{"id":466,"date":"2021-04-15T01:54:53","date_gmt":"2021-04-15T01:54:53","guid":{"rendered":"https:\/\/www.yopa.co.uk\/homeowners-hub\/?p=466"},"modified":"2021-04-26T09:08:01","modified_gmt":"2021-04-26T09:08:01","slug":"conveyancing-everything-need-know-afraid-ask","status":"publish","type":"post","link":"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/","title":{"rendered":"The Ultimate Guide to Conveyancing"},"content":{"rendered":"\n<h2 class=\"wp-block-heading\">Contents<\/h2>\n\n\n\n<ul class=\"wp-block-list\"><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#whatis\">What is conveyancing?<\/a><\/li><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#difference\">What\u2019s the difference between a conveyancer and a solicitor?<\/a><\/li><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#whyuse\">Why use a conveyancer?<\/a><\/li><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#whatdo\">What do conveyancers do?<\/a><\/li><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#howdo\">How do conveyancers calculate fees?<\/a><\/li><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#howlong\">How long does the conveyancing process take?<\/a><\/li><li><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/#covid\">The impact of Covid-19 on the conveyancing process<\/a><\/li><\/ul>\n\n\n<div class=\"valuation-widgets\">\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/online-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-house.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Instant online <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Get a rough estimate of your home's value now.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/property-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-currency.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Face-to-face <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Book an appointment with your local Yopa agent.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n<\/div>\n\n\n\n\n<h2 class=\"wp-block-heading\" id=\"whatis\">What is conveyancing?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Conveyancing means preparing all the documents involved in a property sale or purchase. In a nutshell, the people who do this &#8211; conveyancers &#8211; deal with all the legal paperwork. Conveyancers (or sometimes solicitors) form a vital part of the property chain. They keep things running smoothly from a legal perspective, and if you haven\u2019t ever sold a home before or if you\u2019re not familiar with the process they can be an absolute boon. In fact, almost everyone will need to use a conveyancer or solicitor, no matter how many times they&#8217;ve moved.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The legal aspect of land transfers is complicated. It involved lots of documents and multiple searches across a variety of records. Historically, these were done to ensure that houses weren\u2019t suddenly going to disappear into a large pit (perhaps caused by mining as in Cornwall or Wales) or that they weren\u2019t likely to get a huge bill from the local church (called chancel liabilities, which are hangovers from the medieval era).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Conveyancers still check all of this and much, much more.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">All land and property transfers must also be registered with the Land Registry, and it\u2019s the conveyancer\u2019s job to handle this paperwork and check local records to ensure that there isn\u2019t anything that will significantly impact the property valuation.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p>Did you know\u2026? <em>\u2018Landmarks\u2019 used to be literal marks in the ground, denoting who owned the land they were placed on. As land gradually became split into smaller and smaller parcels, particularly as the country became more affluent, the old ways of marking boundaries became less practical. Rather than exchanging turf in the presence of witnesses, deeds were invented, although these became very complicated. A central registry of deeds was proposed in 1857 and enacted in 1862. However, it wasn\u2019t until December 1990 \u2013 more than a hundred years later \u2013 that all areas were brought into compulsory registration. And yes, they really did exchange turf in front of witnesses as a contract. Technically it was legal until 1975!<\/em><\/p><p><\/p><\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"difference\">What\u2019s the difference between a conveyancer and a solicitor?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">At one time you had to use a solicitor to transfer land, but in 1986 the law changed to allow conveyancers to do the same job. Conveyancers are professionals whose job it is to facilitate land transfers, but who aren&#8217;t trained in other areas of law. While you can (and many people still do) use a solicitor for a house sale, it\u2019s important to find one who regularly deals with land transaction processes, as like all people, solicitors can be rusty if they don\u2019t deal with the process on a regular basis.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is the key advantage of a conveyancer: because they only deal with land transfers, they know the process back to front, they often have good relationships with local estate agents, and they get the job done efficiently.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, if your legal situation means you have to consider other aspects of law, such as an unresolved divorce or financial implications, you may be better off going to a solicitor. Although conveyancers are a good option for a straightforward sale, solicitors have a better background with respect to taxes, legal separations and other financial matters.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Typically, conveyancers are slightly cheaper than solicitors.<\/p>\n\n\n\n<figure class=\"wp-block-image\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"682\" src=\"https:\/\/yopa-production-wordpress-content.s3.eu-west-1.amazonaws.com\/homeowners-hub\/uploads\/2019\/04\/conveyancing-legal-scales-1024x682.jpg\" alt=\"\" class=\"wp-image-468\" srcset=\"https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-legal-scales-1024x682.jpg 1024w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-legal-scales-300x200.jpg 300w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-legal-scales-768x512.jpg 768w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-legal-scales-50x33.jpg 50w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-legal-scales.jpg 1277w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\"><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"whyuse\">Why use a conveyancer?