Understanding fast-track conveyancing services

When you’re excited about moving home, the promise of completing your conveyancing in a short period of time sounds like a dream come true. Fast-track services with “guaranteed” or promised timelines appear to offer the perfect solution to lengthy property transactions.

But if a conveyancing timeline sounds too good to be true, it probably is. Behind those speed promises often lies a reality of hidden costs, misleading terms, and quality compromises that could put your transaction at risk.

We’ll break down the common pitfalls of those speed guarantees, the costs you might not see upfront, and why you should be wary of these services.

Before committing to any conveyancing service, ask these key questions to ensure you understand what you're getting:

1. About timelines - Does your timeline promise cover exchange or completion? What happens if you miss the promised date? Are there factors outside your control that could cause delays?

2. About costs - What's the total cost, including all fees and VAT? Are there any additional charges for speed or priority service? What other costs might arise during the process?

3. About processes - Will you conduct full searches or use indemnity policies? Who will handle my case directly? How will you keep me updated on progress?

4. Comparing quotes properly - Ensure all quotes include the same services, VAT, and any additional fees. Don't just compare headline figures - look at what's actually included and what level of service you'll receive.

5. Understanding value - The cheapest quote isn't always the best value, especially if it involves shortcuts or hidden costs. Consider what you're actually paying for and whether the service level matches your needs and timeline pressures.

One of the biggest sources of confusion with fast-track conveyancing is the difference between "exchange" and "completion." When firms advertise quick turnaround times, they're often referring to the exchange of contracts – not when you get the keys and move in.

Exchange typically happens several weeks before completion, so add at least 3-4 weeks to promised exchange timelines before you're actually moved in. Some firms even count being "ready to exchange" towards their guarantee, meaning they consider their timeline met once they've completed their legal work – even if actual exchange is delayed by chains, mortgage issues, or something else outside of their control.

This confusion is understandable when you're under pressure to coordinate timing, particularly in a property chain. Any concrete promise feels reassuring, but what sounds like a clear commitment often has more caveats than initially apparent.

If a fast-track conveyancing firm offers a date "guarantee" or "promise," it's natural to assume they're guaranteeing delivery on the promised date. But it can often mean something quite different.

Since it's virtually impossible to guarantee exchange or completion dates, these guarantees typically relate to fee reductions instead. You'll pay a premium for speedy services, and if your conveyancer misses the deadline, they'll reduce this premium fee (for a certain amount of time).

The true meaning is found in their terms, where you'll likely see they make no guarantee that exchange or completion will happen on a specific date. The guarantee often relates solely to fee discounts, not actual timelines.

Conveyancing quotes can vary dramatically in their transparency. Some firms present low headline fees but add charges throughout the process – bank transfer fees, document handling costs, administrative charges - that weren’t mentioned initially. Others exclude VAT from advertised prices, making services appear cheaper than they are.

Fast-track services add another layer, with speed premiums often presented separately from the main quote. These can be substantial, sometimes matching or exceeding the standard legal fees themselves.

When comparing quotes – whether standard or fast-track – compare them like for like. If you spot something on one that isn’t on the other, ask why, and request a complete breakdown including all potential charges, VAT, and additional fees. This ensures proper comparison and avoids unexpected costs later in the process.

When conveyancers promise unusually fast timelines, they often try to achieve this speed by taking shortcuts.

One common shortcut is using search indemnity policies instead of full local and environmental searches. Whilst this can save weeks or even months, potential issues with the property – planning restrictions, environmental concerns, or outstanding charges – might not be discovered until later, leaving you without the same level of protection.

Some firms outsource work to reduce costs and speed up processes. Whilst outsourcing isn't inherently problematic, it can sometimes lead to communication delays or reduced oversight of your transaction.

Thorough conveyancing takes time for good reasons. Proper searches and detailed due diligence exist to protect your interests. When speed becomes the primary focus, these protective measures can become secondary considerations.

Before choosing a fast-track service, consider what shortcuts they might be taking and whether you're comfortable with the trade-offs between speed and thoroughness.

We often get asked why we can't guarantee timelines or offer a fast-track service, and the answer is simple: we work to complete every case as quickly and efficiently as possible from day one. We build our own technology from scratch, allowing us to streamline and find efficiencies where most conveyancers can’t. By bringing case tracking, communication, document storage, and third-party services together in one platform, our award-winning technology means fewer delays and more transparency.

It's not possible to promise a specific exchange or completion date when so many factors are beyond any conveyancer's control – mortgage lender delays, local authority search responses, survey results, and chain complications can all impact timing. Rather than make promises we can't keep, we prefer to be upfront and transparent about these realities.

We don't believe in taking shortcuts to meet artificial deadlines. Instead, we work as quickly as possible whilst ensuring all proper checks are completed to protect your interests.

Quality and speed don't have to be mutually exclusive when done right. By working efficiently on every case rather than cherry-picking certain transactions for "fast-track" treatment, we ensure all our clients receive the same high standard of service and attention to detail.

Our focus is on getting you to completion successfully and safely, without the hidden costs or compromised protection that can come with speed-focused services.

When considering any conveyancing service, here are some warning signs to look out for:

1. Vague quote process

If a firm can’t provide clear, itemised pricing upfront, or seems deliberately unclear about what’s included, this should raise concerns about transparency throughout the process.

2. Unrealistic timeline promises

Be wary of firms promising significantly faster timelines, like “50% faster than average firms”, especially if they can't clearly explain how they achieve these speeds or what the timeline actually covers. Always read terms and conditions to understand guarantees and timelines.

3. Hidden additional fees

Watch for quotes that exclude VAT, don't mention speed premiums upfront, or have multiple fee components that aren't clearly explained. Ask for a complete breakdown of all potential costs before proceeding.

4. Guarantee confusion

If the firm can't clearly explain what their guarantee actually covers, or if there's a disconnect between their marketing promises and their terms and conditions, proceed with caution.

5. Limited communication

Services that don't offer direct contact with your conveyancer, or seem to rely heavily on automated processes, may struggle to handle complex issues that arise during your transaction.