4 March 2026
The conveyancing jargon buster
Plain-English definitions for 220 conveyancing terms, from adverse possession to wayleaves.
Tags
- conveyancing
- guides
Buying or selling a property means wading through a sea of legal terminology that can feel overwhelming and opaque. Solicitors, lenders, and land registries all use specialised language that most people encounter only once or twice in their lives. This guide cuts through the confusion with plain-English definitions for over 220 conveyancing terms, organised alphabetically so you can quickly find what you need.
A
- Adverse Possession
Claiming ownership of land through long, uninterrupted occupation without permission.
- AML (Anti-Money Laundering)
Legal requirements to prevent criminals using property transactions to launder money.
- AP1
The application submitted to Land Registry after completion to register the new owner.
- Apportionments
Splitting ongoing costs (like service charges) fairly between buyer and seller up to completion day.
- Archive
Secure storage of transaction files after completion, in line with legal and regulatory requirements.
- Article 4 Direction
Removes permitted development rights, meaning planning permission is needed for changes normally allowed automatically.
- AST (Assured Shorthold Tenancy)
- The standard private tenancy agreement in England and Wales.
B
- Balance Funds
The remaining money needed after the deposit, usually due a few days before completion.
- Bank Transfer Fee (CHAPS)
- Charge for same-day secure bank transfers. Used for completion funds.
- Bridging Loan
Short-term borrowing to bridge a gap, for example buying before selling.
- Build Warranty (NHBC, LABC, Premier, etc.)
Insurance covering major structural defects for up to 10 years. Lenders require a recognised warranty. It also provides protection after the developer's own liability period ends.
- Building Control Completion Certificate
Confirms building works met regulations and were signed off by the local authority.
- Building Regulations Approval
- Confirms works met safety and technical standards.
- Buy-to-Let
A property purchased as a rental investment, usually with a specific buy-to-let mortgage.
C
- Call-Back Verification
Phoning the other solicitor using a trusted directory number (not from their email) to confirm bank details before sending money. Protects against email fraud.
- Case Reference
- The firm's internal reference number for the transaction.
- CDD (Customer Due Diligence)
The standard checks on identity and source of funds required by law for all clients.
- Certificate of Title (to Lender)
Formal confirmation to a lender that the property has good legal title, meets lending requirements, and is suitable security for the mortgage. Lenders won't release mortgage funds until this is submitted.
- Chain
A series of linked purchases and sales that must all complete together.
- Chain Break
When one transaction in the chain falls through, potentially stopping the entire chain from completing.
- Chancel Repair Liability
Historic liability to pay for church repairs. Rare but can be significant. Usually insured.
- Chancel Search
Screens for historic liability to contribute to church repairs (rare but can be significant).
- Charge (Mortgage)
- The lender's security interest registered against the property.
- Charge Registered
When a lender's mortgage is recorded on the official title register, giving them legal security.
- CLC (Council for Licensed Conveyancers)
- The regulator for licensed conveyancers.
- Cleared Funds
Money that has fully arrived and is available to use, not pending or subject to holds. Exchange and completion can only happen once funds have cleared, which can take 3-5 working days.
- Closing Letter
The final letter sent once everything is complete, confirming the file is closed and enclosing title documents.
- Commonhold
Outright ownership of a unit with shared ownership of common parts. No lease or landlord. Rare in the UK.
- Commons Registration Search
Confirms whether land is registered as common land or village green, which limits development.
- Completion
- The finish line: money moves, keys are released, ownership transfers.
- Completion Date
The agreed date when money and keys change hands and ownership transfers.
- Completion Information Form (TA13)
The seller's solicitor's final instructions for completion, including bank details and undertakings. These details are verified carefully to protect against fraud.
- Completion Statement
The final account showing exactly how much is needed on completion: purchase price, fees, disbursements, stamp duty, minus deposit and mortgage advance.
- Conflict of Interest
When a firm might be acting for people with competing interests (e.g., buyer and seller). Conflicts are checked at the start; firms can only act if safe and fair, or refer one party elsewhere.