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Legally, you don&#8217;t have to use a conveyancer or a solicitor to transfer property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That being said, not using legal representation will severely limit your move unless you have documented training in land transfers and the process surrounding it. That&#8217;s because most solicitors and conveyancers will not deal with another party who does not have legal representation. Even for those that do, they can often pass an additional charge on to their client to cover additional risk.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As a result, it places the other party\u2019s solicitor or conveyancer in an awkward position. That solicitor or conveyancer is bound to protect their client, but it will cost the client a lot more to process the transaction. In addition, should there be a material omission by you \u2013 particularly if you are selling a property \u2013 you may be personally liable.<\/p>\n\n\n<div class=\"valuation-widgets\">\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/online-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-house.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Instant online <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Get a rough estimate of your home's value now.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/property-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-currency.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Face-to-face <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Book an appointment with your local Yopa agent.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n<\/div>\n\n\n\n\n<p class=\"wp-block-paragraph\">If you&#8217;re buying a property, the conveyancer\u2019s searches protect your investment. If you&#8217;re buying a property using a mortgage, the mortgage provider will likely insist that you use a conveyancer or solicitor so that they know the process has been completed appropriately. If you\u2019re selling a home that has a mortgage on it, you&#8217;ll be required to use a legal professional, as they can create an undertaking. This undertaking essentially promises that the appropriate money from the sale of the house will be used to cover the outstanding mortgage.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Finally, a conveyancer can act as an independent third party and hold the relevant sums of money so that they are transferred to the right bank account when required. This helps ensure trust on both sides, and it\u2019s a vital part of the chain when you have more than two people selling.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So while it is possible to do it yourself, you&#8217;ll severely restrict yourself if you decide to not use either a solicitor or conveyancer when transferring property. In addition, you might end up making a costly error \u2013 and you could end up losing a lot of money.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\"><p><em>Mr and Mrs Russell wanted to buy a small parcel of land on their neighbour\u2019s property, and they approached the owner about selling it. They decided to forego the usual process and just use a deed of sale to purchase it, one that they downloaded off the internet. However, because they didn\u2019t use a conveyancer, they didn\u2019t realise that there was a mortgage on the property and that any sale of part of the property would have to be approved by the mortgage provider. In addition, the transaction wasn\u2019t registered with the Land Registry, and it wasn\u2019t appropriately surveyed. Consequently, when the house next door changed hands, there was a dispute regarding who owned that parcel of land \u2013 and because they hadn\u2019t undergone the usual processes, they exchanged a lot of money and still didn\u2019t legally own that land.<\/em><\/p><\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"whatdo\">What do conveyancers do?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Conveyancers are responsible for all documentation relating to the land transfer process. This starts with ensuring that the property has been correctly identified and ends with the exchange of contracts. Some conveyancers are very closely aligned with the estate agent, and as a result, their systems may be integrated with the estate agent\u2019s own. In some modern systems, you can access the conveyancing system, the estate agent\u2019s system and have real-time updates of the entire process \u2013 so you\u2019re never out of the loop.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">First the conveyancer must receive an instruction to begin the process of conveyancing. Usually you&#8217;ll receive a letter that details costs, typical fees and the terms of the engagement. The conveyancer will also check your identity (legally required for all UK property transactions).<\/p>\n\n\n\n<figure class=\"wp-block-image\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/yopa-production-wordpress-content.s3.eu-west-1.amazonaws.com\/homeowners-hub\/uploads\/2019\/04\/country-property-1-1024x576.jpeg\" alt=\"\" class=\"wp-image-469\" srcset=\"https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/country-property-1-1024x576.jpeg 1024w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/country-property-1-300x169.jpeg 300w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/country-property-1-768x432.jpeg 768w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/country-property-1-50x28.jpeg 50w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/country-property-1.jpeg 1260w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\"><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\">If you&#8217;re selling a freehold:<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The conveyancer sends out:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The fittings and contents form<\/li><li>The property information form<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Next, the conveyancer will check the completed forms as well as the title deeds from the Land Registry. They will also obtain details of the amount outstanding on the mortgage, if relevant, by checking the Land Registry details and looking at who has a charge on the property. In addition, they will ask for your mortgage provider.