What is the Conveyancing Protocol? | Guide for Buyers, Sellers and Estate Agents

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.

In this instalment, we explore the Law Society Conveyancing Protocol, a practical but often overlooked part of the property process. We explain what the Protocol is, why it matters for buyers, sellers, estate agents (and all parties involved in a transaction), and how it guides solicitors through each stage. To support a smooth and secure move, our lawyers follow the Protocol. We’ll walk you through the required documents, explain how we handle any issues, and show you how keeping the process moving, helps you get to your new home faster.

What is the Protocol?

When you are buying or selling a property, you will probably hear professionals referring to “the Protocol”, especially during the early stages of a transaction. But what does this actually mean? And how does it affect you as a buyer or seller?

Let’s explain.

The Conveyancing Protocol: An Overview

The term “Protocol” in this context refers to the Law Society Conveyancing Protocol. It's a best practice framework that sets out how solicitors and conveyancers should handle the process of transferring ownership of a property. Think of it as a step-by-step guide for lawyers, designed to:

Keep the transaction moving in the right order
Encourage co-operation between the parties
Reduce unnecessary delays
Avoid disputes

It’s not the law, but it is a set of best practice guidelines, widely followed across the industry, in residential transactions.

What does it mean for you?

If you are selling:

Your solicitor follows the Protocol by preparing a contract pack, including your title documents, completed property forms, and the draft contract.
They then send this to the buyer’s solicitor, who raises enquiries (questions about the property, your ownership, any work done, and other legal details).
Your solicitor answers the enquiries with your help, and the transaction progresses toward exchange of contracts, then completion.

If you are buying:

Your solicitor follows the Protocol by reviewing the contract pack, commissioning searches, checking your mortgage offer, and reviewing the title.
They raise enquiries, ensure that you are happy with the property and paperwork, and then guide you through to exchange and completion.

The Protocol ensures both sides have a common structure and know what to expect from one another.

Key documents in the Protocol process

TA6 (Property Information Form)
TA10 (Fittings and Contents Form)
TA7 (Leasehold Information Form) (if applicable)
LPE1 (Leasehold Property Enquiries) (if applicable)
FME1 (Freehold Management Enquiries) (if applicable)
Title documents
Draft contract
Mortgage information (from buyer)
Search results (from buyer’s solicitor)
Enquiries and replies

These documents all come together in a structured process to move the deal from start to finish. The Protocol ensures that no steps are skipped and that each action is recorded clearly.

What else should you know about the Protocol?

One of the biggest benefits of the Protocol is that it helps manage expectations. Every transaction is different and there is no fixed timetable. Delays can happen because of chains, lender requirements or missing documents. For buyers and sellers, this means your solicitor will explain what to expect and guide you through any changes in timing. For estate agents, it provides a recognised framework you can rely on when keeping clients informed and holding a chain together.

The Protocol also highlights common red flags that can slow things down. These include missing planning or building regulation paperwork, occupiers over 17 who must give consent, or issues with mortgages and leasehold paperwork. Buyers and sellers benefit when these are identified and resolved early. Estate agents can play a valuable role by encouraging sellers to gather information quickly and by helping both sides supply documents on time.

Finally, the Protocol continues after contracts are exchanged and completion has taken place. Buyers and sellers can take confidence knowing their solicitor is still handling stamp duty, Land Registry registration and the secure transfer of funds. For estate agents, this clarity helps with key release, reduces the risk of disputes and gives you a more predictable process, from offer through to moving day.

Why does it matter?

The Protocol exists to reduce confusion and miscommunication between solicitors and clients. It also helps if something goes wrong. For example, if a transaction falls through and there is a dispute, because everyone followed the same steps, it’s easier to identify what happened and whether proper advice was given.

For clients, it means your transaction is being handled in a clear, consistent and legally robust way.

Does it slow things down?

Not at all. When used properly, it speeds things up. By giving lawyers a shared process, it helps reduce avoidable delays. Problems tend to arise not because of the Protocol itself, but when steps fall outside of it, such as missing documents, slow replies to enquiries or the late arrival of a mortgage offer.