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An 8-Step Guide to the Conveyancing Process for Buyers

For first-time buyers and seasoned property owners, the conveyancing process can be rather daunting and complex. This 8-step guide to the conveyancing process explains the key steps of purchasing a property, from instructing a solicitor, through to completion.

Step 1: Instructing a Solicitor

a) Once your offer has been accepted on a property, your first step is to instruct a property solicitor. Choosing the right solicitor is essential for a smooth, stress-free transaction.

b) When making your decision, you may wish to consider several factors such as online reviews, whether the solicitor is fully qualified, and if the firm is on your mortgage lender’s panel. It can also be beneficial to choose a local firm familiar with the area’s property market.

c) Capacity, timescales, and whether the solicitor is part of the Law Society Conveyancing Quality Scheme (CQS) are also important considerations. CQS accreditation demonstrates a firm’s ability to provide residential conveyancing advice to the standards expected by clients, lenders, and the residential conveyancing community. At Quastels, we are proud to have secured membership to the Law Society’s Conveyancing Quality Scheme.

d) Once you have chosen your solicitor, the firm will provide you with a cost estimate. Upon agreement, you will receive a confirmation letter along with documents to sign, officially instructing them to begin the legal process. Your solicitor will request identification documents, proof of funds, and money on account to cover third-party disbursements such as property searches.

Step 2: Arranging a Mortgage (if required)

a) If you require a mortgage, you should apply for this once your offer is accepted.

b) You can arrange this directly with a bank, building society, or through a mortgage broker. Many buyers opt for a broker to help streamline the process by comparing options across the market.

c) Once you receive your mortgage offer, you must provide a copy to your solicitor so they can ensure all lender requirements are satisfied.

Step 3: Property Survey

a) When purchasing a property, the principle of “buyer beware” applies. This means that you are responsible for identifying any potential issues with the property’s condition. A solicitor cannot advise on the physical aspects of the property, as they do not physically inspect the property.

b) A survey is not mandatory, but it can provide valuable insight into the property’s condition. Surveys range in cost from around £350 to £2,000 and typically take between two and four weeks.

c) Conducted by a professional chartered surveyor, a survey highlights structural issues or necessary repairs. If any concerns arise, you may wish to obtain specialist quotes for repairs and use this information to renegotiate the purchase price if necessary. For example, if the property needs an electrical rewire which is going to coast £4,000, you may wish to consider asking the seller to reduce the price of the property accordingly.

Step 4: Property Searches

Property searches are enquiries with public authorities to give you more information about the property you intend to buy. A variety of searches may be required, but the mandatory searches you must obtain if you require a mortgage include:

1. Local Authority Search– Provides details about planning permissions, building regulations, conservation areas, road access, and any enforcement notices affecting the property.
2. Environmental Search– Reveals environmental risks such as flooding, ground subsidence, contamination, energy, and nearby infrastructure projects.
3. Water and Drainage Search– Confirms whether the property is connected to mains water and drainage.

Step 5: Preparing for Exchange of Contracts

a) Once your solicitor receives your search results, survey, mortgage offer, and all relevant sale documents from the seller, they will prepare a ‘Report on Title.’ This report summarises the key legal details of the property, the contract, the lease (if applicable), and the search results. Your solicitor will highlight any areas of concern.

b) Once you are satisfied with the report, you will be asked to sign the contract and transfer the deposit, which is typically 10% of the purchase price unless otherwise agreed.

c) Both you and the seller will agree on a completion date.

Step 6: Exchange of Contracts

a) Your solicitor will proceed to exchange of contracts, once they hold your 10% deposit, signed contract, mortgage offer (if applicable) and instructions from you to proceed.

b) On exchange of contracts, the completion date is agreed and the contract becomes legally binding.

c) Your solicitor will request the mortgage advance (if applicable) in good time for completion.

d) Your solicitor will prepare a final completion statement and invoice showing the total funds required for completion, including Stamp Duty Land Tax, legal fees, Land Registry fees, and the balance of the purchase price.

Step 7: Completion

a) On the completion date, your solicitor will transfer the purchase funds to the seller’s solicitor.

b) The seller’s solicitor will then redeem any outstanding mortgage, pay the estate agent and their own legal fees, and transfer the balance to the seller.

c) Once funds are received, the seller’s solicitor will authorise the release of the keys, which can be collected from the estate agent.

Step 8: Post-Completion

a) Following completion, your solicitor will submit an application to the Land Registry to register the property in your name.

b) Once registration is complete, the Land Registry will update the title into your name reflecting your ownership.

c) Your solicitor will also arrange the submission of your Stamp Duty Land Tax payment to HMRC.

d) If the property is leasehold, a Notice of Transfer will be served on the landlord or managing agent to officially update you as the new owner.

If you require conveyancing services, please complete the form below to get in touch with our Residential Real Estate team.

