- Manage your final completion statement
In Preston’s fast-moving property market (where homes in certain areas like Fulwood and Penwortham sell within weeks), having a responsive solicitor is crucial.
Step-by-Step: The Conveyancing Process When Buying a House
1. Choosing the Right Solicitor
It's important to compare quotes from various conveyancing solicitors to ensure you receive quality service. Opting for the cheapest option can sometimes lead to issues. While online conveyancing services might be more affordable and expedite the process, it's vital to evaluate more than just the cost when selecting a conveyancing solicitor. Look for those with a strong reputation, favorable client reviews, and a proven track record in handling property transactions efficiently. A competent solicitor will manage the legal aspects and keep you informed throughout the entire process, from initial instruction to completion day.
Furthermore, some online conveyancing services may lack the personalized touch and face-to-face interactions that can be beneficial in complex transactions. It's essential to balance the convenience and cost benefits against the potential drawbacks of less personalized service.
When comparing quotes, ensure all solicitor fees are transparent and free of hidden costs. Inquire about additional charges for services like property searches, land registry fees, and bank transfers. This approach allows you to make an informed decision and choose a solicitor who offers both value for money and excellent service.
When to instruct a solicitor: As soon as your offer is accepted — or even earlier if possible.
Top Solicitors in Preston:
- Marsden Rawsthorn – Highly experienced in residential conveyancing
- Harrison Drury Solicitors – Known for clear communication and local expertise
- Birchall Blackburn Law – Efficient and friendly service tailored to buyers
- Forbes Solicitors– Established firm offering full conveyancing services
At Key & Frame, we collaborate with a trusted panel of local solicitors, selected for their responsiveness and reliability. Remember, using a solicitor recommended by an estate agent is not mandatory.
2. Property Searches and Legal Checks
Your solicitor will carry out essential local searches, including:
- Local authority checks
- Water and drainage search
- Environmental reports
- Chancel repair liabilities
An environmental search ensures that potential environmental issues, such as contamination or nearby hazards, are identified before the sale is finalized, thereby protecting the buyer's interests.
These help flag any legal or structural issues before you commit, especially if there are any conflicts regarding the property information form. In Preston, searches are typically returned within 7–14 working days, depending on the council’s turnaround.
Additionally, these searches are vital in uncovering any potential planning permissions or building regulations that might affect the property. For example, local authority checks can reveal if there are any upcoming developments or roadworks planned in the vicinity that could impact your future living environment. The water and drainage search will provide insights into the property's connectivity to the public water supply and sewage systems, ensuring there are no unexpected issues. Furthermore, understanding chancel repair liabilities is crucial as it could mean a financial obligation to contribute to repairs of the local church, a cost many buyers are unaware of until it's too late.
Conducting these searches is a fundamental step in the conveyancing process as it equips buyers with comprehensive information about the property, allowing them to make informed decisions and avoid potential pitfalls. By addressing these issues early in the process, buyers can negotiate with the seller or even reconsider their purchase if significant problems are uncovered. Therefore, these searches not only protect the buyer's investment but also provide peace of mind, knowing that their future home is free from unforeseen complications.
3. Reviewing Contracts and Raising Enquiries
Once the seller’s solicitor shares the draft contract, your solicitor will:
- Raise enquiries about boundaries, fixtures, planning permissions, etc.
- Clarify any potential legal risks
- Confirm the EPC (Energy Performance Certificate) and property title
They'll then report back to you clearly — no confusing legal jargon.
4. Reviewing Mortgage Offer & Final Checks
Your solicitor will receive a copy of your mortgage offer and:
- Review terms and conditions
- Ensure funds are in place for exchange and completion
- Request the mortgage funds from the lender once contracts are signed, ensuring all necessary financial arrangements are met before the completion of the sale
- Clarify Stamp Duty Land Tax calculations
According to Rightmove, the average property purchase price in Preston is currently £195,000 (as of early 2025), meaning many buyers may fall under the £250,000 SDLT threshold, depending on circumstances.
