Buying or selling a home is one of the biggest financial decisions most of us will ever make. Yet for many people — especially first-time buyers — the legal side of it remains a bit of a mystery. You accept an offer, you instruct a solicitor, and then… what exactly happens for the next few months?
That’s where your conveyancer comes in. Here’s a straightforward guide to what a conveyancing solicitor actually does, and why their role matters so much.
More Than Just Paperwork
It’s easy to think of conveyancing as simply “sorting out the legal stuff,” but the reality is far more involved. A conveyancer is responsible for protecting your legal and financial interests throughout the entire transaction — from the moment you instruct them to the day the keys change hands.
They manage legal checks, contracts, searches, funds, and registration, all while keeping you informed at every stage. In short, they’re the person making sure nothing goes wrong beneath the surface.
Carrying Out Property Searches
One of the first things your conveyancer does is order your searches. For buyers, this involves ordering a series of searches to uncover anything that might affect the value or usability of the property.
Common searches include local authority searches (covering planning history and nearby road schemes), environmental searches (flagging flood risk or contaminated land), and water and drainage searches. Your solicitor will review what comes back and explain anything that needs your attention. These normally take 3-4 weeks to be returned.
Reviewing the Legal Title
Your conveyancer will examine the title deeds and records held at HM Land Registry to confirm who actually owns the property, where the boundaries sit, and whether there are any rights, restrictions, or covenants attached to it.
For example, some properties have covenants that restrict how they can be used or what can be built on them. Others may have shared driveways or rights of way that need to be properly understood before you commit. It’s your solicitor’s job to spot these things and make sure you know what you’re taking on.
Handling Contracts and Negotiations
Once the searches and title checks are in order, your conveyancer will review and, where necessary, negotiate the contract for sale. They’ll check that the terms accurately reflect what’s been agreed, that the property description is correct, and that appropriate protections are in place for you. Your conveyancer will also deal with the replies to any enquiries raised ensuring your interests are protected as well as your lenders.
If you’re selling, your solicitor will also respond to enquiries raised by the buyer’s conveyancer — which can cover anything from boiler service records to planning permissions for an extension.
When both sides are satisfied, contracts are exchanged. This is the moment the transaction becomes legally binding, and it’s a milestone worth celebrating.
Managing the Money
Property transactions involve large sums of money, and your conveyancer plays a key role in making sure it all moves safely and correctly. They’ll liaise with your mortgage lender, review the mortgage offer, and ensure the funds are in place in time for completion.
They’ll also calculate and arrange payment of Land Transaction Tax (LTT) — the Welsh equivalent of Stamp Duty, which applies to property purchases in Wales and has its own rates and thresholds. Getting this right is important, so it’s something a good conveyancing solicitor will handle for you as a matter of course.
On completion day, your solicitor transfers the purchase funds, ensures any existing mortgage on the property is paid off, and confirms that the sale has completed in line with the contract.
Completion and What Comes After
Completion is the day you get the keys — but your conveyancer’s job isn’t quite done yet. After completion, they register the change of ownership with HM Land Registry, ensuring that you are officially recorded as the legal owner. If you have a mortgage, this is also registered at this stage.
It might feel like a formality, but until registration is complete, your ownership isn’t fully updated in law. Your solicitor makes sure this is done properly and promptly.
How Dudden Law Can Help
At Dudden Law, our conveyancing team supports buyers, sellers, and home movers across Cardiff and South Wales, guiding them through every step of the process with care and clarity. Whether you’re a first-time buyer getting to grips with it all for the first time, or an experienced mover who simply wants the process handled smoothly, we’re here to help.
We also offer an online dashboard so you can track the progress of your transaction at any time — because we know that waiting for updates can be one of the most stressful parts of moving home.
Speak to Dudden Law Today. If you’re buying or selling a property in Cardiff or South Wales and want to understand what’s involved, our team is here to help. We offer a free first consultation so you can get clear, straightforward advice without any obligation.
Based in Cardiff and serving clients across South Wales and the UK, we’re ready to support you. Get in touch today — call us on 02921 320 150 or email property@duddenlaw.co.uk.
Insights by Aimmee Gregory
