A conveyancer is the regulated lawyer who handles title checks, contracts, mortgage coordination, exchange, completion, and registration on a property purchase. For buy-to-let investors in London, that means a solicitor regulated by the SRA or a licensed conveyancer regulated by the CLC who understands lender rules, leaseholds, and the frictions unique to rental stock. In short, it is the lawyer who gets you from offer to keys and keeps the file mortgageable and lettable.
Timeline expectations investors can bank on
London BTL conveyancing runs slower than investors like because third parties control key steps. Leasehold management packs, building safety evidence, mortgage offers, and chains dictate pace and create timing risk. HM Land Registry turns standard updates in weeks, while complex leasehold changes can take months. Treat registration as a post-completion process, not a blocker to letting, if priority is protected.
Across the market, 10 to 12 weeks from sold subject to contract to completion is solid for a financed London leasehold when everyone pushes. Premium fast-track propositions can hit 6 to 8 weeks on clean files. Anything faster almost always reflects early information, dual representation, and proactive chasing, not magic.
What makes BTL files harder than homebuyer cases
- Mortgage conditions: Lenders follow the UK Finance Handbook and their Part 2 rules. They decline doubling ground rents, short leases, weak building safety evidence, or prohibitions on ASTs, which drives close certainty.
- Entity and guarantees: SPVs need board minutes, resolutions, and often director guarantees. Portfolio deals bring debentures or cross-collateral terms that add time and coordination.
- Leasehold and safety: London flats need LPE1 packs, consents, deeds of covenant, and proof of remediation status under the Building Safety Act, which affects valuation and mortgageability.
- Tax and letting: Expect higher-rates SDLT on additional dwellings and a possible 2 percent non-resident surcharge. MEES requires EPC E or better and some lenders want higher bands, which influences cost and lender fit.
If you are weighing freehold vs leasehold in London, remember that leaseholds add managing agent dependencies and more documents. That is where investor-focused counsel earns their fee.
How we ranked the best BTL conveyancers for 2025
We weighted three investor outcomes: speed, investor focus, and communication. Data came from firm disclosures, lender-panel statements, tech features, and published turnaround commitments, anchored by public market timing and regulatory sources from 2023 to 2025.
- Speed: Fast-track routes, panel breadth, digital onboarding, proactive LPE1 and building safety chasing, indemnity fluency, and exchange flexibility where justified. The payoff is weeks saved.
- Investor focus: SPV and BTL competence, specialist lender experience, auction and bridging execution, Building Safety Act and leasehold depth, AST and HMO clarity, multi-file capacity, and SDLT accuracy. The result is fewer surprises.
- Communication: Named handler, escalation path, weekly cadence, upfront checklists, transparent fees, and SRA price disclosures. The result is fewer fall-throughs.
The 2025 ranking of London BTL conveyancers
Tier 1: built for investor deadlines
1) PLS Solicitors
Best for portfolio landlords, SPVs on specialist lenders, and auction or bridging timelines. PLS runs a London-aware investor desk with a mobile case app that surfaces real-time milestones and documents. Broad lender-panel coverage cuts separate-representation delays, and the team will use indemnities where appropriate to keep exchanges moving when LPE1 or searches lag. Caveat: month-end volume can stretch response times, so get a dated weekly plan and a named deputy.
2) O’Neill Patient Solicitors (including Cavendish Legal Group)
Best for high-volume investors who want panel breadth and predictable throughput. ONP covers most mainstream and many specialist BTL lenders, while Cavendish adds London leasehold and new-build depth. Standardized document kits and systematic chasing reduce idle days. Caveat: the process is tight, so book an early legal review call on lease anomalies and building safety rather than relying solely on written reports.
3) Taylor Rose MW
Best for range under one roof with leasehold, new-build, SPV, and private bank mortgages covered. The large practice has London presence and can manage corporate deliverables alongside guarantees. Broad panel access keeps dual representation rare. Caveat: performance varies by office and fee earner, so ask for a team with recent Building Safety Act-affected leasehold completions.
4) Muve
Best for investors aiming to pull forward exchange on clean files. Muve front-loads title review and searches, pairs you with a dedicated case manager, and advertises fast-track packages that can boost speed on freeholds and simpler leaseholds. Caveat: complex leaseholds compress the speed gap because third-party pack delays dominate. Align on indemnity use where lender-permitted.
5) Lightfoots LLP
Best for investors using specialist BTL lenders who want borrower counsel aligned with lender expectations. Longstanding panel relationships give Lightfoots a clear view of what conditions precedent will pass first time, from guarantees to debentures. Caveat: capacity is finite, so lock in completion dates early for multi-property redemptions and completions.
6) Anthony Gold
Best for leasehold-heavy investors who value defensive diligence with disputes backup. Housing and property litigation teams inform its conveyancing on cladding, absent landlords, and tricky consents. The firm is pragmatic on indemnities and retentions when information gaps persist. Caveat: not built for very high volume, so reserve for higher-value or nuanced leaseholds.