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A Comprehensive Guide to Sponsor Licence Processing Times and Priority Services for UK Employers

Securing a sponsor licence is a critical step for UK businesses seeking to employ skilled workers. Understanding the processing times and available priority services is crucial for employers aiming to make a smooth application and use the Sponsorship Management System (SMS) efficiently.

Below is a comprehensive overview of the processing times for Skilled Worker Sponsor Licence applications, as well as the post-licence procedures for making amendments to sponsorship details. Understanding these timelines and options is crucial for ensuring a smooth application process and the efficient use of the Sponsorship Management System (SMS).

Sponsor Licence Applications

Upon submission of a sponsor licence application online, businesses must ensure that all required supporting documents are provided electronically to the Home Office within five working days.

• Standard Sponsor Licence: Typically, a decision is made within 6-8 weeks from the submission of the application. However, the processing time may be extended depending on the complexity of the application or the need for further checks.
• Priority Service: The Home Office offers an expedited processing service for an additional fee of £500. This service aims to process applications within 10 working days. While the service provides a faster turnaround, it is important to note that this timeframe is not guaranteed and is subject to capacity and processing demands.
• Certificate of Sponsorship (CoS) Application: After obtaining the sponsor licence, employers will need to apply for a Certificate of Sponsorship (CoS) for the proposed worker. A standard CoS application is processed within one working day. A Defined CoS (DCoS) generally takes up to one week, though this may be extended if additional checks or information are required by the Home Office.
• Skilled Worker Visa Application: For Skilled Workers, visa applications are generally processed within 15 working days for applications made outside the UK. For in-country applicants, processing time generally takes up to 8 weeks. Priority services are available to expedite this process.

Previously, securing a priority slot was highly competitive, with applicants needing to log in at precisely 08:59 am each weekday to secure one of the limited 30 day priority slots. However, the Home Office has since removed the reference to this fixed daily cap, possibly indicating that there may no longer be a set limit on the number of available priority slots. This remains subject to formal confirmation.

In my experience, securing a sponsor licence and successfully obtaining a Skilled Worker visa can be completed in as little as one to two weeks, particularly when utilising the priority service.

Once granted, a sponsor licence remains valid, provided the business continues to meet all regulations.

Post-Licence Applications

Following the issuance of a sponsor licence, businesses may need to make amendments to their sponsorship details. The priority change of circumstances service allows sponsors to fast-track certain post-licence requests, ensuring that modifications are processed efficiently.

Eligible Requests for Post-Licence Priority Service:

• Allocation of an additional Certificate of Sponsorship (CoS)
• Annual Certificate of Sponsorship (CoS) allocation
• Adding or changing a Level 1 user
• Replacing or amending the Authorising Officer (AO)
• Replacing or amending the Key Contact (KC)
• Adding a representative
• Amending organisational details (e.g. relocation to new premises)

Priority Service:

• Priority Service operates Monday to Friday, from 7:00 am to 5:00 pm.
• A fee of £200 applies for each request.
• A maximum of 100 priority service requests will be accepted each day. Any amendments to the limit will be communicated through the SMS message board.

If a request is accepted, the applicant will receive an email notification and must complete payment within 72 hours. The processing period for the request will begin on the next working day following the payment confirmation. Generally, the Home office will process the request within five working days. However, should the request be deemed complex or require further verification, the processing time may extend beyond the standard five-day period. In such cases, the Authorising Officer will be notified via email.

Conclusion

For businesses applying for a sponsor licence or making amendments to an existing licence, understanding the processing times and priority service options is essential. While the enhanced pre-licence service and post-licence priority service can expedite decisions, it is important to recognise that availability and response times are contingent on UKVI’s capacity. Employers must remain vigilant and stay informed of any updates from the Home Office to ensure smooth navigation through the sponsorship system.

If you require guidance for a sponsor licence application, contact our corporate immigration team using the form below.

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Quastels Advises on Strategic Investment from Marlborough Group into First Wealth

Quastels is proud to announce that we have advised the founders of First Wealth on a significant strategic investment from Marlborough Group. The investment marks an important milestone for our client First Wealth, which is an award-winning Chartered Financial Planning Firm. Its investor is also a certified B Corp, serving 600 client families and managing approximately £500 million in assets and First Wealth expects this new investment to assist in its planned expansion of its modernised financial planning and associated services for its clients. 

Jason Greenberg and Adam Convisser led the transaction for Quastels, leveraging the firm’s extensive expertise in advising founders through complex growth investment deals. Their dedication to guiding clients through multifaceted transactions demonstrates Quastels’ commitment to delivering exceptional legal support during pivotal moments in a company’s journey.

We are also pleased to share the positive feedback from Anthony Villis, Managing Director of First Wealth, who said:

“Jason, Adam, and the whole team were outstanding from start to finish — calm, committed, and technically excellent. Their support was absolutely key to getting this deal over the line.”

We extend our congratulations to Anthony, Robert, and the entire team on this exciting new chapter. Quastels is honoured to have played a role in facilitating this transformative partnership, and we look forward to seeing the continued success and growth of First Wealth in the coming years.

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