10 Questions to Ask Before Instructing a Conveyancer
The firm you pick shapes the next few months, the pace, the communication, the final bill. A few pointed questions before you commit will tell you far more than the headline quote.
The Short Version
- Get the fee in writing and ask specifically what it excludes
- Insist on itemised disbursements so you can compare quotes fairly
- A named case handler is one of the biggest markers of good service
- Confirm lender-panel membership before instructing, not after
- Ask what no sale, no fee actually covers, usually not disbursements
- Weigh price against responsiveness, experience and independent reviews
Why it pays to ask first
Instructing a conveyancer is easy to rush. You have found a property, you want to move, and the estate agent is pressing you to name a solicitor so the sale can be marked as progressing. But the firm you choose will shape your whole experience over the next few months: how fast things move, how well you are kept informed, and what you actually pay. A few pointed questions before you commit save a great deal of frustration later.
1. Is this a fixed fee, and what does it exclude?
Ask for the fee in writing, and ask specifically what is not included. A low headline fee can hide extra charges for a leasehold property, a gifted deposit, a help-to-buy scheme, or dealing with a management company. The figure that matters is the total, disbursements and likely extras included.
2. What are the disbursements?
Disbursements are third-party costs: searches, registration fees, bank transfers. They are legitimate and largely unavoidable, but they should be itemised so you can compare quotes fairly. A quote that buries or omits them is not really cheaper.
3. Will I have a named contact?
This is one of the biggest differentiators of service quality. Ask whether you will deal with a named case handler throughout, or with whoever happens to pick up the file that day. A named contact who knows your transaction is worth a great deal when something needs sorting quickly.
4. How will you keep me updated, and how quickly do you respond?
Ask how the firm communicates (phone, email, an online case-tracking portal) and what response time you can expect. Slow, unpredictable communication is the single most common complaint about conveyancing. A firm confident about its responsiveness will answer this readily.
5. Are you on my lender's panel?
If you are buying with a mortgage, the firm must be on your lender's panel to act for the lender as well as you. If they are not, you may face delays or the cost of a separate firm acting for the lender. Check this before instructing, not after.
6. What is your current workload and typical timescale?
A firm carrying very heavy caseloads may be cheaper but slower. Ask what timescale they realistically expect for a transaction like yours, and how many files a typical handler is running. You are looking for a straight answer, not a sales pitch.
7. How do you handle the parts specific to my purchase?
Tailor this to your situation. If you are buying a leasehold flat, ask about their experience with management packs and lease enquiries. If it is a new build, ask about developer deadlines. In Scotland, ask about their experience with the local market and, for a flat, with tenement and factoring issues. Specialist experience shows.
8. What happens if the transaction falls through?
Ask whether they offer no sale, no fee, and precisely what that covers, usually the professional fee but not disbursements already spent. Ask whether search insurance is available. Knowing your exposure before you spend is far better than discovering it after a collapse.
9. Who is regulating you?
In England and Wales, solicitors are regulated by the SRA and licensed conveyancers by the CLC; look too for CQS accreditation. In Scotland, the firm should be regulated by the Law Society of Scotland. Regulation gives you a complaints route and, importantly, protection of your money.
10. Can I see how other clients rate you?
Independent reviews, on established review platforms rather than testimonials curated on the firm's own site, give a feel for real client experience, especially on communication and reliability. A pattern of complaints about being unreachable is a meaningful warning.
Comparing on more than price
It is tempting to instruct the cheapest quote, and cost genuinely matters. But conveyancing is one of those services where the cheapest option can cost you more in stress, delay and even a lost purchase. Weigh the fee against responsiveness, a named contact, relevant experience and independent reviews. The right question is not simply "who is cheapest?" but "who will actually get this done well?"
Common Questions
Frequently Asked Questions
What should I ask a conveyancer before instructing them?
Ask whether the fee is fixed and what it excludes, how disbursements are itemised, whether you will have a named contact, how and how quickly they communicate, whether they are on your lender's panel, their typical timescale and workload, how they handle the parts specific to your purchase, what happens if the sale falls through, who regulates them, and how independent clients rate them. The answers reveal far more than price alone.
Is it worth paying more for a conveyancer?
Often, yes, though not always. Conveyancing is a service where the cheapest quote can cost more overall in stress, delay and even a lost purchase if communication is poor. It is worth weighing the fee against responsiveness, a named contact, relevant experience and independent reviews. Paying a little more for a firm that will actually get the job done well is frequently money saved.
Why does it matter if a firm is on my lender's panel?
If you are buying with a mortgage, the conveyancer usually acts for your lender as well as you, and to do that they must be on the lender's approved panel. If your chosen firm is not on the panel, you may face delays, or the cost of a second firm acting separately for the lender. Checking panel membership before instructing avoids an expensive surprise later.
How do I check a conveyancer's reputation?
Look at independent review platforms rather than testimonials curated on the firm's own website, since these give a truer picture of real client experience, particularly around communication and reliability. Confirm the firm's regulation as well, by the SRA or CLC in England and Wales or the Law Society of Scotland in Scotland, which gives you a complaints route and protection for your money.
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