Local authority
Days to weeksPlanning history, enforcement, road schemes and land charges. The most important - and almost always the slowest - search.
Buying & Selling
Conveyancing explained
The legal bit between "offer accepted" and "keys in hand". Here's what your conveyancer does, the searches involved, exchange versus completion, and why moves get held up.
The legal engine of your move
Conveyancing is the legal process of transferring a property from seller to buyer. It usually takes eight to sixteen weeks, and it's where most of the waiting happens - searches, enquiries and the chain all have to line up. Understanding the stages helps you spot where things are stuck and keep your move on track. In Wales there's a final twist: your conveyancer files your Land Transaction Tax return and pays the tax on completion.
Follow the process
The conveyancing tracker
Tap a stage to see what happens. This is the path from instruction to completion.
Instruction & ID checks
You appoint a conveyancer, who carries out identity and source-of-funds checks and requests the draft contract pack from the seller's solicitor.
Searches ordered
Your conveyancer orders the searches - local authority, water and drainage, environmental, and a coal mining search where relevant in Cardiff.
Searches back & enquiries
Searches return and your solicitor raises enquiries on anything unclear. This is usually the slowest stage, driven by the local authority search.
Mortgage offer & report
Your formal mortgage offer arrives and your solicitor reports to you on the legal title - flagging anything you need to know before committing.
Exchange of contracts
You pay your deposit, the completion date is fixed, and the transaction becomes legally binding on both sides.
Completion
The balance is transferred, the keys are released, and your conveyancer files the Land Transaction Tax return and pays the tax to the Welsh Revenue Authority.
The checks
The searches explained
What your conveyancer is checking, and roughly how long each takes.
Water & drainage
1 - 2 daysConfirms the property is connected to mains water and public sewers, and whether any public drains run within the boundary.
Environmental
1 - 2 daysChecks flood risk, ground stability and nearby contaminated or waste sites that could affect the property.
Coal mining
1 - 2 daysCardiff's mining history makes this worth checking where relevant - it flags past workings and any stability risk.
The two big moments
Exchange vs completion
You pay your deposit and the contracts become legally binding. A completion date is fixed and neither side can pull out without penalty.
The balance is transferred, the keys are released, and the property is legally yours. Your conveyancer files and pays your LTT. Often 1 - 4 weeks after exchange.
What slows things down
Common causes of delay
Slow local searches
Council backlogs can hold up the local authority search for weeks. Order it early.
Long chains
Every party in the chain has to be ready. One slow link delays everyone.
Mortgage hold-ups
A valuation issue or extra lender questions can stall the formal offer.
Slow enquiry replies
Unanswered enquiries are a common cause of drift. Responsiveness keeps things moving.
Leasehold packs
For flats, waiting on the management pack from a freeholder can add weeks.
Missing paperwork
Gaps in the seller's documents - guarantees, building regs - trigger more enquiries.
Common questions
Conveyancing FAQs
What does a conveyancer actually do?
A conveyancer (a solicitor or licensed conveyancer) handles the legal transfer of a property: checking the contract and title, ordering searches, raising and answering enquiries, managing exchange and completion, and - in Wales - filing your Land Transaction Tax return and paying the tax on completion.
How long does conveyancing take in Wales?
Typically eight to sixteen weeks from instruction to completion, though it varies. Searches take roughly two to six weeks (the local authority search is the usual bottleneck), and it's then about one to three weeks from searches to exchange. Chain-free, well-prepared sales can be quicker.
What searches do I need?
The standard set is a local authority search, a water and drainage search and an environmental search. In Cardiff a coal mining search is also worth doing where relevant. Your lender will usually require them, and they protect you from buying a problem.
What is the difference between exchange and completion?
At exchange you pay your deposit and the contracts become legally binding, with a completion date fixed - neither side can pull out without penalty. At completion the balance is paid, the keys are handed over, and the property legally becomes yours. There's often one to four weeks between the two.
How can I avoid delays?
Instruct your conveyancer early, respond to enquiries and ID requests quickly, get your mortgage and deposit lined up, and keep your chain informed. Most delays come from waiting - on searches, on replies, or on other people in the chain.
Sources & method
Search types and timescales reflect 2026 UK conveyancing guidance (local authority searches can take days to weeks; water, drainage and environmental searches typically return in 1 - 2 days; around 1 - 3 weeks from searches to exchange). Land Transaction Tax is administered by the Welsh Revenue Authority via GOV.WALES. Timescales vary by property and chain. Last updated 3 May 2026. General information, not legal advice.
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