What to ask a conveyancer before you instruct them

Most people choose a conveyancer based on a recommendation or a quote, then have little contact with the firm until problems arise. Asking a few direct questions before instructing takes 10 minutes and can prevent weeks of frustration.

1. Is your firm SRA or CLC regulated?

This is non-negotiable. Verify the answer directly on the SRA register or CLC register. Do not rely on the firm's own assurance.

2. Is your quote fixed or estimated?

A fixed fee means the legal fee will not increase regardless of complications (unless the matter fundamentally changes — for example, becoming a contested boundary dispute). An estimate can increase. Know which you are getting.

Also ask what disbursements are included in the quote and which are estimated. Searches, registration fees, and leasehold pack costs can add several hundred pounds to the total.

3. Who will actually handle my matter?

In larger firms, a senior solicitor or conveyancer may be the named contact but the day-to-day work may be handled by a junior or paralegal. Ask who your direct contact will be, their qualification level, and roughly how many matters they handle at once. High caseloads are a significant predictor of communication problems.

4. How will you communicate with me?

Many complaints about conveyancers relate to communication rather than legal errors — clients unable to get updates, emails going unanswered for days. Ask: how often will you update me? Will I have a direct phone number? What is your typical response time for emails?

5. What is your current HMLR error rate?

HM Land Registry publish request for information rates for every firm that submits at least 10 applications per period. A firm with a low error rate submits cleaner applications, which means fewer delays at the registration stage. You can look up any firm's rate on Cleerd before you ask — it is often a productive conversation to have.

6. Do you have a referral arrangement with anyone who recommended you?

Estate agents, mortgage brokers, and developers sometimes refer clients to specific conveyancers in exchange for a fee. Ask directly whether the person who recommended this firm receives a payment for the referral, and how much. This does not mean the firm is unsuitable — but it is context you are entitled to have.