Conveyancing: UK Home Buyers Guide

Conveyancing is the legal process of transferring property ownership from the seller to the buyer. It starts after your offer is accepted and usually continues after completion day, when your solicitor or conveyancer registers you as the new owner.

This guide explains what conveyancing means, what your conveyancer checks, and the common official property forms and document numbers buyers may hear during the UK home buying process.

Simple answer: Conveyancing checks the contract, title, searches, mortgage conditions, legal forms, leasehold papers, tax return, and Land Registry application before you fully commit to buying the home.


Important Note About Legal Forms

Many document numbers in this article apply mainly to England and Wales, especially HM Land Registry forms and Law Society transaction forms. Scotland and Northern Ireland have different legal systems and may use different processes.

You do not need to memorise every form number. The aim is to help buyers recognise common conveyancing documents such as TR1, AP1, TA6, TA10, LPE1, and SDLT5 when they appear during the transaction.

Buyer warning: These forms should normally be handled by a solicitor or licensed conveyancer. A wrong form, missing certificate, or unclear answer can delay exchange, completion, or Land Registry registration.


When Does Conveyancing Start?

Conveyancing usually starts when the seller accepts your offer. The estate agent will ask for your solicitor or conveyancer details so the legal teams can contact each other.

In England and Wales, an accepted offer is usually not legally binding until exchange of contracts. Before exchange, your conveyancer checks whether the property is legally safe to buy.

  1. Your offer is accepted.
  2. You instruct a solicitor or licensed conveyancer.
  3. The seller’s solicitor sends the draft contract pack.
  4. Your conveyancer orders searches and raises enquiries.
  5. Your mortgage offer, survey, and legal checks are reviewed.
  6. You exchange contracts when both sides are ready.
  7. You complete and receive the keys.
  8. Your ownership is registered after completion.

Who Does Conveyancing?

Professional Simple Meaning
Solicitor A qualified legal professional who can handle property law and wider legal issues.
Licensed conveyancer A specialist property lawyer trained to handle buying, selling, and remortgaging property.
CILEX practitioner or chartered legal executive A regulated legal professional who may handle conveyancing work where authorised.

If you are buying with a mortgage, your conveyancer must normally be acceptable to your mortgage lender. This is often called being on the lender’s panel.


What Does a Conveyancer Check? Official Forms and Document Numbers

This is the section where most buyers get confused. The table below explains the common official conveyancing forms, legal document names, and form numbers you may see.

Seller Contract Pack and Law Society Forms

Form or Document Official Name What Your Conveyancer Checks
Draft contract Sale contract Price, parties, property address, completion terms, deposit, and special conditions.
TA6 Property Information Form Seller’s answers about boundaries, disputes, notices, planning, building work, guarantees, utilities, and property history.
TA10 Fittings and Contents Form What is included or excluded from the sale, such as carpets, curtains, appliances, light fittings, and garden items.
TA7 Leasehold Information Form Used for leasehold property. Checks lease, service charge, ground rent, managing agent, repairs, and landlord information.
TA8 New Home Information Form Used for new-build homes. Checks developer answers, warranties, planning, roads, services, and completion arrangements.
TA13 Completion Information and Undertakings Used before completion. Checks mortgage discharge, key release, vacant possession, money transfer, and completion promises.
LPE1 Leasehold Property Enquiries Form Completed by landlord or managing agent. Checks ground rent, service charge, insurance, building management, fire safety, pets, parking, and major works.
LPE2 Buyers Leasehold Information Summary Summarises leasehold responsibilities and likely costs for the buyer.

