Changing Solicitors Halfway Through Buying a House

At Towerstone, we provide specialist property accountancy services for homeowners, landlords, and property investors. We have written this article to explain when you can switch and what to consider, helping you make informed decisions.

Yes, you can change solicitors halfway through buying a house in England and Wales, and it is more common than many people realise. There is no legal rule that forces you to stay with the same solicitor from start to finish, and buyers switch firms at all stages of the conveyancing process.

That said, while it is allowed, changing solicitors mid-transaction is not something to do lightly. It can affect cost, timing, stress levels, and in some cases the risk of the transaction falling through. Understanding when you can change, why people change, how the process works, and what the consequences are will help you decide whether it is the right move for you.

This guide explains everything clearly, in plain UK terms, so you know exactly where you stand.

The basic legal position

In England and Wales, there is no legal obligation to stick with the same solicitor until completion.

Until contracts are exchanged:

You are free to change solicitors

There is no penalty for doing so

Your current solicitor cannot force you to stay

Once contracts are exchanged, the position changes significantly, which I will explain later.

The key point is that conveyancing solicitors are engaged under a service contract, not a legal commitment to complete the purchase. You are the client, and you are entitled to change provider if you are unhappy.

Common reasons buyers change solicitors mid-purchase

Most people do not start a purchase intending to change solicitors. It usually happens because something has gone wrong, or expectations have not been met.

The most common reasons I see include poor communication, long delays with no clear explanation, mistakes or missed issues, lack of proactive advice, difficulty contacting the solicitor, unexpected fee increases, or a general loss of confidence.

Sometimes buyers also change solicitors because their mortgage lender will not work with their chosen firm, or because the transaction has become more complex than expected and specialist advice is needed.

Changing solicitors is often a rational response to risk, rather than an overreaction.

When in the process can you change solicitors?

Before searches are ordered

This is the easiest point to change.

At this stage:

Very little legal work has been done

Costs are usually minimal

The new solicitor can start almost immediately

You may still owe a small amount for opening the file or initial checks, but disruption is limited.

After searches and enquiries have started

This is the most common point where people consider switching.

At this stage:

Searches may already be underway

Enquiries may have been raised with the seller’s solicitor

Some legal work has been completed

You can still change solicitors, but the handover becomes more important. The new solicitor will usually want copies of all searches, replies, and correspondence, and they may need to review everything again to satisfy their own professional obligations.

This can add time and cost, but it is often still worthwhile if confidence has been lost.

Close to exchange of contracts

Changing solicitors late in the process is possible, but it carries more risk.

At this stage:

Deadlines may be looming

Chains may be under pressure

Mortgage offers may be time sensitive

A new solicitor will usually want to re-check the entire file before exchange. This can delay matters and may frustrate sellers or agents, but it is still allowed.

If serious concerns exist, changing solicitor late can be better than pushing ahead with advice you do not trust.

After exchange of contracts

Once contracts have been exchanged, changing solicitors becomes much more difficult and is rarely recommended.

At this point:

You are legally bound to complete

Fixed completion dates apply

Failing to complete can result in loss of deposit

It is still technically possible to change solicitor after exchange, but the risks are high and the window for error is very small. This would usually only happen if the solicitor becomes unable to act, for example due to illness or regulatory issues.

How to change solicitors properly

If you decide to change solicitors, it is important to do it in the right order.

The usual steps are:

First, find and formally instruct your new solicitor before disengaging from the old one. This ensures continuity and avoids gaps.

Second, inform your existing solicitor in writing that you wish to terminate their instruction. Keep this factual and professional. You do not need to justify your decision in detail.

Third, authorise your old solicitor to release your file to the new firm. This includes searches, correspondence, contracts, and any documents already obtained.

Fourth, settle any outstanding fees owed to the old solicitor. They are entitled to be paid for work already done.

Fifth, allow the new solicitor time to review the file and confirm what additional work is required.

Handled properly, the transition can be smooth, even if it feels daunting at first.

Will you have to pay twice?