- Consent to Let
- Permission from the lender or landlord to rent out the property.
- Conservation Area
An area of special architectural or historic interest with extra planning restrictions.
- Contaminated Land
- Land officially recorded as polluted, which may require remediation.
- Contract
The binding legal agreement between buyer and seller setting out the price, completion date, what's included, and each party's obligations. Once exchanged, this becomes legally binding.
- Contract Pack
The bundle of legal documents the seller's solicitor sends at the start: draft contract, title documents, and property forms. Reviewed carefully to spot problems before anyone commits.
- Conveyancing
The legal process of transferring ownership of a property from one person to another.
- Counterpart (Contract)
Each party signs their own identical copy of the contract. At exchange, both signed copies are confirmed to match.
- Covenant
- A rule attached to the land that binds current and future owners.
D
- Deed of Covenant
A promise to follow the lease and estate rules, usually signed when buying a leasehold property.
- Deed of Covenant / Variation Fees
Fees charged by landlords or management companies for documents required as part of the transaction. These can be high and are outside the solicitor's control.
- Deed of Priority / Postponement
Confirms the order in which lenders get repaid if there's more than one charge on the property.
- Deed of Release
A document that removes a restriction, charge, or covenant from the title.
- Deed of Surrender
Giving up a lease back to the freeholder (rare, but happens in some transactions).
- Deed of Variation
An agreed change to lease terms, signed by both landlord and leaseholder.
- Deposit (at Exchange)
Usually 10% of the price, paid on exchange and held by the seller's solicitor to secure the deal.
- Deposit Protection Insurance
Insurance protecting a buyer's deposit if the deal falls through after exchange for an insured reason.
- Disbursements
Third-party costs paid on a client's behalf: search fees, Land Registry fees, bank transfer charges. These are pass-through costs with no markup.
- Draft Contract
The seller's solicitor's first version of the sale agreement, open for negotiation.
- DS1 / DS2
Forms confirming a mortgage has been repaid and can be removed from the title.
- Due Diligence
The legal checks and investigations carried out to identify all risks before commitment. This is the core of the conveyancing job.
E
- Easement
A legal right over someone else's land, like a shared driveway, footpath, or pipes running underneath.
- EDD (Enhanced Due Diligence)
Extra checks when a situation triggers higher risk flags (e.g., overseas funds, complex structures, PEP status).
- Electrical Certificate (EIC/EICR)
Safety certificates for electrical works (new installations) or condition reports (existing wiring).
- Enfranchisement
- Leaseholders collectively buying the freehold of their building.
- Enquiries
Questions sent to the seller's side to clarify risks and uncertainties before commitment. Cover everything from boundary disputes to planning permissions.
- Environmental Search
Checks for flood risk, contamination, ground stability, landfill history, and mining activity.
- EPC (Energy Performance Certificate)
The property's energy efficiency rating, legally required for sales and lettings.
- Equity
The portion of a property owned outright: its value minus any mortgage or charges.
- Estate Rentcharge
An annual charge on freehold houses on an estate, used to fund maintenance of shared areas (roads, landscaping, etc.).
- EWS1 / Cladding
External wall fire safety assessments required for some blocks. Can affect mortgageability if remediation is needed.
- EWS1 Form
Fire safety assessment for external wall systems on some flats. Confirms whether remediation is needed.
- Exchange
The moment both sides become legally bound to complete on an agreed date. After exchange, backing out usually means financial penalties.
Written permission for solicitors to exchange contracts on a client's behalf, confirming they understand the deal and are ready to commit. Solicitors won't exchange without this signed authority.
- Execution (of a Deed)
The formal process of signing and witnessing a legal document to make it valid. Deeds like the TR1 and mortgage deed must be properly executed or they won't be legally binding.
F
- Fall-Through
When a transaction collapses before exchange. No one's legally bound, so either party can walk away.
- FENSA / CERTASS Certificate
Certificates confirming window or door replacements met building regulations.
- Fixtures & Fittings Form (TA10)
- Confirms what's included in the sale and what the seller is taking.