HM Land Registry Forms and Ownership Documents

Form or Document Official Name Simple Buyer Meaning
OC1 Official Copies of Register or Plan Used to obtain official copies of the title register and title plan.
OC2 Official Copies of Documents Used to obtain filed documents such as old transfers, leases, or deeds referred to on the title.
TR1 Registered Title: Whole Transfer The main transfer deed used when the whole registered property is transferred to the buyer.
TP1 Registered Title: Part Transfer Used when only part of a registered title is being transferred, for example part of land or a new plot.
TR2 Transfer Under Power of Sale: Whole Title May be used in certain lender or power of sale situations, not a normal everyday purchase.
AP1 Change the Register Used after completion to apply to HM Land Registry to update the property register into the buyer’s name.
FR1 First Registration Application Used where the property is unregistered and needs to be registered for the first time.
CH1 Legal Charges: Registration Used to register a mortgage or legal charge against the property.
DS1 Mortgage Cancellation of Entries for Lenders Used where an existing registered mortgage is discharged or removed.
DS2 or DS2E Cancel Entries Relating to a Charge Used to remove mortgage entries, including electronic processes in some cases.
DS3 Mortgage Release of Part of the Land Used where a lender releases only part of land from a mortgage.
OS1 Official Search With Priority: Whole Title Used shortly before completion to protect the buyer’s priority for registration on the whole title.
OS2 Official Search With Priority: Part of Title Used before completion where only part of a title is being transferred.
ID1 Verify Identity: Citizen Used to prove identity for private individuals in certain Land Registry applications, especially if not represented.
ID2 Verify Identity: Corporate Body Used to prove identity for companies or organisations in certain Land Registry applications.
RX1 Enter a Restriction Used to add a restriction to the register, for example where consent or certificate is needed before a future sale.
RX3 Cancel a Restriction Used to cancel a restriction from the register.
RX4 Withdraw a Restriction Used when someone entitled to a restriction withdraws it.
RXC Restriction Consent or Certificate Used where a restriction requires consent or a certificate, often relevant in leasehold or managed estate matters.

Search, Local Authority, and Tax Documents

Form or Document Official Name What It Helps Check
LLC1 Local Land Charges Search Checks local land charges such as conservation area, listed building, tree preservation order, or financial charges.
CON29 Enquiries of Local Authority Checks planning, roads, building control, rights of way, decisions, and proposals that may affect the property.
CON29O Optional Enquiries of Local Authority Optional extra local authority questions depending on the property type or location.
CON29DW Residential Drainage and Water Enquiries Checks water and sewerage services, drains, water supply, and related matters.
CON29M Coal Mining Search Used in coal mining or former coal mining areas to check mining risk.
SDLT1 Stamp Duty Land Tax Return Used for paper SDLT returns if not filed online. Usually handled by the solicitor or conveyancer.
SDLT2 Additional Buyers or Sellers Used where there are more than two buyers or sellers.
SDLT3 Additional Property Form Used where a freehold transaction involves more than one property.
SDLT4 Complicated Lease or Certain Complex Transaction Form Used for complicated leases, commercial transactions, companies, uncertain consideration, or certain special situations.
SDLT5 SDLT Certificate Proves the SDLT return has been sent. Needed for Land Registry registration where SDLT applies.
UTRN Unique Transaction Reference Number Used when paying Stamp Duty Land Tax and tracking the SDLT return.

Good to know: Not every property needs every form. A simple freehold house purchase may involve fewer documents than a leasehold flat, new-build home, shared ownership purchase, auction property, or unregistered title.


Why These Documents Matter to Buyers

Each document answers a different question. Together, they help your conveyancer understand whether the property can be bought safely.

  • TA6 helps check what the seller says about the property.
  • TA10 helps avoid arguments about what is included in the sale.
  • TR1 or TP1 transfers the legal ownership.
  • AP1 updates HM Land Registry after completion.
  • OS1 or OS2 helps protect your priority before registration.
  • LPE1 helps reveal leasehold costs and building management issues.
  • SDLT5 helps prove the tax return has been submitted where required.

If a form is missing, incomplete, outdated, or inconsistent, your conveyancer may need to raise more enquiries before exchange.


Conveyancing Searches Explained

Searches are official or professional checks against records. They are different from a property survey. A survey checks the physical condition of the building, while searches check legal and local information.

Search Common Form or Name Buyer Meaning
Local authority search LLC1 and CON29 Checks planning, building control, roads, restrictions, conservation, and local matters.
Water and drainage search CON29DW Checks mains water, public sewer, drainage, and water company information.
Environmental search Usually search provider report May check flood risk, contaminated land, landfill, radon, and environmental concerns.
Coal mining search CON29M Useful in coal mining areas where ground stability may be a concern.
Chancel repair search Search provider report Checks if there may be historic church repair liability risk.