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">They should highlight any rights of way, easements or entitlements that are present, and they should also check that the property can legally be accessed (such as via a public right of way or via an easement over a private property).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Typically, they will ask the buyer to apply for searches as soon as possible, as this will speed up the process substantially. Searches can take anywhere between two to four weeks, and it may take longer if more complex searches are required. Expediting the process is strongly recommended.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Conveyancers will also check that the buyer has the funds that they say they have. In some cases, this will involve checking proof of funds (if the buyer is a cash buyer, they will check accounts, prices and shares) and in other cases, they will ask for evidence that the mortgage is available and that the details are correct.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">During the middle of the process, conveyancers will ensure that everything is going forward as planned and will regularly communicate with the buyer\u2019s solicitor or conveyancer to ensure that searches are progressing. Once the mortgage offer (if applicable) has been received, they can then prepare a financial statement to tease out issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Naturally, they will also try to determine whether any delays are likely to hold up the process. Delays could result from people going on holiday (whether it\u2019s a solicitor or the buying party), or it could involve issues with the survey. If the buyers and sellers are in a chain, it\u2019s up to the conveyancer to determine how big the chain is, what delays are likely to happen, and communicate with legal professionals both up and down the chain.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Finally, they ensure you understand what vacant possession is, which is essentially an obligation on you to make the property available on completion. It must be available in a state whereby the buyer can physically and legally occupy it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That\u2019s not to say that it must always be habitable \u2013 if the property was marketed as needing extensive repairs or similar and that\u2019s what the buyer thought they were buying, it would be perfectly reasonable for the property to be uninhabitable. However, the seller has an obligation to the buyer to preserve the property as best as possible, and the buyer must be able to access the property in a reasonable manner once the contracts are exchanged.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">If you&#8217;re buying a freehold:<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">First, you make an offer and instruct your conveyancer to begin the process of conveyancing. It\u2019s at this point you will arrange a survey and (if necessary) apply for the mortgage. Your conveyancer will confirm the instruction and send the fee schedules.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Next, your conveyancer will contact the seller\u2019s conveyancer or solicitor to obtain the contract pack, and they will carry out various pre-contract enquiries.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The next stage is to apply for the various searches. These include:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Local authority searches (LLC1 and CON29 searches)<\/li><li>Water and drainage searches<\/li><li>Environmental searches<\/li><li>Chancel repair liabilities<\/li><li>Mining and brine searches (if applicable)<\/li><li>Flood risk searches<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Each of these searches has a different purpose.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Local Authority Searches<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>LLC(1)<\/strong>&nbsp;is a list of local land charges and notices. It\u2019s essentially a register of planning charges, financial charges, listed buildings, smoke restrictions (in a smoke control area) and light obstructions maintained by the local authority.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>CON29(r)&nbsp;<\/strong>is a broader list of questions regarding whether the building you are buying has had planning permission for any changes, any building control history and information on the Local Charges Register. In addition, you can expect information on any restrictions, such as whether it is in a conservation area or if it is listed. If there have been unauthorised developments at the property,<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>CON29(r)&nbsp;<\/strong>should show the results of any enforcement action as well.If a property is on contaminated land or the underlying granite produces radon gas, this search will show that.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you want complete peace of mind, you should apply for CON29(o). This is a list of optional questions that should show any new road proposals, whether there are any public path or byways nearby, whether they have been any noise abatement notices nearby or whether it\u2019s in an urban development or an enterprise zone. It might even show whether you have common land or a town or village green next door. Environmental and pollution notices and whether a pipeline is due to be or has been laid are also optional questions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If any of these searches raises issues, your conveyancer will discuss them with you and you can talk about their implications. In most cases, such as listed building status or previous planning permissions, the issues will not be major. However, if a search reveals a major breach of planning control, you may have to rethink your offer.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Water and Drainage Searches<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Drainage and water searches check for private water supplies, septic tanks and sewage to ensure there aren\u2019t any current issues or potential issues that could arise. It ranges from basic questions as to whether the property is connected to the mains water supply or whether it\u2019s connected to a public sewer. It also looks at how services are charged and whether the property might experience low water pressure or could be flooded by an overloaded public sewer. All of this is listed on a CON29DW.