- Flood Re
A government-backed scheme helping homes in flood-risk areas get affordable buildings insurance.
- Flood Risk
Likelihood of flooding from rivers, sea, surface water, or groundwater.
- Flying Freehold
Part of a freehold property overhangs or underlies someone else's land (e.g., a room above a shared passageway). Lenders often require additional rights or insurance.
- Forfeiture
A landlord's right to take back a lease if terms are seriously breached (rare in residential properties).
- Four-Eyes Control
A security process where two people must approve a payment before it's released.
- Freehold
Outright ownership of the building and the land beneath it. No lease, no landlord, no ground rent.
G
- GasSafe Certificate
- Safety certificate for gas installation or appliance works.
- Gazumping
When a seller accepts a higher offer from someone else after already accepting an offer. Legal until exchange.
- Gazundering
When a buyer lowers their offer just before exchange, hoping the seller will accept to avoid starting over.
- Gifted Deposit
Money given (not lent) to help with a purchase. Lenders require a gift letter and source of funds checks; extra checks may apply if the donor is overseas.
- Gifted Deposit Declaration / Gift Letter
A signed letter from someone providing gift money, confirming it's a gift and not a loan. Required by lenders to prove the person helping with the deposit won't have a claim on the property.
- Giftor
The person providing gift money towards a purchase. Their identity must be verified and their source of funds checked, just like the buyer.
- Ground Rent
An annual payment to the freeholder, set out in the lease. Steep increases can cause mortgage problems.
- Ground Rent Review
When and how ground rent increases: fixed amounts, RPI-linked, or doubling clauses. Doubling clauses can make a property unmortgageable.
H
- Heave
- Upward ground movement, often caused by clay soil swelling.
- Help to Buy ISA / Lifetime ISA
Tax-free savings schemes with government bonuses for first-time buyers.
- Highways Search / Definitive Map
Confirms whether roads and paths are public and whether they're maintained by the council.
- HMO (House in Multiple Occupation)
A property rented to three or more unrelated people sharing facilities. Extra licensing and safety rules may apply.
- HMLR / Land Registry
His Majesty's Land Registry, the government body that records property ownership in England and Wales. Ownership isn't officially registered until Land Registry updates the title after completion.
- HS2 / Crossrail Search
Checks whether the property is affected by major infrastructure projects.
I
- IDV (Identity Verification)
Electronic checks to confirm someone is who they say they are, usually via passport or driving licence.
- Indemnity Insurance
A one-off policy covering a specific legal risk (e.g., missing planning consent, covenant breach, lack of access rights). Doesn't fix the underlying problem but provides financial protection if the risk materialises.
J
- Japanese Knotweed
Invasive plant that can damage structures. Lenders are cautious; requires specialist management plans.
K
- K16 / Bankruptcy Search
Confirms an individual isn't bankrupt or subject to insolvency proceedings.
- Keys Release Protocol
Estate agents release keys only when solicitors confirm completion funds have arrived.
- KYC (Know Your Customer)
The full set of checks required: identity verification, sanctions screening, and understanding where money comes from.
L
- Land Charges / Bankruptcy Search
Checks against individuals for bankruptcy, insolvency, or other registered entries.
- Land Registry Compliant Plan
A plan meeting Land Registry standards, needed when boundaries are unclear or land is being split.
- Land Registry Fee
- The fee paid to register ownership or a mortgage at Land Registry.
- Landslip
Ground movement on slopes, which can affect foundations and stability.
- Late Completion Interest
- Interest payable if completion is delayed beyond the agreed date.
- Lawful Development Certificate (LDC/CLOPUD)
Confirms that works are (or would be) lawful without needing planning permission.
- Lease Extension
Adding years to a lease. Becomes critical when the lease drops below 80 years. Costs rise sharply below 80 years due to "marriage value" becoming payable.
- Leasehold
Ownership of the property for a fixed term, but not the land. The lease sets out rights and obligations. Watch for short leases, ground rent clauses, and service charge terms.
- Legal Charge
The formal document giving a lender security over the property, also called a mortgage deed.
