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In this week’s episode of ILA on Air, Anastasia sat down with Jaz Dhaliwal to do something many people wish existed when they are mid-transaction.
Make the conveyancing process simple.
Jaz has over 10 years’ experience in property and has built a reputation for client care, speed and clarity. In the episode, she walked through conveyancing step by step and explained where delays usually appear, and why.
This blog shares a few key takeaways Anastasia learnt from Jaz, so property investors, developers and professionals can better understand what is happening behind the scenes.
One of Jaz’s first points was that choosing the right solicitor is about more than price.
She encouraged buyers and investors to think about:
Capacity
Communication style
Experience with similar transactions
Fee structure and what is included
A helpful question Jaz raised is one many people do not think to ask.
How many matters is your solicitor handling at the moment?
Her point was not that there is one perfect number, but that volume affects responsiveness. Some solicitors may handle more files because they have a team. Others may struggle if the workload is too high.
Jaz explained that one of the earliest steps in conveyancing is compliance.
This typically involves:
Proof of identity
Proof of address
Source of funds evidence
Source of funds is where a lot of deals slow down, mainly because many clients do not realise what solicitors are required to confirm.
It is not just where the money sits. It is how it was obtained.
Jaz shared examples like:
Completion statements from previous sales
Payslips
Savings records
The key takeaway was that the faster this information is provided clearly, the smoother the transaction tends to be.
Once an offer is accepted, the next step is usually the sales memorandum, issued by the estate agent.
This document confirms the key details of the transaction, including:
Purchase price
Parties involved
Solicitor details
Any special conditions or agreements
Jaz also highlighted that small details can be missed if they are not communicated early.
For example, included extras, separate titles, or anything not obvious from the brochure.
Even something like a garage on a separate title can cause problems if it is not identified early.
After this, the buyer’s solicitor requests the contract pack from the seller’s solicitor, usually including:
Title documents
Property information forms
Fixtures and fittings
EPC information
Searches are a standard part of the process, and Jaz explained that the timing depends heavily on local authorities.
Typical searches include:
Local authority search
Environmental search
Water and drainage search
One key point from the episode was that local authority searches often take the longest, so applying early helps keep momentum.
Jaz also talked about surveys and the common misconception that a lender valuation is enough.
A valuation is for the lender.
A survey is for the buyer.
Surveys can uncover issues that affect price, risk and future cost, and Jaz shared that renegotiations often happen after survey results come back.
Her takeaway was clear. A survey is not just a box-tick. It is a practical safeguard.
Once searches and surveys are returned, solicitors review everything together and raise enquiries where needed.
This stage is where issues are clarified before exchange, for example:
Planning permissions
Missing approvals
Indemnity requirements
Build over agreements
Jaz also explained that indemnity policies can be useful, but they are not a shortcut for everything. They may cover legal costs but not necessarily the cost of rectifying an issue.
The point was not to overcomplicate the process, but to understand why some checks exist in the first place.
Once the information has been reviewed, the solicitor reports to the client on the legal position.
This is the point where buyers and investors should understand:
What they are buying
Any risks identified
What they are committing to on exchange
Once signed and agreed, dates can be discussed.
Jaz explained something that surprised a lot of listeners.
Exchange itself can take less than five minutes.
Completion is when funds transfer, ownership changes hands, and keys are released. While exchange and completion can sometimes happen on the same day, the key point is this.
The end of the process feels smooth when the preparation has been done properly.
A consistent theme in the conversation was that conveyancing often feels slow because the process is not always visible.
When buyers and investors understand each step, they can:
Provide information more promptly
Ask better questions
Understand realistic timelines
Reduce unnecessary stress and chasing
As Anastasia shared in the episode, knowing who is responsible for what helps everyone work together more effectively.
Conveyancing does not need to feel confusing or out of your control.
Understanding the process makes it easier to spot delays early, communicate with the right people, and keep transactions moving.
Clarity at the outset often saves time, money and frustration later.
This article is based on Episode 2 of ILA on Air, where Anastasia is joined by Jaz Dhaliwal to break down the conveyancing process step by step and explain how investors can avoid common delays.
Listen to the full episode here:
https://open.spotify.com/episode/4MQ6eBXA67ROxbMrBW9pED?si=R9uFSzGQQ_iIImFYKG_UPg
If you work in property, invest regularly, or are navigating a transaction right now, the episode offers practical insight you can apply immediately.
This is not advice from iLA, it’s just a helpful summary of our conversations on iLA On Air (aka our educational podcast for the property finance community… making the complicated simple)
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