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Chancel Repair Liabilities<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Chancel repair liabilities are essentially the right of a local church to charge you for repairs. This stems back from the fourth century, and the law has never really been properly updated to reflect modern times. As a result, if there is a major repair required for a church roof, you may have to pay a portion. You can get chancel liability insurance for a small sum, but few churches exercise their rights \u2014 and the law changed in 2013 so that churches had to register their right on the Land Registry by midnight on October 12, 2013 (or publish a caution if the property is unregistered). That\u2019s not to say that chancel repair liabilities don\u2019t exist anymore, but it should be easier to check for them.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Mining and Brine Searches<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Mining searches are completed by The Coal Authority. It essentially has a&nbsp;<a href=\"https:\/\/assets.publishing.service.gov.uk\/government\/uploads\/system\/uploads\/attachment_data\/file\/362419\/England_and_Wales_coal_mining_and_brine_search_gazetteer.pdf\">large list of all potentially affected mining areas in England and Wales<\/a>, from Ab Kettleby (Leicestershire) to Ystradgynlais (Powys). It holds a&nbsp;<a href=\"https:\/\/assets.publishing.service.gov.uk\/government\/uploads\/system\/uploads\/attachment_data\/file\/362980\/Scotland_coal_mining_and_brine_search_gazetteer.pdf\">similar mining list for Scotland<\/a>, from Abbotsinch (Glasgow) to Yorkston (Midlothian). However, these are areas where coal mining or brine reports, known as CON29M, are needed but this does not guarantee the presence of mines.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Flood Risk Searches<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Flood searches are conducted by the Environment Agency. These include flooding history, but they also include the long-term risk of flooding and whether you are likely to get flooded. You can check the&nbsp;<a href=\"https:\/\/flood-warning-information.service.gov.uk\/long-term-flood-risk\/map?\">flooding map on the gov.uk website<\/a>, but you will likely need a formal copy if you want to insure the house and to satisfy the mortgage provider.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Searches typically take between two and three weeks to complete, but they can take longer if any clarification is needed. In addition, you cannot reuse searches conducted previously for another client or with another conveyancer.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The conveyancer will agree a date at which to exchange contracts and a second date on which to complete. While you can conduct them on the same day, it makes sense to have them on a different days so that you have time to arrange moving service with the knowledge that you are protected by the contract.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The conveyancer will also collect the&nbsp;<a href=\"https:\/\/www.gov.uk\/stamp-duty-land-tax\/residential-property-rates\">stamp duty payable<\/a>&nbsp;on the property and will send it to the HMRC, which collects it on the behalf of the government. The rate that you pay depends on whether this is your first property, the price of the property and whether you own any additional properties.<\/p>\n\n\n\n<figure class=\"wp-block-image\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"682\" src=\"https:\/\/yopa-production-wordpress-content.s3.eu-west-1.amazonaws.com\/homeowners-hub\/uploads\/2019\/04\/conveyancing-flood-searches-1024x682.jpg\" alt=\"\" class=\"wp-image-470\" srcset=\"https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-flood-searches-1024x682.jpg 1024w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-flood-searches-300x200.jpg 300w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-flood-searches-768x512.jpg 768w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-flood-searches-50x33.jpg 50w, https:\/\/cdn.yopacrm.yopa.co.uk\/homeowners-hub\/uploads\/2019\/04\/conveyancing-flood-searches.jpg 1277w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\"><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\">What about leaseholds?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Leaseholds have an additional complication to freeholds: They have a lease. Essentially a conveyancer on both sides must do everything above and also:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Read the lease to check how long it lasts<\/li><li>Check any ground rent terms<\/li><li>Ensure that the owner of the freehold is known<\/li><li>Work out any management charges<\/li><li>Work out any service charges<\/li><li>Check what covenants are in place (promises that the leaseholder will take certain steps)<\/li><li>Note who arranges the buildings insurance policy<\/li><li>Check if any major work is planned that could be charged to the leasehold<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">These should all be covered in the leasehold information pack, but it adds significant charges onto the conveyancing fee. In addition, there can be extra delays in arranging mortgages, especially if a lease is close to falling under 82 years, as this makes it more expensive to get an extension on the lease. Mortgage companies tend to be very reluctant to lend on properties with less than 70 years on the lease as the value of the property drops dramatically at that point. There may also be an additional fee required from the freeholder, as some leaseholds require freeholder permission to sell.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Finally, any mortgage lender will require that the buildings insurance policy conforms to their lending requirements, and your conveyancer may need to check this.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ultimately, selling or buying a leasehold property is more complicated, costs more and can often take longer, but there are advantages in having one, particularly in city centres where space may be very limited.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"howdo\">How do conveyancers calculate fees?