The short answer
Instruct a conveyancer as soon as you decide to sell, before you've had an offer. Get your ID checks done, fill in the property forms, and dig out your certificates and guarantees. Then, when a buyer comes along, your side is ready and the buyer's conveyancer can get going straight away.
Instruct a conveyancer early
A lot of sellers wait until they've accepted an offer before they look for a conveyancer. That's the slow way round. Everything a seller has to do can be done before a buyer exists, and doing it early takes weeks of waiting out of the middle of your sale.
Instructing early also tells buyers and their agents you're serious. When the draft contract can go out within days of an offer, your sale starts on the front foot. Our guide to how long conveyancing takes shows where the time usually goes.
ID and anti money laundering checks
Before any conveyancer can act for you, the law says they have to check who you are. These are called anti money laundering checks. You'll usually be asked for photo ID, such as a passport or driving licence, and proof of your address.
If the property is owned jointly, everyone on the title needs to be checked, not just the person dealing with the sale. Getting these done on day one means nothing is waiting on them later.
The forms you'll fill in
Your conveyancer will send you some standard forms. They're standard forms written by the Law Society and widely used, so your buyer's conveyancer knows exactly what to expect. Answer them honestly and as fully as you can. If you're not sure about something, say so rather than guess.
TA6 property information form
This is the big one. It asks about boundaries, disputes with neighbours, alterations and building work, guarantees, flooding, parking, utilities and more. Your answers form part of what the buyer relies on, so accuracy counts.
TA10 fittings and contents form
This lists what's staying and what's going, room by room. Carpets, curtains, light fittings, the shed, the washing machine. Filling it in carefully saves arguments on moving day.
TA7 leasehold information form
If your property is leasehold, you'll also fill in this form about the lease, ground rent, service charges and the managing agent. The buyer's conveyancer will also need a management pack from the freeholder or managing agent, so it's worth asking who they are and how to order one. Our guide to leasehold vs freehold explains the difference.
Documents to dig out now
Most of the questions a buyer's conveyancer asks come down to "can you show us the paperwork?" Finding it now saves a scramble later. Look for:
- Title deeds, if you have paper copies. Most properties are registered with HM Land Registry, so don't worry if you don't.
- Building regulations sign-offs and planning permissions for any extension, loft conversion, removed wall or other work.
- Window and door certificates for any replacements, often from FENSA or a similar scheme.
- Boiler and electrical certificates, such as the paperwork from a new boiler being fitted or rewiring being done.
- Guarantees and warranties for things like damp proofing, timber treatment, a new roof or a new build warranty.
- Leasehold documents, including your lease and recent service charge statements.
- Any indemnity policies you took out when you bought.
If something is missing, tell your conveyancer. There's often a way round it, and it's much better to know early than to find out when a buyer asks.
Paying off your mortgage
If you have a mortgage, it's paid off from the sale money on completion day. Your conveyancer asks your lender for a redemption figure, which is the exact amount needed to clear the mortgage on that date. You'll just need to give your conveyancer your lender's details and your mortgage account number.
It's worth checking your mortgage terms for any early repayment charge, especially if you're still within a fixed rate. Your lender can tell you.
Your Energy Performance Certificate
You need an Energy Performance Certificate, or EPC, before you can market your home. It rates how energy efficient the property is. Your estate agent can usually arrange one, and you can check online whether you already have a valid one.
What happens after you accept an offer
Your estate agent sends a memorandum of sale to both conveyancers. Your conveyancer then sends the buyer's side a draft contract with your forms, the title and your documents.
The buyer's conveyancer reads everything and sends back questions, called enquiries. Our guide to conveyancing enquiries explains what they usually ask and how to answer quickly. Once those are answered and the buyer's mortgage and searches are in place, you sign the contract, agree a completion date, and exchange. Our guide to exchange vs completion covers that last stretch.
Common questions
When should I get a conveyancer when selling a house?
As soon as you decide to sell, ideally when you put your home on the market. You don't need an offer first.
What documents do I need to sell my house?
Photo ID and proof of address, plus any planning permissions, building regulations sign-offs, certificates and guarantees for work done on the property. If it's leasehold, you'll need your lease too.
What if I can't find my building regulations certificate?
Tell your conveyancer early. You may be able to get a copy from the council, and if not, there are other options, such as indemnity insurance.
Do I need my title deeds to sell my house?
Not usually. Most properties are registered with HM Land Registry, and your conveyancer can get the title from there. Older paper deeds can still be useful, so send them if you have them.
Who pays off my mortgage when I sell?
Your conveyancer does, from the sale money on completion day. They get the exact figure from your lender and send you what's left.
How we help
You get a named conveyancer from day one, and updates on WhatsApp as your sale moves on. You pay a small amount to get started, and the rest is due on completion. If your sale falls through and it's not your fault, we give you a second chance.