- Leasehold Information Form (TA7)
Extra details for leasehold properties: service charges, ground rent, consents, management.
- Lender's Panel
The list of solicitors a lender approves to act on their behalf. The firm must be on panel to handle the mortgage.
- Licence to Assign
The landlord's formal consent to sell a leasehold property. Required by some leases. Can add time and cost to the transaction if needed.
- Listed Building
- A property of historic importance with strict rules on alterations.
Checks with the council for planning permissions, restrictions, road schemes, conservation areas, and enforcement action.
- Longstop Date
The latest date by which completion must happen (common on new-builds). If missed, the contract may be terminated.
- LPE1 Pack / Management Pack
The information pack from the management company: service charge accounts, insurance, building rules, planned works.
- LTV (Loan-to-Value)
The mortgage amount as a percentage of the property's value. Lower LTV usually means better interest rates.
M
- Maisonette
A self-contained flat, usually with its own separate entrance, often spanning two floors. Usually leasehold, with varying arrangements for building ownership and management.
- Management Company
A company (often owned by leaseholders) responsible for managing the building.
- Management Company (Estate)
A company responsible for maintaining shared areas on an estate, funded by service charges or estate rentcharges.
- Managing Agent
A professional company appointed to handle day-to-day building management.
- Marriage Value
The extra value created by extending a lease, shared 50/50 with the freeholder when the lease is under 80 years.
- Memorandum of Sale
The estate agent's summary of the agreed deal, including the price and each party's details.
- Mining Search
Checks for coal, tin, brine, or other mining activity depending on the area. Can reveal subsidence risk.
- Misrepresentation
A false statement that induces someone to enter a contract. Can entitle the buyer to compensation or rescission.
- Mortgage Advance / Drawdown
- When the lender releases mortgage funds, usually on completion day.
- Mortgage Deed / CH1
The formal document giving the lender security over the property. Must be signed before completion.
- Mortgage Offer
The lender's formal loan terms, including any conditions that must be satisfied before completion. Special conditions may require extra documents or actions.
- Mortgage Report
A plain-English summary by your conveyancer of your mortgage terms and what they mean.
- Mortgage Retention
When a lender holds back part of the mortgage until specific works are completed (e.g., damp treatment).
N
- New Home Warranty
Insurance covering structural defects in new-build properties, typically for 10 years. Required by most lenders. Providers include NHBC, LABC, and Premier.
- New-Build Contract
A purchase contract with developer-specific terms covering construction timing, specifications, and snagging. These contracts favour the developer.
- Notice to Complete
A formal notice served if one side misses the completion date, requiring completion within a set period (usually 10 working days).
O
- Occupier's Consent
A signed form from anyone aged 18+ living at the property (who isn't on the mortgage) confirming they have no right to stay if the lender repossesses.
- Offer accepted
The price the buyer and seller have agreed, not legally binding until contracts are exchanged.
- Official Copies (OC1 & OC2)
Up-to-date certified copies from Land Registry showing ownership (OC1) and boundaries (OC2). These are the definitive record of legal ownership.
- Option Agreement
- A right to buy property in the future at a set price or formula.
- OS1 Priority Search
A search that locks the title for 30 business days so no one else can register changes before completion.
- Overage / Uplift Clause
An obligation to pay the seller extra if the land increases in value (e.g., if planning permission is granted).
P
- Part Exchange
When a developer accepts your existing property as part-payment towards a new build. The developer buys your property, usually at a discount to market value.
- PEP (Politically Exposed Person)
Someone in a prominent public position (or their close family) who may face higher corruption risk. Extra checks are needed if flagged as a PEP.
- Phased Development
A development built in stages. Later phases may affect the property (construction noise, changes to shared facilities).
- Planning Permission
- Council approval required for building work or change of use.
- Plot
- The specific unit or house being purchased on a development.
- Positive Covenant
- Requires the owner to do something (e.g., maintain a fence).
- Possessory Title
A weaker title based on occupation rather than documented ownership. Can be upgraded over time. Can cause issues with lenders and takes years to become absolute.