Tier 2: strong if matched to need
7) AVRillo
Best for investors who want aggressive chasing and visible milestone tracking. Early information collection and structured progress updates cut idle time. Caveat: at peaks, capacity can tighten. Insist on senior early review for complex leaseholds.
8) Osbornes Law
Best for leasehold investors needing enfranchisement and service charge depth. Active engagement with managing agents and freeholders helps surface consent and deed issues before they derail lending or letting. Caveat: boutique scale means excellent on complex matters and less tuned for portfolio throughput.
9) Setfords Solicitors
Best for investors who want single-lawyer continuity and digital communications. The consultant model can deliver senior attention and strong availability, useful for repeat buyers. Caveat: results vary by consultant. Verify lender-panel access and recent Building Safety Act leasehold experience.
10) Bishop & Sewell
Best for prime and super-prime leaseholds with bespoke covenants. Strong central London credentials help with deed negotiations, consent logistics, and letting permissions that affect rents and exit values. Caveat: higher fee point and not a fit for simple volume remortgages.
11) Bolt Burdon
Best for new-build and recent-build leaseholds where developer covenants and post-Grenfell documentation need scrutiny. The team tests EWS1 relevance, Building Safety Act protections, and service charge forecasts so financing and rental assumptions hold up. Caveat: management pack lead times still govern speed, so set expectations on day one.
12) Cavendish Legal Group (direct)
Best for London-centric investors who want local familiarity with managing agents and building quirks. Local relationships can shorten information cycles and smooth consents. Caveat: budget for London-level managing agent fees and remember performance still depends on LPE1 turnaround.
Mechanics of a London BTL purchase
- Instruction and onboarding: KYC, source-of-funds, SPV documents, and sanctions checks. Digital ID under HMLR safe harbor methods reduces fraud risk.
- Contract pack review: Title, lease, Building Safety Act materials, seller forms, and the LPE1 pack. Focus on ground rent, repair obligations, service charge exposure, building safety status, and letting restrictions for mortgageability.
- Searches: Local, water and drainage, and environmental. Consider expedited personal searches or insurance where the lender accepts to balance time vs risk.
- Mortgage: Valuation and offer with conditions. Dual representation saves weeks. Off-panel adds cost and coordination.
- Exchange and completion: Deposit paid and special conditions agreed. Auction exchanges immediately with 28-day completion common. Funds flow includes equity and lender advance. Post-completion SDLT in 14 days and registration filed for compliance and cash control.
Get familiar with your HM Land Registry title early. Many avoidable queries trace back to missed title restrictions, easements, or covenants that were visible from day one.
Documents that matter to lenders and tenants
- Contract and TR1: Expect special conditions on building safety, consents, and completion mechanics. A strong sale and purchase agreement structure aligns expectations.
- Lease and deeds: Review the lease, variations, and any deed that must align with lender tolerances under the Handbook.
- LPE1 pack: Request from the managing agent promptly. Budget for buyer-paid fees and consider LPE2 where needed.
- Building safety evidence: Confirm applicable status, remediation funding path, and any EWS1 where relevant.
- Mortgage security: Mortgage deed, guarantees, plus SPV minutes and resolutions where applicable.
- Post-completion filings: SDLT return, landlord notices, deed of covenant, and any certificate of compliance.
Economics to model before you instruct
- Professional fees: London BTL freehold typically £1,100 to £2,200 plus VAT. Leasehold typically £1,400 to £3,000 plus VAT. Add £500 to £1,500 plus VAT for heavy Building Safety Act or consent work. Fast-tracks carry premiums.
- Disbursements: Searches £200 to £450, HMLR £45 to £455, bank transfers £20 to £50 plus VAT each, ID checks £10 to £30 per person. Managing agent packs and notices often total four figures in London.
- SDLT: At £500,000 for a UK-resident additional dwelling, £27,500 is payable. Non-resident surcharge adds £10,000 if applicable. Remember the 14-day filing deadline.
Rules that steer your outcome
- Lender Handbook: The UK Finance Handbook drives lender legal requirements, and specialist lenders have firm Part 2 nuances.
- AML and onboarding: SRA or CLC AML rules require clear money trails with bank statements, SA302s, company accounts, and explanations that tie sources to the purchase.
- Material information: National Trading Standards guidance pushes lease terms and service charges earlier in the process, which lowers fall-through risk when acted on.
- Building Safety Act: The Act shifts liability and lender comfort on relevant buildings, so conveyancers must evidence protections and remediation status to secure mortgageability.
- MEES and licensing: MEES sets EPC E for lettings and some lenders require higher or a plan to reach it. London borough licensing varies, so model timing and costs for HMO and additional licensing where applicable.
