Conveyancing Solicitors

Our team of specialist conveyancing lawyers can help with both simple and complex conveyancing matters.

We are still available and booking appointments over telephone and video conference

Services for Residential Conveyancing

Our Residential Conveyancing Solicitors provide services in the following areas:

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Along with being an important and exciting milestone in a person's life, buying and selling a house can also be a stressful time. At Forbes Solicitors, our aim is to eliminate the stress and ensure that everything runs as smoothly as possible for you.

What is conveyancing?

Conveyancing is the legal transfer of a property from one owner to another, and a conveyancer acts on behalf of the buyer to ensure that they receive all of the deeds to the property. In short; conveyancing is the umbrella term for all of the legal and administrative work that is required to ensure that a house purchase is legally valid.

What does a conveyancing solicitor do?

Whether you are buying or selling a home, you will need to find an experienced lawyer to take care of the conveyancing side of things, which ensures that the house legally moves from seller to buyer.

This will include:

  • Obtaining the title deeds and guide you when filling in all of the necessary questionnaires
  • Preparing and distributing a contract for sale
  • Requesting a settlement figure for your mortgage
  • Acting on your behalf and liaising with the relevant parties in order to negotiate a moving date
  • Acting as the recipient of the house deposit
  • Organising the final accounts and preparing a final settlement
  • Approving the deed of transfer
  • Paying off the remainder of the mortgage
  • Handing over the property deeds

Your specialist conveyancing solicitor will guide you through the process, giving you practical legal advice and ensuring that you are kept updated with all developments.

Our reputation as leaders in conveyancing law precedes us, demonstrated by the significant number of clients who return to us and recommend our conveyancing service to others. Our team of conveyancing solicitors are committed to ensuring the sale or purchase of a house goes through as smoothly as possible, as well as keeping you informed of any developments along with your rights along the way.

Additional Information

What is the conveyancing process?


One of the first and most vital things that your conveyancing solicitor will do, is conduct the necessary searches, (alongside organisations such as local authorities and utility companies) to ensure that there are no overriding issues with the property you are looking to buy. This can include:

  • Ensuring that there are no building plans in place that will affect you if you were to buy the property, for example; fracking or prison developments.
  • Checking that there are no sewers running close to the property
  • Checking whether the area is categorised as a flood risk or not
  • Ensuring that the property doesn't have any financial liabilities hanging over it from previous owners

Your conveyancing solicitor will also handle all of the related issues that come with buying a new home. These will include:

  • Reviewing the contracts drawn up by the seller's solicitor that contain all of the important details including the sale price and the property boundaries
  • Liaising your mortgage lender to ensure all of the legal requirements are met in order to process
  • Checking for any costs that may be incurred, such as stamp duty and land transaction tax

Your conveyancer will also pay all the related fees on your behalf and register you as the new owners of the property with the Land Registry.

How to find a good conveyancing solicitor


When buying, selling or re-mortgaging a property, missing even the smallest of details can prove to be a costly mistake. That is why it is essential that you put your conveyancing in the hands of a law firm that can offer you a comprehensive service without cutting corners. At Forbes Solicitors, our expert team offer fixed price conveyancing fees and can take care of every aspect relating to your home. We are also a member of the Law Society's Conveyancing Quality Scheme (CQS) which ensures a standard of excellence when we deal with both buyers and sellers.

At Forbes our "complete" conveyancing service includes:

  • Direct contact with a qualified, expert conveyancer
  • Property Plan
  • Land Registry search
  • Bankruptcy search
  • Local Search*
  • Drainage Search*
  • Coal Mining Search*
  • Chancel Insurance*
  • Environmental search*
  • Land Registry registration fee
  • Telegraphic transfer fee

*If applicable to the home you are buying

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Contacting Us

Monday to Friday:
09:00 to 17:00

Saturday and Sunday:


Do I need a conveyancer to sell a house?

Whilst you don't necessarily need a conveyancer or conveyancing solicitor to sell your home, there are some issues that can arise if you decide to take on the role yourself:

  • If you are selling a leasehold property, the complexities associated with this type of sale are much more substantial than with a freehold property and often the owner of the freehold can insist that you use a solicitor or conveyancer for the house sale
  • Some mortgage providers will insist that you use a professional conveyancing solicitor in order to protect their interests
  • It is likely that you will not be insured against any mistakes or oversights that can occur during the conveyancing process if you take on the role yourself, which opens yourself up to the possibility of being sued
  • If you have an outstanding mortgage, the buyer's solicitors may refuse to accept any 'undertaking' from you. An 'undertaking' is a legally binding agreement between solicitors or conveyancers that any remaining mortgage will be paid off using the proceeds from the property sale

With this in mind, whilst it is possible to carry out all of your conveyancing yourself, you may wish to seek professional legal advice in order to avoid any complications and give you peace of mind.

Do I need to have a survey before buying a house?

If you need a mortgage, a valuer will inspect the property on behalf of your lender to assess whether the property has a sufficient value to support the amount you want to borrow. You can usually arrange with the lender for a more comprehensive survey - we would strongly recommend undergoing your own survey or opting for the more detailed lenders report. Whilst the seller must not misrepresent any aspect of the property, he is under no obligation to disclose any defects.

How long will the conveyancing process take?

Determining how long the conveyancing process will take from the outset can be difficult, as there are a variety of factors which can influence the timescale. Delays tend to occur if your transaction is in a chain of dependant sales and purchases; the more properties involved, the more likely the delay. However, your team of conveyancing solicitors we will keep you informed of developments as and when they occur.

Once contracts have been exchanged, the completion date (i.e. the date you move) is fixed. We will discuss and agree this date with you beforehand.

How much will conveyancing cost?

At Forbes Solicitors, we offer fixed-price conveyancing fees and can discuss and explain the costs and expenses involved with you during our initial meeting, whether this is face-to-face, via telephone or other email. These will also be confirmed in the client care letter which we will send to you at the beginning of the transaction.

When do I pay the deposit for a house purchase?

A deposit is paid to the seller's solicitor when contracts are exchanged. It is usually between 5% and 10% of the property price.

What does a Stamp Duty Holiday mean?

The government announced a temporary holiday on stamp duty on the first £500,000 of all property sales in England and Northern Ireland between 8 July 2020 and 31 March 2021. Anyone completing on a main residence costing up to £500,000 during this time will not pay any stamp duty. More expensive properties will only be taxed on their value above that amount. Find out more about the Stamp Duty Land Tax Holiday here.

Need more help?

Get in touch to see how our experts could help you.

Call0800 689 1358

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Our dedicated Residential Conveyancing team

Jennifer Ross

Jennifer Ross


Residential Conveyancing


Call01254 222471

Kathryn Lofthouse

Kathryn Lofthouse

Residential Property Paralegal

Residential Conveyancing


Call01254 222398

Partner and Conveyancing Solicitor

Michelle Thompson

Partner, Conveyancing Solicitor, Blackburn

Residential Conveyancing


Call01254 222349


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Contact Us

If you have a general enquiry then please fill in your details and someone will contact you.

Call0800 689 1358

CallRequest a call back

EmailSend us an email

Contacting Us

Monday to Friday: 09:00 to 17:00
Saturday and Sunday: Closed