Freehold Conveyancing Checks

Freehold usually means you own the property and the land it sits on. It can still have legal restrictions, rights, and responsibilities.

Title register and title plan

Your conveyancer checks ownership, title number, boundaries, rights, covenants, mortgages, restrictions, and whether the seller has the right to sell.

Rights of way and access

Some properties have shared driveways, private roads, footpaths, access rights, or maintenance duties. These can affect daily use and future resale.

Restrictive covenants

These are rules that may limit what you can do, such as building extensions, running a business, parking certain vehicles, or changing the front of the property.

Planning and building regulations

Your conveyancer checks paperwork for extensions, loft conversions, windows, structural work, and other alterations where relevant.


Leasehold Conveyancing Checks

Leasehold conveyancing usually takes longer because your conveyancer must check the lease, freeholder, managing agent, service charge, ground rent, insurance, and building management documents.

Leasehold Check Why It Matters
Lease length A short lease can affect mortgage approval, lease extension cost, and resale value.
Ground rent High or increasing ground rent can create lender and affordability concerns.
Service charge This affects your monthly or yearly cost of owning the flat.
Major works Large building repairs can lead to expensive future bills.
Building insurance Your conveyancer checks how the building is insured and who arranges it.
Restrictions The lease may restrict pets, letting, alterations, flooring, parking, or business use.
Certificate of compliance Some leasehold titles need a certificate before the buyer can be registered.

Buyer warning: Leasehold delays often happen because the managing agent or freeholder takes time to provide the LPE1, insurance schedule, accounts, fire safety information, or compliance documents.


Mortgage and Lender Checks

If you are buying with a mortgage, your conveyancer also acts for the lender in many cases. This means they must check whether the property meets the lender’s legal requirements.

  • Mortgage offer details and special conditions
  • Property address and title match
  • Purchase price and loan amount
  • Lease length if leasehold
  • Ground rent and service charge information
  • Restrictions, rights, or defects that could affect lender security
  • Whether the mortgage charge must be registered using CH1 or lender-approved processes
  • Whether any existing seller mortgage must be removed using DS1, DS2, or electronic discharge

Important: Even if you are happy to accept a risk, your mortgage lender may not be. Lender requirements can affect exchange and completion.


Money, ID, and Source of Funds Checks

Conveyancers must check identity and source of funds. This is part of anti-money laundering rules and property fraud prevention.

Check What Buyers May Need
Identity Passport, driving licence, proof of address, digital ID check, or Land Registry ID form where relevant.
Source of funds Bank statements, savings evidence, sale proceeds, inheritance evidence, or investment withdrawal evidence.
Gifted deposit Gift letter, donor ID, donor bank statements, and lender approval where required.
Deposit transfer Verified solicitor bank details before sending any money.

Fraud warning: Never send deposit or completion money to bank details received only by email. Always confirm solicitor bank details by calling a trusted number you already know.


Stamp Duty, Land Tax, and Post-Completion Forms

After completion, your solicitor usually handles the tax return and Land Registry registration. In England and Northern Ireland this is usually Stamp Duty Land Tax. In Wales it is Land Transaction Tax. In Scotland it is Land and Buildings Transaction Tax.

For England and Northern Ireland, HMRC says the SDLT return and payment are normally due within 14 days of completion. Your solicitor or conveyancer usually files the return and pays the tax on your behalf.

Document Why It Matters
SDLT1 Main paper Stamp Duty Land Tax return if not filed online.
SDLT5 Certificate proving the SDLT return has been submitted. Often needed for Land Registry registration.
AP1 Application to update HM Land Registry after completion.
TR1 or TP1 Transfer deed signed to transfer ownership.
CH1 Used where a mortgage/legal charge must be registered.

