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The question we hear most often from our clients is, “Why does conveyancing take so long?” But here’s the thing – it isn’t just simple paperwork, and we’re not delaying the process because we want to.
You sign the contract, send it off, and wait for us to update you with a congratulations. But what you don’t see is everything happening behind the scenes: deadlines, legal pitfalls, and the many tasks your conveyancer is dealing with.
At Burtons, we believe you should know what really happens during the conveyancing process. Not to scare you, or to justify how long it takes, but to show you the value of having an expert team fighting in your corner.
Step 1: The Contract Lands on the Table
From your point of view: You hear that the "draft contract" has been issued.
What’s really going on: The real work starts here. Every contract and the accompanying document pack contains a complex mix of legal clauses, caveats, and obligations. One of your conveyancer’s key responsibilities is to examine these documents line by line, identifying anything that could create problems later. This step is essential to the conveyancing process, allowing us to address any issues early on.
At this stage, we will begin collating enquiries, checking the contract to ensure there are no onerous terms, and reviewing the title deeds for rights and covenants.
Step 2: Searches and Checks Begin
From your point of view: You hear we’re running some searches.
What’s really going on: This is the point in the process where the true condition of the property starts to reveal itself. Getting searches mean contacting councils, water authorities, and environmental authorities. Each search confirms something critical about the property. Has an illegal structure been built without approval? Is the property connected to mains water? Is the property on contaminated land or in an area at risk of flooding?
Delays are common. Councils sometimes take weeks to respond. As conveyancers, we chase relentlessly and Clients may not notice the dozens of follow-up emails, but that persistence is what ensures your purchase is safe.
Further enquiries may be raised with the seller dependant on the search results.
Step 3: Finance Joins the Process
From your point of view: You get your mortgage approval and breathe a sigh of relief.
What’s really going on: For buyers, we confirm the lender’s mortgage is correctly registered. For sellers, we make sure the existing loan will be discharged.
There will also be additional requirements the lender requires us to meet.
From your perspective, it looks simple: the bank will handle it. From ours, it is more like herding cats.
This is also where properly conveyancing your property really shows its value. It is not about shuffling papers. It is about making sure the biggest financial transaction of your life does not collapse because a bank officer took a long lunch.
Step 4: Pre-Exchange Checks
From your point of view: You inspect the property a few days before exchange.
What’s really going on: While you’re checking that the oven works and the boiler will still turn on, we’re finalising replies to enquiries and preparing the legal reports needed for exchange of contracts.
This is often the stage in conveyancing where last-minute issues tend to surface.
Step 5: Completion Day
From your point of view: You get the call, congratulations, it’s completed.
What’s really going on: This is the most stressful day in property and conveyancing. Dozens of parties are logged into the system. Banks, conveyancers, lawyers, and agents must move monies through the chain for each property to complete.
We are monitoring minute by minute as a single missed deadline can mean penalty interest or a buyer left without keys. The calm phone call you receive hides the chaos that was happening an hour earlier.
Step 6: Post Completion
From your point of view: You pop champagne and move in.
What’s really going on: We are still working. Post-completion tasks include lodging documents with the land registry, ensuring stamp duty is paid correctly, and working with the managing agents, freeholders, housing associations and councils to ensure all interested third-parties are notified of the transaction and have provided their consents for the land registration process.
The Hidden Headaches Your Conveyancer Deals With So You Don’t Have To
Here are just a few examples of problems clients rarely see:
1. Verbal promises that vanish. If it is not in the contract, it does not exist. We ensure everything is in writing.
2. Government delays. Councils and authorities often move slowly. We chase relentlessly.
3. Bank errors. Loans not discharged, funds not released. We fix the mess.
4. Disputes over inclusions. Sellers removing fixtures that should stay.
5. Errors in the Title Deeds; which can be very difficult to resolve.
These hidden dramas are why relying on cheap conveyancer fees is risky. The cost for conveyancing is not just about paperwork. It is about protecting your financial future when things go wrong.
Why This Backstage Work Matters
Without competent conveyancing property transactions fall apart. Banks miss deadlines, councils delay, disputes escalate, and clients lose money.
Protect Your Property Journey
Conveyancing is not just paperwork. It is a complex, behind-the-scenes battle to make sure your property transaction succeeds. From legal caveats and council delays to banks and last-minute disputes, there is far more happening than most buyers and sellers ever realise.
At Burtons, we handle this battle for you. Whether you are buying or selling, we keep the process fast, clear, and stress-free.
Contact us today to learn how we can protect your next move.
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