Property Law Unpacked – What does a solicitor actually check when you buy a house?

Property Law Unpacked is our practical guide to buying and selling property in the UK. Each article takes a real question or scenario faced by buyers and sellers and explains the legal process in plain English, with insights from our experienced property lawyers. Whether you’re a first-time buyer, a seasoned investor, or preparing to sell, this series gives you the clarity and confidence to navigate your move.

Buying a home is often described as one of life’s most stressful experiences. Much of that stress comes from not knowing what is happening behind the scenes. In this edition of Property Law Unpacked, we explain what your solicitor actually does once you’ve found your new home — and why each stage matters.

The unseen protection of conveyancing

Your solicitor’s role is not simply to shuffle papers from one side to the other. The purpose is to protect you. That means investigating the property in depth, looking at ownership, boundaries, rights, and restrictions, and confirming that it is safe to buy, safe to mortgage, and suitable for you to live in.

At Laurus, we treat this due diligence as protection rather than red tape. The checks we carry out may be invisible day to day, yet they stand between you and future problems that could be expensive or difficult to fix.

Title review: understanding what you are buying

Work begins with a review of the title register and title plan from HM Land Registry. This confirms who owns the property and sets the legal boundary. It also reveals covenants, easements, or restrictions that affect how the property can be used. You might find, for example, that extensions need a third party’s consent, that a neighbour has a right of way, or that the property sits on a private road with a maintenance obligation.

If issues arise, we will work with the seller’s lawyer to resolve them, seek appropriate consents, or advise on legal indemnity insurance where that is the right solution.

Leasehold and shared ownership titles need extra care. With a leasehold flat we check the remaining term of the lease, service charges and ground rent, the accounts and budget for the building, the management company’s rules, and whether any major works are planned. With shared ownership we confirm staircasing rights, rent review provisions, and whether the lease and scheme rules align with your lender’s requirements.

Searches: what lies beneath and above

Searches are a core part of the investigation. The local authority search reports on planning permissions, building regulation approvals, enforcement notices, road adoption, and proposed road schemes. The water and drainage search confirms how the property connects to mains services and who maintains the pipes. The environmental search highlights contamination, historic land use, flood risk, and ground stability concerns.

Depending on the area, further checks can include mining activity, chancel repair liability, or proximity to HS2. New build developments, rural properties, and homes near rivers or the coast may call for tailored reports so that location-specific risks are not missed.

Enquiries: asking the right questions

Using the contract pack and search results, we raise enquiries with the seller’s solicitor. This is where experience matters. We might ask for building regulation certificates for a loft conversion, assurance that the boiler was installed by a qualified engineer, evidence that windows meet FENSA or equivalent standards, or copies of guarantees for damp proofing or roof works.

If works were completed without consent, we explore regularisation routes or insurance, and we consider whether the position will satisfy both you and your lender. The aim is to remove uncertainty before you commit.

Acting for your lender and reporting to you

If you are buying with a mortgage, we usually act for your lender as well as for you. We must confirm that the property is good security for the loan and that the title meets the lender’s handbook requirements.

Only once all checks are complete we will send you a Report on Title. This is a plain English summary of what you are buying, the key risks and how they have been addressed, the matters you must comply with in future, and our advice on whether to proceed. You will receive the contract and transfer to sign, together with a financial statement showing the deposit, mortgage funds, Stamp Duty Land Tax estimate, and completion sums.

Exchange and completion: how we make it happen

When you are ready to proceed, we agree a completion date with the chain and exchange contracts. At that point both sides are legally bound to complete on the agreed date.

We then finalise pre-completion searches, request mortgage funds, check the apportionments for service charges and ground rent on leasehold properties, and prepare the completion statement. On the day of completion we send the purchase money, receive confirmation from the seller’s solicitor, and you collect the keys from the agent.

After completion we pay any Stamp Duty Land Tax due, lodge the application to HM Land Registry, and deal with notices to the landlord or managing agent where relevant. Registration can take time, but we monitor progress and provide the updated title once it is issued.

Why the process can feel slow — and how we keep it moving

Conveyancing has a reputation for being slow, but much of that pace is dictated by external factors — local authorities, lenders, and search providers all have their own timescales. The process is thorough because it needs to be, yet thorough does not mean inefficient.

At Laurus, we take a pragmatic approach. We know how to spot when something is holding matters up unnecessarily, and we act quickly to keep things moving. That might mean chasing third parties proactively, negotiating sensible solutions to title issues, or finding practical workarounds that still protect your position.

Our aim is always to balance speed with security. We never cut corners or expose you to risk, but we do everything possible to make progress where it can be made. By keeping communication clear and momentum steady, we help you reach completion with confidence — and without unnecessary delay.

How we work at Laurus

We believe clarity beats complexity. We explain what each result means, what your options are, and what we recommend. We set out practical next steps and likely timescales. Where a risk cannot be removed entirely, we help you weigh the real-world impact so you can make a confident decision. Our goal is simple: to get you the keys without surprises.

Your solicitor is your safety net. We identify risks, resolve them where possible, and give you a clear picture of what you are buying. The process is meticulous because that is what makes it trustworthy. When you complete, you should feel certain about the home you are walking into. For help on your next move, get in touch with our Residential Property team today on 020 3146 6300 or hello@lauruslaw.co.uk.