The conveyancing process commences once an offer on a property is accepted, marking the start of the legal journey to transfer ownership from the seller to the buyer. This initial stage is pivotal as it lays the groundwork for all subsequent actions and decisions. Following the acceptance of the offer, the buyer's solicitor is instructed to initiate the necessary legal work. This involves conducting comprehensive property searches, examining the draft contract provided by the seller's solicitor, and raising any additional enquiries regarding the property. The buyer's solicitor will also coordinate with the mortgage lender to ensure that the offer is secured and funds are prepared for the exchange of contracts. Additionally, it is advisable for the buyer to arrange buildings insurance to safeguard their investment. Throughout this phase, clear communication between the buyer, their solicitor, and the estate agent is essential to ensure all parties are aligned and any potential issues are addressed promptly. The conveyancing process is designed to protect the buyer's interests, ensuring that all legal, financial, and practical aspects are thoroughly scrutinized before the purchase is finalized.
5. Arranging Buildings Insurance
Arranging buildings insurance is a crucial step in the conveyancing process. Before you can exchange contracts, your mortgage supplier will require you to have buildings insurance in place. This insurance protects the structure of your new home, including the walls, roof, and floors, as well as permanent fixtures and fittings like kitchen and bathroom installations.
To ensure you get the best policy at the best price, it’s wise to shop around and compare quotes from different providers. Make sure the policy offers the correct level of cover for your new home. This means considering factors like the property’s rebuild cost and any specific risks associated with the area.
By arranging buildings insurance early, you can avoid any last-minute delays and ensure that your new home is protected from the moment you exchange contracts. Remember, having the right insurance in place is not just a lender’s requirement but also a smart move to safeguard your investment.
6. Signing Contracts and Exchanging
Once you’re satisfied, and the solicitor’s checks are complete:
- You’ll sign the legal documents
- A 5–10% deposit is typically transferred from the solicitor's bank account
- Contracts are exchanged, making the sale legally binding
The legal process involved in exchanging contracts makes the sale legally binding and requires the involvement of a conveyancing solicitor.
Once exchanged, you’re locked in — and the seller is too.
Exchanging contracts is a pivotal moment in the house buying process, marking the point where both buyer and seller are legally bound to the transaction. At this stage, the buyer's solicitor will have ensured that all necessary checks and searches have been completed, and any issues raised during the process have been resolved. The buyer must also ensure that the deposit funds are readily available, as these will be transferred to the seller's solicitor upon exchange. Once contracts are exchanged, the buyer and seller agree on a completion date, which is the day the property officially changes hands. It's crucial for buyers to have their mortgage advance secured and buildings insurance arranged by this point, as these are often conditions set by the mortgage company. The exchange of contracts also involves the conveyancing solicitor preparing a final completion statement, detailing all financial transactions involved in the purchase. This stage is critical as it sets the groundwork for a smooth transition to completion day. Buyers should be aware that withdrawing from the purchase after exchanging documents can have significant legal and financial repercussions, emphasizing the importance of being fully prepared before reaching this stage.
7. Completion Day
On the agreed completion date, your solicitor will:
- Transfer the final balance
- Register the property in your name with HM Land Registry
- Confirm with the seller’s solicitor and your estate agent
You’ll get the keys and officially become a homeowner
8. Post-Completion Formalities
After completion, your conveyancing solicitor will handle the final stages of the conveyancing process. One of their first tasks is to apply to the Land Registry to transfer the deeds into your name. This step officially registers you as the new owner of the property.
If Stamp Duty is applicable, your solicitor will also ensure that this is paid to Revenue and Customs. Additionally, if you have purchased the property with a mortgage, your solicitor will register the mortgage with the Land Registry.
Once the registration is complete, copies of the updated register will be sent to both you and your mortgage supplier. Your solicitor will also send you a final bill for their services, detailing all the costs involved.
It’s important to keep all the necessary documents and paperwork for safekeeping. These documents are essential for your records and may be needed for future reference.
How Long Does the Solicitor Process Take in Preston?
The conveyancing process typically takes around 12-16 weeks.
One of the primary factors influencing the timeline is the efficiency of the local authority in processing property searches. In Preston, the local council is known for its relatively quick turnaround, typically completing searches within 7–14 working days. However, during peak times or due to unforeseen delays, this can extend the timeline.
Another crucial element is the responsiveness of your mortgage lender. Some lenders are quicker in processing applications and releasing mortgage offers, while others may take longer, depending on their internal processes and workload. It's essential to stay in touch with your lender and provide any requested documentation promptly to avoid unnecessary delays.
