Conveyancing Solicitors

For free initial advice on buying, selling or remortgaging contact our Conveyancing Solicitors and we will help you.


Call 08002605010 or complete our short Online Conveyancing Quote Form to see your quote online instantly:



Our nationwide Conveyancing team includes Conveyancers and Conveyancing Solicitors who can help you with all aspects of Conveyancing and property law from remortgaging, buying, selling, investor purchases, transfer of equity, shared ownership, Help to Buy, Probate sales and lease extensions.

Contact us for free initial advice or choose the service you want help with below.

Meet some of our Conveyancing Solicitors

Call now 08002605010 or Get Conveyancing Quote

Our nationwide Conveyancing team of over 50 staff includes Conveyancers and Conveyancing Solicitors who can help you with all aspects of Conveyancing and property law from remortgaging, buying, selling, investor purchases, transfer of equity, shared ownership, Help to Buy, Probate sales and lease extensions.

Call us for free initial advice or choose the service you want help with below.

Our service is accredited by the Law Society Conveyancing Quality Scheme which is a recognised quality standard for Conveyancing law firms.

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For a free instant online Conveyancing quote just complete our short Online Conveyancing Quote Form to see your Conveyancing quote.

Fixed Fee Conveyancing Quotes

Our Residential Conveyancing Solicitors deliver a high-quality fixed-fee conveyancing service at a fair price. Our Conveyancing Solicitor fees are transparent, there are no hidden costs.

If additional work is required that we didn’t know about at the start, we’ll talk this through with you and tell you how much more it will cost. Our Conveyancing Quotes include fees for solicitors, Local Authority searches, Land Registry fees, Stamp Duty (or Land Transaction Tax)* and more.

*The UK Government has suspended Stamp Duty on the first £500,000 of all property sales in England and Northern Ireland until June 30. The ‘holiday’ will remain in effect for the first £250,000 of sales until September 30. At this point, Stamp Duty will apply to property sales over £125,000 – as was previously the case.

Land Transaction Tax in Wales has also been suspended until 30 June 2021 on properties up to £250,000. Rates will increase on 1 July 2021.

No Sale No Fee Conveyancing Guarantee

We operate a No Sale, No Fee Conveyancing service. If you do not exchange and complete on your property purchase or property sale because of adverse search results or issues with the title of the property, we will not charge you any legal fees for the work we’ve completed to that point.

You’ll only be responsible for any third party costs you have already incurred, such as property searches.

If you decide to stop the transaction for other reasons, you’ll still have to pay your legal fees and these will be calculated on a percentage basis depending on the amount of work we’ve done for you at that point.

Search Pledge Guarantee

Having peace of mind on the cost of your move is so important. With Search Pledge, you can be certain that if your purchase falls through for certain reasons, your next set of searches are completed free of charge.

We can give you more detail on the protection you’ll get with Search Pledge - just talk to your Conveyancer.

Dedicated Conveyancing Experts

We pride ourselves on giving a professional and friendly service and our want to exceed your expectations every time.

Call now 08002605010 or Get Conveyancing Quote

Our job is to support you through your transaction and to help you understand all aspects of your property sale, purchase, transfer of equity or remortgage.

We take time to understand your personal circumstances and tailor our services to meet your needs. It’s an approach that has seen us earn a rating of 'Excellent' on Trustpilot.

If you’d like a face-to-face meeting, we can arrange this, by appointment, at one of our offices, or you can instruct us electronically, whichever you prefer. Our flexible approach means we work to your requirements, not the other way around.

It’s important for you to discuss any concerns or queries with the right people. Your dedicated Conveyancer will be responsible for your matter with support from an assistant from the start through to completion date. You’ll get their direct email and phone number and we won’t pass your case from one person to the next.

Conveyancing can be confusing and stressful. We use clear language to make sure each stage is understood before you progress to the next. We’ll work with you, for you, and at your pace to meet realistic deadlines.

Top rated by our clients for Conveyancing

Client Testimonials

My mother recently moved and Helen Martin from Simpson Millar acted for her in both the sale and the purchase. It was not the smoothest of moves, but Helen was a pleasure to deal with. At every point I was confident that she was giving us the best advice to make decisions on and was always at the end of the phone when we needed her. Helen’s calm and reassuring manner put even the most stressful times into perspective. We are very pleased with the work Helen did on our behalf and felt well looked after. I would happily recommend Simpson Millar. Miss S Charles, client
Fast, efficient and smooth conveyancing service all the way through. We were kept up to date during the entire process and were able to get answers to questions as we needed them. Mandeep, client
Can’t thank you enough for the exemplary service you provide during a very long and complex conveyancing period. Sean’s attention to detail and communication have been fantastic. Highly recommend. Jennifer, client
I've used Simpson Millar previously for a sale and a purchase. This time we were selling and our conveyancer was Jamuna and she was excellent. We felt she was prompt, proactive, hard-working and really easy to talk to. I would and already have recommended Simpson Millar to friends. Matthew, client

Conveyancing FAQs

How long does conveyancing take?

We aim for certainty in your property purchase or sale. We pride ourselves on achieving exchange of contracts in line with your deadlines, if they are achievable. Unfortunately, until contracts are exchanged in England and Wales, either party can change their minds and pull out of the deal.