Conveyancing Timeline With Documents

Stage Common Documents What Happens
Offer accepted Memorandum of sale Estate agent records buyer, seller, price, and solicitor details.
Contract pack issued Draft contract, TA6, TA10, title documents Seller’s solicitor sends paperwork to buyer’s conveyancer.
Leasehold pack if needed TA7, LPE1, LPE2, lease, insurance, accounts Leasehold costs and building management are checked.
Searches ordered LLC1, CON29, CON29DW, environmental search Local, drainage, and environmental risks are checked.
Enquiries raised Legal enquiries Buyer’s conveyancer asks questions about unclear or missing information.
Before exchange Mortgage offer, survey, report on title Buyer reviews legal position before committing.
Pre-completion TA13, OS1 or OS2, completion statement Money, keys, mortgage discharge, and priority search are prepared.
Completion TR1 or TP1, mortgage funds, completion monies Money is transferred and keys are released.
After completion SDLT5, AP1, CH1, DS1 or DS2 where needed Tax and Land Registry registration are completed.

What Can Slow Conveyancing Down?

Missing TA6, TA10, or leasehold forms

If the seller’s forms are missing or incomplete, your conveyancer may need to ask for corrected replies.

Slow LPE1 replies from managing agents

Leasehold flats often depend on landlords or managing agents providing service charge, insurance, and building information.

Problems with TR1, TP1, or title plan

If the transfer deed or plan is wrong, unclear, or missing, registration can be delayed.

Search results reveal concerns

Planning, roads, drainage, environmental risk, or mining concerns may need extra checks.

Mortgage offer conditions

The lender may require extra documents before exchange or before releasing funds.

Restriction or certificate issue

Some titles need consent, a certificate of compliance, RXC evidence, or restriction work before registration can complete.

Slow communication

A cheap conveyancer can delay matters if overloaded, but a premium conveyancer can also delay if the file is not actively managed. Communication and file control matter more than price alone.


Buyer Checklist During Conveyancing

Done Buyer Action
☐ I instructed a solicitor or licensed conveyancer after offer acceptance.
☐ I checked they are acceptable to my mortgage lender.
☐ I sent ID, proof of address, and source of funds quickly.
☐ I paid for searches when requested.
☐ I arranged a buyer survey separately from the legal searches.
☐ I reviewed TA6 and TA10 answers carefully.
☐ If buying leasehold, I checked TA7, LPE1, service charge, ground rent, and lease length.
☐ I asked questions about anything unclear before exchange.
☐ I checked all solicitor bank details safely before transferring money.
☐ I understood the report on title before giving authority to exchange.

Before Exchange: What Should Be Ready?

Exchange of contracts is the legal commitment stage. Before exchange, your conveyancer should be satisfied with the main legal documents, searches, mortgage offer, deposit, and completion arrangements.

Ready? Before Exchange Check
☐ Contract is agreed.
☐ TA6 and TA10 are reviewed.
☐ Title register and plan are checked.
☐ Searches are received and reviewed.
☐ Mortgage offer is issued and legal conditions are satisfied.
☐ Survey issues have been considered.
☐ Leasehold pack is acceptable if buying a flat.
☐ Deposit is ready and bank details are verified.
☐ Completion date is agreed.

Important: After exchange, pulling out can lead to serious financial consequences. Do not exchange if you still have major unanswered legal, mortgage, leasehold, or survey concerns.


Real Example: Why Form Numbers Matter

A buyer agrees to purchase a leasehold flat. The property looks good, and the mortgage offer is issued. During conveyancing, the solicitor reviews the TA7 and LPE1 and finds that service charges are rising, major roof works are planned, and a certificate of compliance may be needed before registration.

The buyer also learns that the Land Registry application after completion will need the transfer deed, usually TR1, plus AP1, SDLT5, and lender charge documents where relevant.

This does not automatically mean the buyer should walk away. It means the buyer can understand the real legal and financial position before exchange.


Useful UK Links


Final Thoughts

Conveyancing is more than paperwork. It is the legal safety check behind your home purchase. Forms like TA6, TA10, TR1, AP1, OS1, LPE1, and SDLT5 help confirm what you are buying, what is included, what risks exist, and how ownership will be registered.

The best buyers stay organised, ask questions early, and do not exchange contracts until the main legal documents, searches, mortgage conditions, and property risks are understood. A good conveyancer gives the human guidance that form numbers alone cannot provide.