- Power of Attorney
A legal document giving someone authority to act on another person's behalf for the sale or purchase. A certified copy is needed to confirm the person signing has the legal right to do so.
- Pre-emption Right
A right to be offered the property first before it's sold to anyone else.
- Pre-Exchange Checklist
Final checks before exchange to confirm everything is in place (signed contracts, deposit cleared, searches valid, insurance arranged, authority given).
- Priority Period / Priority Window
The protected time (usually 30 business days) after an OS1 search during which completion must happen. If completion doesn't happen within the window, protection is lost and a new search is needed.
- Professional Indemnity Insurance
Insurance held by law firms to protect clients if a mistake causes financial loss.
- Property Information Form (TA6 / SPIF)
The seller's disclosure form covering boundaries, disputes, works, services, and property history.
- Proprietor
- The legal owner of a property as shown on the Land Registry title.
Q
- Qualified Title
Land Registry has some doubt about the title, often due to a specific defect.
R
- Radon Search
Checks for radon gas (a natural radioactive gas) in high-risk areas. Some lenders require this.
- Ready to Exchange
All legal work complete, deposit cleared, everyone's signed. Just waiting for the green light.
- Registration
The process of recording the new owner (and any mortgage) at Land Registry after completion.
- Reinstatement Value
The cost to rebuild a property from scratch if destroyed. Buildings insurance must cover at least this amount.
- Reliance Letter
When one firm's identity checks can be relied upon by another, avoiding duplicate verification.
- Rentcharge / Estate Rentcharge
A charge over freehold properties (often on estates) to fund maintenance of shared areas. Unpaid rentcharges can cause enforcement issues.
- Replies to Enquiries
- The seller's answers to the buyer's legal questions.
- Report on Title
A plain-English summary by your conveyancer of the property's legal position: the title, any risks, and what needs to happen before exchange.
- Rescission
Cancelling a contract and returning both parties to their pre-contract position. May be available if misrepresentation or serious breach occurred.
- Requisition (Land Registry)
A query from Land Registry if something in an application needs clarification or correction.
- Requisitions on Title
Final pre-completion checks between solicitors to confirm everything's in order.
- Reservation Agreement
A fee (usually £500-£1,000) to take a plot off the market for a short period while legal work begins.
- Reserve Fund / Sinking Fund
A savings pot built up for major future works (e.g., roof replacement, lift repairs).
- Restriction (on Title)
A rule on the title that must be satisfied before the property can be sold or mortgaged (e.g., a consent requirement).
- Restrictive Covenant
- Stops the owner doing something (e.g., no business use).
- Retention
Part of the purchase price held back until a specific issue is fixed. Protects the buyer if something's outstanding.
- Right of First Refusal
Leaseholders' right to be offered the freehold before the landlord sells it to someone else.
- Right of Way
- The right to pass across land.
- Right to Manage (RTM)
Leaseholders' legal right to take over management of their building from the freeholder.
S
- Sanctions Screening
Checking that parties aren't subject to financial sanctions by governments or international bodies.
- SAR (Suspicious Activity Report)
A confidential report filed with authorities if funds or circumstances raise concerns. Cannot be disclosed.
- SDLT Reliefs
Reductions in stamp duty (e.g., first-time buyer relief, multiple dwellings relief). Claimed on the buyer's behalf if eligible.
- SDLT Surcharges
Extra stamp duty for additional properties or non-UK residents. Can significantly increase the tax bill.
- SDLT1 Form
- The stamp duty return submitted to HMRC.
- SDLT5 Certificate
HMRC's confirmation that the stamp duty return has been received and processed. Needed for Land Registry registration.
- Search Indemnity Insurance
Insurance taken when a search can't be obtained or shows a risk. Covers financial loss but doesn't fix the issue.
- Search Validity Period
Searches expire after a set time (usually 3-6 months). May need re-ordering if completion is delayed.
- Search Waiver
When a party chooses not to order a particular search after the risks have been explained. Some lenders won't allow this; written consent is needed confirming the risk is understood.
- Searches
Legal checks on the property and surrounding area: planning, flooding, drainage, environmental risks. Results are explained in plain English.