The period from the exchange of contracts to completion is generally between 8 and 10 weeks, though there is no set timeframe.

Depending upon the complexity of the transaction and other delays, this period can increase. If the timings do change, there are usually good reasons for this, and we’ll keep you updated.

Once you've exchanged contracts, you are protected and can have confidence in completion of the process. At Simpson Millar we will support you every step of the way.

What is ‘gazumping’?

This is when the person you want to buy a property from has accepted a verbal offer from you, but then accepts a higher offer from somebody else. The term gazumping also applies when a seller decides to increase the asking price just before the exchange of contracts.

In England and Wales, the seller isn’t obliged to sell to you on the basis of a verbal agreement.

One solution is to ask the seller, as a condition of your offer, to take the property off the market, but the seller can just as easily put it back on the market.

Gazumping can be extremely upsetting, and costly if you’ve already paid for surveys.

Our No Sale, No Fee Conveyancing means you won’t have to pay the legal fees for the work we done if you’ve been gazumped. But you will need to pay for any third-party costs, such as searches.

What is ‘gazanging’?

Like gazumping, gazanging applies when the property owner cancels the sale and decides to stay.

Once again, our No Sale, No Fee Conveyancing policy means you won’t be charged our Conveyancing Solicitors fees for any work that has already started.

What is overpricing?

If you’re applying for a mortgage, your intended lender will carry out a mortgage valuation. If they decide that the price you’ve agreed to pay for the property is too much, they may decide not to lend you the funds required or offer you a reduced amount.

If this happens, you can try and renegotiate the offer price with the seller, cover the shortfall yourself or look for another mortgage lender.

Another lender could value the property at a similar amount, leaving you with a choice of whether to continue with the purchase or look for another property.

What are typical survey problems?

A professional property survey is there to highlight possible structural problems that could affect the value of the property and help establish the true market value of the property.

Your survey will give you a stronger negotiating position, so you can ask the seller to fix and issues or reconsider the asking price, taking the cost of repairs into account. 

Typical problems include damp, wet or dry rot, subsidence, electrical issues or knotweed on the property. Most can be fixed, without the sale falling through.

A mortgage lender may insist that any problems are put right lending to you, which could delay the process.

What is a housing chain?

A housing chain is where the purchase of one or more properties depends upon the sale of others, creating a sequence of properties all requiring the preceding and succeeding purchases to successfully exchange and complete on the same day.

The number of variables in multiple property transactions of this nature can cause issues that may cause delays, with all parties attempting to meet the same deadlines.

Communication between the Solicitors and their clients is important to keep the transactions moving.

The worst-case scenario for a housing chain is if one party pulls out, breaking the chain and causing the entire process to collapse. In such an event, your Conveyancing Solicitor will aim to keep your transaction alive, but sometimes delays will occur.

How can you get your property to sell quickly?

To make sure your property transaction moves along as quickly as possible, it’s important that you respond to your Solicitor's questions and complete all of the paperwork as quickly as possible.

It’s also important that you are clear with your Conveyancing Solicitor about your timelines at the start of the process. That way, the Conveyancer can be open about whether your timelines are achievable and talk through your options.

How can I sell my property quickly?

To make sure your property transaction moves along as quickly as possible, it’s important that you respond to your Solicitor's questions and fill out and return any necessary paperwork as soon as you can.

It’s also important that you have confidence in your Conveyancing Solicitor to look after your best interests.

You should choose a law firm with a dedicated Conveyancing team, who’ll have the resources to deal more quickly with your transaction and keep you informed throughout. It can be frustrating when your expectations of a quick sale or purchase are thwarted by delays and inactivity, so choosing the right Conveyancer means you're always aware of any delays along the way.

Can you change your mind after accepting an offer?

If you’ve made or accepted an offer, you aren’t legally bound to go ahead until contracts have been exchanged.

Will I have to visit the office?

No, we can send all documents by email or post and discuss any queries you have by email and phone.

What is negative equity?

Negative equity is when the value of your property falls below the amount of mortgage you have secured on it. 

This can lead to problems selling the house. Unless you have the savings to cover the shortfall, you couldn’t sell it without the permission of your lender. They may refuse your request until you have paid back the full cost of the mortgage.

You’ll probably struggle to remortgage once your existing deal has expired and you’ll probably be moved onto their standard variable rate.

If you’re determined to move while in negative equity, talk to your mortgage lender to discuss the situation and hopefully find a solution.

Some lenders could allow you to transfer the deficit to a new mortgage, but these mortgages often come with additional costs and conditions, such as higher interest rates and early repayment charges on the existing mortgage.

Do you need a Will to buy a house?

Making a Will isn’t a legal requirement for buying a house but it make sense as your property is probably one of the most expensive things you’ll own.

Arranging who will inherit it after you die by making a Will makes sure that it goes to the people you choose.

If you own your home as joint tenants, rather than tenants in common, the property will automatically pass to your co-owner, regardless of whether you leave a Will so it’s important to get this right from the start.

For more information, see Making a Will.

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Simpson Millar Solicitors are a national law firm with over 500 staff and offices in Bristol, Cardiff, Lancaster, Leeds, Liverpool, London and Manchester.