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Conveyancers usually calculate the first part of their fees based on the amount of work that they expect to carry out, as well as the total value of the property that they are dealing with. Once they have fixed their fee, they will also charge for:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Disbursements (the actual cost of applying for searches, ranging from \u00a33 for a Land Registry document to up to \u00a3400 for the cost of local authority searches)<\/li><li>Stamp duty (payable by the buyer depending on the price of the house and other considerations)<\/li><li>Other fees as required (for example, more complicated tax affairs or the splitting of equity due to divorce)<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">In some cases, you might want to consider a conveyancer with a No Sale, No Fee offering, so if your house sale or purchase does fall through, at least you don\u2019t have to pay the conveyancing fees. In addition, it pays to get a quote in advance for services, so that you know how much you\u2019re going to pay beforehand. Your chosen conveyancer should be flexible in how they communicate, whether it\u2019s by telephone, email or post, and they should make the process as pain-free as possible.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"howlong\">How long does the conveyancing process take?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The conveyancing process takes anywhere between four weeks and 10 weeks, with six to eight weeks being typical, but it depends on how complex the transaction is. If a long chain is involved, all bets are off, as it depends on multiple conveyancers, solicitors and buyers and sellers being ready at the right time.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ultimately, choosing a good conveyancer ensures that the transaction process goes ahead as smoothly as possible. They will also protect your interests if anything is thrown up by searches or during the transaction. In many cases it also makes sense to choose a conveyancer who is tied to your estate agent, allowing you to manage the whole process with minimal fuss and reducing the stress of moving home.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"covid\">The impact of Covid-19 on the conveyancing process<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Due to the impact of Covid-19, the conveyancing process is likely to be more protracted than we are used to for some time to come. There are a few reasons for this.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Firstly, the UK property market had already seen a decline in sales at the beginning of 2020 as the global pandemic took hold, before grinding to a halt completely during the lockdown period of March-May 2020. Traditionally the first quarter of a new year is a busy time for new properties to come on the market. Consequently, we have now seen both the usual number of new homes coming onto the market in the summer and autumn months plus the backlog of properties which would have been marketed for sale earlier in the year. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Secondly, given the success of home working and the work\/life balance it can offer, many former commuters are now also seeking to sell up and move further afield in search of value for money and a better lifestyle (and a <a href=\"https:\/\/www.gov.uk\/guidance\/stamp-duty-land-tax-temporary-reduced-rates\">stamp duty<\/a> saving!), further boosting both the number of properties on the market and the buyer pool. Great for the sector of course, but inevitably this additional activity puts pressure on conveyancing firms and can slow things down.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Finally, with many solicitors\/conveyancers, mortgage brokers, surveyors and local authority staff still working from home and playing catch up on a backlog of property sales put on pause during lockdown, this has also led to inevitable delays with the turnaround of local search results, surveys and the necessary correspondence between the separate legal teams working for vendors and their buyers. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you are currently in the process of selling a property and\/or buying your dream home, unfortunately this may all result in a lengthier process than you had anticipated. But hold tight, feel secure in the knowledge that the property sector is definitely on the up once more, and keep in regular contact with your <a href=\"https:\/\/www.yopa.co.uk\/our-local-agents\">estate agent<\/a> and conveyancer who will be doing the same with your vendor\/buyer. <\/p>\n\n\n<div class=\"valuation-widgets\">\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/online-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-house.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Instant online <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Get a rough estimate of your home's value now.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/property-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-currency.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Face-to-face <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Book an appointment with your local Yopa agent.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n<\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>Conveyancing is the act of preparing all the documents to facilitate a transfer of property. Professionals  who do this are known as either conveyancers or solicitors, and they form a vital part of the property chain. They keep things running smoothly from a legal perspective and if you haven\u2019t ever sold a home before or if you\u2019re not familiar with the process they can be an absolute boon.<\/p>\n","protected":false},"author":4,"featured_media":467,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[2,1,3],"tags":[],"class_list":["post-466","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-selling","category-buying","category-in-depth-guides"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>The Ultimate Guide to Conveyancing - Yopa Homeowners Hub<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/conveyancing-everything-need-know-afraid-ask\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Ultimate Guide to Conveyancing - Yopa Homeowners Hub\" \/>\n<meta property=\"og:description\" content=\"Conveyancing is the act of preparing all the documents to facilitate a transfer of property. Professionals who do this are known as either conveyancers or solicitors, and they form a vital part of the property chain. 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