Buying and Selling: A Guide to London Conveyancing

London conveyancing generally follows the same process as other areas in England and Wales. However, some transactions are more complex than others due to leasehold properties, building safety regulations, and high-value transactions. Buyers and sellers should look for experienced conveyancing lawyers who use digital tools to reduce delays and manage risks efficiently.

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How is the property market in London?

London’s property market is stable but more price-sensitive, driven by higher interest rates and affordability checks. Buyers are more cautious, and mortgage lending has become stricter. This means realistic pricing is crucial if sellers want to complete a sale in today’s market.

With Stamp Duty thresholds reverting to standard levels, upfront costs have increased for many buyers, particularly for high-value properties in London.

When the first big wave of working from home arrived, many believed that many central London homeowners would pack up and move to outer boroughs and further afield. This trend has not stabilised as demand returned to well-connected areas across Zones 2-4 and commuter suburbs.

Despite these uncertainties, London remains resilient, thanks to the strong employment, consistent international demand, and sustainable housing supply.

How is London conveyancing different?

London conveyancing is different because it’s more complex than conveyancing in other areas of England and Wales. There are more leasehold properties in the market, rising property prices have led to more high-value transactions, and new laws mean stricter regulatory checks.

Here are some of the most commonly encountered London conveyancing issues to be aware of:

Leasehold properties

2023/2024 data reveal that there are 4.8 million leasehold properties in England, 1.4 million of which are in London alone, accounting for 38% of the city’s total housing supply.

A large part of London’s properties are flats, and leasehold is the standard type of ownership, along with shared ownership and new-build developments.

The issue of cladding has been a concern, with some leaseholders facing huge bills for removal and replacement.

Following the Building Safety Act 2022, conveyancers are required to check fire safety compliance, remediation responsibilities, and whether specific protections apply to leaseholders. This is critical for flats in high-rise buildings and modern developments.

With the gradual implementation of the Leasehold and Freehold Reform Act of 2024, matters such as ground rent, upkeep responsibility, and alteration restrictions should also be reviewed. The conveyancing lawyer in London should know when these take effect, so the buyer knows what their responsibilities are once the transaction reaches completion.

Short leases

Leaseholders own the property, but the land upon which it is built is owned by the freeholder. From the time the lease commences, it lasts for a set period (e.g. 99 or even 999 years). When the term ends, property ownership returns to the freeholder.

As the lease term shortens, so too does the property value. In fact, most mortgage providers won’t lend on a property with less than 70 years left on it. Once the lease term falls below 80 years, it’s considered a ‘short lease’. At this point, the leaseholder may want to seriously consider negotiating with the landlord or submitting a formal application to extend the lease. Bear in mind, the longer you leave it, the more expensive it is to extend.

Sellers commonly need to weigh the pros and cons of extending a short lease before putting it on the market to make it more saleable. Buyers facing a short lease need to be clear about the likely cost of extension to ensure the asking price is fair. For both parties, expert conveyancing advice is essential.

Flat conversions

From large Victorian dwellings to former commercial properties split into apartments, flat conversions are a big feature of the London property landscape. However, lenders are applying stricter checks to conversions, especially regarding the clarity of building regulations, documentation, or ownership structures.

Common issues include:

• Missing planning permission
• Unclear maintenance responsibilities
• Lease structure issues

If the property is on a former industrial land (e.g., riverside warehouse), a special environmental search may be required.

Find out more about conveyancing searches here.

Listed buildings

London is home to hundreds of Grade I listed buildings of “exceptional” interest, and thousands more Grade II listed buildings of “special” interest. If the property was built before 1840 (original Georgian terraces and mews dwellings, for example), it is highly likely to be listed. Listed properties are subject to strict requirements regarding alterations and upkeep.

More widely, many London properties that pre-date 1900 may be based in designated ‘conservation areas’ by the local authority. This typically means limitations on things like loft conversions, replacing worn window frames, and removing greenery. Your conveyancer will check all of this to determine the likely impact on ownership.

Future rail works

Transport and infrastructure projects can affect property values, especially living conditions. Conveyancing searches should include major projects, such as the Elizabeth Line (formerly Crossrail) and HS2, as well as local regeneration schemes.

As a buyer, your London conveyancing specialist will carry out local authority searches to check whether any proposed new routes will be within 5km of your property. A further specialist report may be needed to determine details such as the precise track route, type, and speed, to help you determine noise and development disruption.

London clay subsidence and Japanese Knotweed

Environmental risks, like subsidence or invasive plants, can affect property value and even mortgage approval.

Unfortunately, London clay is one of the country’s most shrinkable soil types. Buying a London property means appointing a surveyor to look at the subsidence risk, while your conveyancer will ask the seller if there have been any historic issues.

Japanese Knotweed, an invasive plant, is also another concern. From Clapham Common to Norbury, London is unfortunately home to several known hotspots for Japanese Knotweed. Due to the damage it can cause, most lenders won’t lend on a property where this particular plant is present unless there’s a plan in place for dealing with it. For sellers affected by Knotweed, your conveyancer can advise on implementing an approved management plan to address it.

Should I use a local London conveyancer?

It’s neither necessary nor more beneficial to use a locally-based conveyancer in London, as they aren’t always geared up to keep your transaction moving. There are online conveyancing firms that still offer local expertise and proactive communication despite working remotely. Thanks to the modern systems and standard methods implemented by local authorities, conveyancing does not rely on physical location to achieve efficiency.

Muve offers a ‘best of both worlds’ approach. Based in Richmond-on-Thames, our London conveyancers are experts at solving the myriad of issues that can affect property transactions in the capital. Our online conveyancing lawyers provide faster updates, digital document handling, and proactive case management.

Our hybrid approach will reduce conveyancing delays in complex property transactions in London. Together with licensed conveyancers, you’ll get:

• Real-time case-tracking portal
• Dedicated account managers
• Streamlined communication
• Proactive weekly progress reports.

Want to get moving with your London property transaction? Contact us today. For more information on the conveyancing process and understanding the essentials, be sure to explore our information hub.