The length of the property chain also plays a significant role. A longer chain, involving multiple buyers and sellers, can lead to delays if any party in the chain encounters issues. For instance, if one party's sale falls through or if there are complications in another part of the chain, it can impact your timeline.
In high-demand areas like Longton, Ashton-on-Ribble, and Penwortham, speed matters — competition can be fierce, and delays can cost you your dream home. Therefore, having a proactive solicitor who can efficiently manage the conveyancing process and keep things moving is crucial in ensuring you don't go over your completion date.
Ultimately, while the average timeframe provides a general guideline, the actual duration can vary. It's beneficial to maintain regular communication with your solicitor and estate agent to stay updated on the progress and address any potential issues promptly.
However, this varies based on:
- Search times (Preston City Council is generally quick)
- Your mortgage lender’s speed
- The length of the chain
In high-demand areas like Longton, Ashton-on-Ribble, and Penwortham, speed matters — competition can be fierce, and delays can cost you your dream home.
How Much Do Conveyancing Solicitors Cost?
Conveyancing fees typically consist of two parts: legal fees and disbursements. Solicitor fees in Preston range from £800–£1,500, depending on:
- Freehold vs leasehold
- Leasehold property transactions often require additional documentation and may take longer to complete compared to freehold properties.
- New build complexities
- Help to Buy or shared ownership involvement
Expect to pay extra for:
- Searches (~£250–£350)
- Land Registry fees (~£135 for £200,000 homes)
- Bank transfer charges
- Stamp Duty (if applicable)
Ask for a fixed-fee quote from solicitors to avoid surprises.
Why Local Solicitors Make a Difference
Working with a local solicitor gives you several advantages:
- Better knowledge of local property quirks (e.g., unadopted roads in Penwortham)
- Local solicitors are well-versed in the legal process and play a crucial role in managing contracts and ensuring compliance with legal requirements.
- Closer working relationships with local estate agents
- Smoother communication and faster turnaround with regards to a property survey
At Key & Frame, we only recommend conveyancers we trust — firms who’ll keep you in the loop and pick up the phone.
The Role of the Conveyancing Team
The conveyancing team plays a crucial role in the conveyancing process. This team consists of experienced solicitors and licensed conveyancers who specialize in property law. Their expertise ensures a smooth and efficient transaction from start to finish.
The conveyancing team will guide you through every stage of the conveyancing process, from the preparation of contracts to conducting property searches and transferring ownership. They will also negotiate with the seller’s solicitor to resolve any issues that may arise during the process.
Throughout the transaction, the conveyancing team will keep you informed, providing regular updates and advice. They will ensure that all necessary documents and paperwork are completed accurately and efficiently, minimizing delays and ensuring a successful transaction.
By working with a knowledgeable and experienced conveyancing team, you can have peace of mind knowing that your property purchase is in capable hands. Their expertise and attention to detail will help you navigate the complexities of the conveyancing process with confidence.
FAQs About Solicitors and House Buying
Can I change solicitor during the process?
Yes, but it may cause delays and duplication of fees. If you’re unsure, talk to your estate agent first.
Are online conveyancers cheaper?
Sometimes — but many buyers in Preston find face-to-face access, accountability, and responsiveness more valuable than a cheaper fee.
How do I speed things up?
- Choose a Preston-based solicitor
- Reply to emails and forms promptly
- Get your mortgage agreed early
- Work with an agent that helps progress-chase
- The conveyancing process may be shorter for cash buyers.
Market Trends: Why It Pays to Be Prepared
According to Rightmove, Preston’s property market is outperforming the North West average in early 2025, especially for:
- Detached family homes in Longton, Fulwood and Bamber Bridge
- First-time buyer flats and terraces in Ribbleton and Ashton
With limited stock and growing demand, properties often receive offers within 14–21 days — making solicitor delays a serious risk.
The Key & Frame Advantage
We help you every step of the way:
- Connect with vetted Preston solicitors
- Keep you updated weekly via WhatsApp or phone
- Liaise with solicitors, surveyors, and lenders
- Guide you through paperwork and jargon
Buying a home is a big step — but with the right support, it doesn’t have to be overwhelming.
Ready to Start Your Move?
Get in touch with our friendly Preston-based team:
Call us on 01772 289064
Email: info@keyandframe.co.uk
We’re here to guide you home — the right way.
