What is the difference between a conveyancer and a solicitor when buying a house?

Full answer

Conveyancing is the legal process of transferring property ownership, including searches, contracts, and registering the title with the Land Registry. In England and Wales you can use either a licensed conveyancer or a solicitor, and both are regulated and insured. A licensed conveyancer (regulated by the Council for Licensed Conveyancers) is a property specialist who does conveyancing day in, day out. A solicitor (regulated by the Solicitors Regulation Authority) is a general lawyer who may handle conveyancing alongside other areas such as family or probate law. Who it affects: anyone buying, selling, or remortgaging. For a simple freehold purchase with a standard mortgage, a licensed conveyancer is often the lower-cost option and equally competent. If your transaction is complex - for example a leasehold with a short lease, a property with boundary disputes, mixed-use premises, or where the purchase ties into a divorce or estate - a solicitor's broader legal training can be valuable, and you avoid having to instruct a second professional. What to compare: fixed legal fee versus hourly billing, who actually does the work (some firms outsource), search costs (disbursements), and turnaround time. Always get a written quote that separates the firm's fee from disbursements such as Land Registry fees and search fees. 2026/27 note: your conveyancer or solicitor will also calculate and submit your Stamp Duty Land Tax (SDLT) return for purchases in England and NI, or LBTT/LTT in Scotland/Wales. SDLT thresholds and the higher rate for additional properties change periodically, so do not rely on a remembered figure - use the stamp duty calculator and confirm the current bands before budgeting. Factor the legal fee and SDLT into your overall buying costs alongside the deposit and mortgage.

Try the calculator