- Section 104 Agreement
An agreement between the developer and water company for sewers and drains to be adopted. Until adopted, owners may be responsible for maintenance costs.
- Section 20 Notice
A notice landlords must serve before major works costing over £250 per leaseholder. Gives leaseholders a say.
- Section 38 Agreement
An agreement between the developer and council for roads on the development to be adopted as public highways.
- Section 42 Notice
- The formal notice served to start a statutory lease extension claim.
- Service Charge
A leaseholder's share of building and estate running costs (maintenance, insurance, cleaning, etc.). Accounts, budgets, reserve funds, and arrears are reviewed carefully.
Leaseholders jointly own the freehold of the building. Each flat still has its own lease.
- Simultaneous Exchange and Completion
Exchange and completion on the same day. Useful for short chains, but less time to prepare.
- Sitting Tenant
- A tenant already living in the property at the time of sale.
- Snagging
Minor defects identified after completion that the developer is responsible for fixing.
- Snagging List
A list of defects to be remedied by the developer, usually compiled at or shortly after completion.
- Source of Funds
Evidence of where money comes from: bank statements, savings history, sale proceeds.
- Source of Wealth
Evidence of how someone accumulated their wealth overall (employment, inheritance, business, etc.).
- Special Conditions (Mortgage Offer)
Extra requirements in a mortgage offer that must be satisfied before completion.
- Specification
The detailed description of what's included in a new-build property: fixtures, fittings, finishes.
- The regulator for solicitors in England and Wales.
- Stamp Duty Land Tax (SDLT)
Government tax on property purchases in England and Northern Ireland. Reliefs exist for first-time buyers; surcharges apply for additional properties or non-UK residents.
- Statutory Declaration
A sworn written statement used to confirm facts when documents are missing (e.g., lost planning consent).
- Subject to Contract
Nothing's binding until contracts are exchanged. Either side can still walk away.
- Subject to Tenancy
The property is being sold with tenants in place who will remain after completion.
- Subsidence
- Downward ground movement causing damage to buildings.
- Survey
An independent inspection of the property's condition (separate from the lender's valuation). Ranges from basic to full structural surveys. Can reveal expensive problems before commitment.
T
- Tenure
- The form of ownership: freehold, leasehold, or commonhold.
- Title
- The legal ownership of a property and the rights that come with it.
- Title Absolute
The strongest form of Land Registry title. Ownership is guaranteed by the state.
- Title Defect
A problem with legal ownership or rights (e.g., missing access rights, unclear boundaries). Fix with documents or insure with an indemnity policy.
- Title Information Document
The document issued by Land Registry confirming registration is complete, showing the new owner.
- Title Insurance
Broader insurance covering various title defects that may not be apparent from searches or documents. Protects against undiscovered problems.
- Title Plan
A plan showing the property's legal boundaries as recorded by Land Registry.
- Title Register
The official record of who owns the property and what rights, charges, or restrictions apply to it.
- TPO (Tree Preservation Order)
A protected tree that can't be removed or significantly pruned without council consent.
- TR1 (Transfer Deed)
The document that officially transfers legal ownership from seller to buyer. Must be signed by the seller.
U
- UK Finance Mortgage Lenders' Handbook
Detailed instructions from lenders that solicitors must follow. Part 1 is standard; Part 2 has lender-specific rules. Lenders won't release funds unless their handbook requirements are met exactly.
- Undervalue / Incentives
Discounts or incentives from a seller that must be disclosed to the lender. Lenders need to know the true value they're lending against.
- Undertaking
A binding professional promise from a solicitor to do something (e.g., pay off an existing mortgage from completion funds). These promises are enforceable and essential for completion to happen smoothly.
V
- Vacant Possession
- The property will be empty of people and belongings at completion.
- Valuation
The lender's assessment of what the property is worth, usually done by a surveyor. A low valuation may require extra funds or renegotiation.
W
- Water & Drainage Search
Confirms water and sewer connections, pipe locations, and who's responsible for them.
- Wayleave
- Permission for utilities equipment to cross land.