Choosing a conveyancer is one of the most critical decisions in your property journey, yet many people still make their choice based on price alone.
In reality, it is speed, communication, and problem-solving that determine whether your transaction succeeds or collapses. With approximately one in three home sales falling through in the UK, choosing the wrong firm can become expensive very quickly.
To protect your deal rather than delay it, here are the seven essential questions you should ask before instructing a firm.
1. How many cases are you handling right now?
Why this matters: This indicates service levels. If a conveyancer is overloaded, your file will sit in a pile rather than moving forward.
* The Benchmarks: A healthy capacity is around sixty active matters per conveyancer. If they have strong administrative support, this can increase by roughly a third.
* The Risk: When a conveyancer works beyond this capacity, delays occur simply because there are not enough hours in the day to be proactive. A slightly higher fee often buys you the time, attention, and momentum required to complete.
2. Can you meet the completion date I am aiming for?
Why this matters: Not all “yes” answers are equal. A realistic answer must account for workload, chain size, and the time of year.
* Seasonal Delays: The busiest periods are the run-up to Christmas and school summer holidays; files often pile up during these times.
* Realistic Timelines:
* 2 weeks: Cash purchase with no chain.
* 4 weeks: Mortgaged purchase with no chain.
* 6–8 weeks: A small chain of up to four parties.
* Complex Cases: If the property is leasehold or involves a management company, early action is essential.
3. How long are searches taking right now?
Why this matters: Search times vary massively by local authority and can add weeks to your move if not managed correctly.
* The Strategy: While over 50% of searches return within 24 hours, others depend on council turnaround times. Crucially, searches can be ordered as soon as you instruct your conveyancer—they do not need to wait for the draft contract pack.
* The Benefit: Title documents can be downloaded from the Land Registry immediately for a nominal fee (around three pounds), allowing legal review to begin instantly. A proactive firm orders searches on day one to prevent losing weeks of time.
4. Do you work proactively or reactively?
Why this matters: Fast transactions happen because the law firm drives them.
* Early Enquiries: A proactive conveyancer issues draft contracts within 24 to 48 hours of receipt and reviews title documents the day they arrive. They do not waste weeks waiting for search results before raising initial enquiries.
* Our Standard: At Godstone Law, our internal target is to review and respond to replies within 24 hours wherever possible. Industry research shows that delays in enquiry handling are a major cause of chain collapse.
5. What do you do if the chain slows down?
Why this matters: Most failed transactions collapse because someone loses patience due to a lack of clarity.
* Active Management: A good conveyancer does not wait passively; they chase, escalate, and keep the chain engaged.
* Collaboration: We collaborate openly with estate agents. When legal teams and agents chase together, chains stabilize and confidence is maintained.
6. Who will I be speaking to day-to-day?
Why this matters: You deserve to know if your file is being managed by a qualified individual or solely by support staff.
* Continuity: Ask what happens if your conveyancer goes on holiday—will a locum step in, or will progress pause?.
* Accessibility: Many modern consultant conveyancers offer flexible hours. For example, we allow access to speak with your solicitor after 5:00 PM when required.
7. How often will you update me and how?
Why this matters: Communication is a major stress point in moving home. Silence creates uncertainty.
* The Approach: Ask how often the firm updates clients without being chased. Weekly reports, same-day callbacks, and WhatsApp messaging provide necessary reassurance. Modern conveyancing is about availability and expectation management, not just legal competence.
Why Delays Happen — And How We Avoid Them
Transactions rarely fall apart because of paperwork; they fail due to poor communication, weak coordination, and slow action.
At Godstone Law, we work differently. We front-load work, actively manage chains, move files daily, and keep our clients informed. We do not wait for progress—we create it.
If you want a conveyancer who protects your timeline, your confidence, and your outcome, speak with us before you instruct. We will walk you through your position and show you how to reduce delay from day one.