Risks to price into offers
- Leasehold traps: Doubling or high ground rent or leases under 80 years can block lending and reduce exit value. Plan for extensions, or walk.
- Building safety gaps: Thin or conflicting evidence stalls mortgages. Some lenders accept statutory protections and others want structured documentation for close certainty.
- Panel gaps: Off-panel equals separate representation, added weeks, and duplicate fees. Confirm panel status before you instruct.
- Auction deadlines: 28-day completions leave no slack. Day-1 onboarding, immediate searches, and targeted indemnities are essential. Know special conditions before you bid.
- AML complexity: Unclear or crypto-heavy paths elongate onboarding. Clean paper shortens it.
- Letting restrictions: User clauses or superior lease terms that block ASTs undermine the rental thesis. Fix with consents or reflect in price.
If you are buying complex flats or multi-lets, study HMO standards and licensing early. Also watch for title defects like restrictive covenants and problem easements and access rights that can depress yields and exit values.
Comparisons and trade-offs to decide upfront
- Licensed conveyancer vs solicitor: Conveyancers can be faster and keener on price for standard flows. Solicitors bring dispute and corporate depth for complex leaseholds and SPVs, so match the firm to the file.
- National processor vs boutique: Scale and panels provide throughput and lender coverage. Boutiques offer partner access and bespoke drafting. Blend them for portfolios by sending plain files to the engine and outliers to specialists.
- Search insurance vs full searches: Insurance can compress timelines where risk is low and the lender permits, but it is never a substitute for leasehold and building safety diligence.
Implementation roadmap investors can follow
- Pre-offer (week 0): Pick a conveyancer with panel coverage for your target lenders. Agree a weekly cadence, fast-track fees, and name the handler and deputy. Hand over SPV docs, IDs, and funds proofs. If using an SPV, align with SPV lender expectations and your Companies House filings.
- Offer accepted (week 1): Onboarding and searches ordered on receipt of title or earlier by agreement. Seller requests LPE1 and building safety documents on day one.
- Legal review (weeks 1 to 3): Targeted enquiries on building safety, consents, ground rent, service charges, and letting limits. Valuation and survey complete and lender instructed.
- Mortgage offer (weeks 3 to 6): Reconcile conditions with responses and deploy indemnities where lender allows to boost speed.
- Exchange (weeks 6 to 10): Exchange on clean files or with retentions and undertakings for defined open items. Fix completion mechanics and funds flows.
- Completion (weeks 8 to 12): Draw funds, serve notices, file SDLT, submit registration, and start any landlord licensing steps needed for first letting. See the detailed exchange to completion timeline for sequencing.
Kill tests before you instruct a firm
- Off-panel: If the firm is not on panel for your top two likely lenders, move on.
- Leasehold depth: If the named fee earner has not closed Building Safety Act-affected London leaseholds in the last year, pick another for flats in relevant buildings.
- Auction readiness: If they will not open the file day one and order searches the same day, do not bid with them.
- Communication proof: Require a named handler, an escalation partner, and a dated weekly plan.
A one-page SLA you can send your conveyancer
- Weekly cadence: Written Friday update with blockers, owner, due date, and next action for each item.
- Front-load checks: Ground rent, service charges, letting permissions, and Building Safety Act status reviewed in week 1.
- Third-party chasing: LPE1 request within 24 hours of instruction with chasing every 3 business days until receipt.
- Panel verification: Confirm lender panel status in writing and notify immediately if circumstances change.
- Indemnity playbook: Pre-agreed indemnities for common risks where lender permits, with clear cost caps.
- Escalation route: Named deputy and supervising partner with response times defined for auction or bridging timelines.
Why these firms stood out this year
Each ranked firm shows a repeatable speed edge that survives third-party delays. Panel breadth, disciplined weekly cadence, digital onboarding, and leasehold or Building Safety Act fluency help avoid late mortgage refusals. The top six add investor-specific execution on auctions, bridging, SPVs, and guarantees, and they communicate in a way that holds up under month-end traffic. That blend narrows the gap between target and actual completion dates in a market still measured in months, not weeks.
Disclosure and limits
Third parties like managing agents, freeholders, lenders, local authorities, and chains control key intervals. No firm can promise dates without counterparties pulling their weight. The firms above compress what they control and surface what they do not early and clearly.
Closeout and retention
On file close, archive the full matter, including index, versions, Q&A, users, and audit logs. Hash the archive, apply your retention schedule, obtain vendor deletion plus a destruction certificate, and remember that legal holds override deletion. Keep your archive accessible for re-financing or future sales to reduce re-papering time.
Key Takeaway
Match your London BTL file to a conveyancer with lender panel breadth, leasehold and Building Safety Act depth, and a weekly cadence you can verify. Front-load information, price disbursements early, and use an SLA to keep momentum. The right fit will not remove third-party delays, but it will make your timeline predictable and your asset mortgageable and lettable.