This is one of the biggest worries buyers have, and understandably so.

In most cases:

You will have to pay your original solicitor for work already completed

You will also have to pay your new solicitor for the work they do

This does not usually mean paying twice for exactly the same work, but there can be some duplication. For example, the new solicitor may need to re-review searches or re-raise certain enquiries to satisfy their own legal responsibilities.

Some solicitors offer reduced fees for “takeover conveyancing”, but this varies by firm and complexity.

While changing solicitor can increase costs, many buyers decide the extra cost is justified to reduce risk on what is often the biggest purchase of their life.

What happens to searches and documents?

Searches are usually still valid and can normally be transferred to the new solicitor.

However, there are a few caveats.

Searches have a shelf life, often around six months, depending on lender requirements. If the transaction drags on too long, searches may need to be refreshed.

Some solicitors will insist on ordering new searches if they were not the ones who ordered them, particularly if there are concerns about accuracy or completeness.

This is not about being awkward, it is about professional indemnity risk. Solicitors are responsible for the advice they give, and they need to be comfortable relying on the information in the file.

Mortgage lender considerations

If you are buying with a mortgage, your lender must be happy with your solicitor.

Most lenders operate approved solicitor panels. If your original solicitor was on the lender’s panel but the new one is not, this can cause problems.

Before switching, always check:

That the new solicitor is on your lender’s panel

That the lender has been notified of the change

That the mortgage offer remains valid

Failing to do this can cause serious delays or even collapse the purchase.

Will changing solicitors delay the purchase?

In most cases, yes, some delay is likely, but the size of the delay depends on timing and organisation.

A change early in the process may only cause minimal disruption. A change later on can add days or weeks, particularly if the new solicitor needs to review complex issues.

That said, sticking with a solicitor who is already causing delays or errors can be worse in the long run. Many purchases fall through because buyers push on with poor advice rather than addressing the root problem.

The right question is not “will this cause delay?” but “does staying put increase risk?”

How sellers and estate agents usually react

Estate agents and sellers may not be thrilled about a solicitor change, particularly late in the process, but it is more common than they might admit.

Professional agents understand that:

Buyers need confidence in their legal advice

Poor conveyancing causes chains to collapse

A short delay can be better than a failed exchange

You are not required to seek permission from the seller or agent to change solicitors.

Clear communication helps. Letting the agent know early, and reassuring them that you remain committed to the purchase, often keeps matters calm.

Signs it may be sensible to change solicitor

While every situation is different, there are some warning signs that often justify switching.

These include repeated failure to return calls or emails, missed deadlines with no explanation, errors in basic facts such as price or address, failure to spot obvious issues in searches or surveys, pressure to exchange before issues are resolved, or a general feeling that your concerns are being dismissed.

Trust is crucial in conveyancing. If it is gone, changing solicitor can be the right decision.

Situations where changing solicitor may not help

It is also important to be realistic.

If delays are caused by:

The seller’s solicitor

Missing documents from the seller

Slow local authority searches

A long chain

Mortgage lender delays

Changing your own solicitor may not magically fix the problem.

A good new solicitor can manage issues better and communicate more clearly, but they cannot control third parties.

Understanding the true cause of delay is important before making the decision.

New build and developer purchases

With new build purchases, solicitor changes can be more sensitive.

Developers often impose strict deadlines for exchange and completion, and may threaten to withdraw incentives if deadlines are missed.

In these cases:

Timing is critical

The new solicitor must be ready to act quickly

Experience with new build contracts is essential

Switching can still be done, but it requires careful coordination.

Fixed fee conveyancing and changing firms

Many buyers use fixed fee conveyancing services.

If you change solicitor:

The fixed fee usually only covers work done up to that point

Disbursements already paid are usually not refunded

The new solicitor will quote separately

Always check the original terms of engagement so you understand what fees are still payable.

Complaints versus changing solicitor

Some buyers wonder whether they should complain rather than change.

Complaints can be appropriate if the transaction has already completed, or if the issue is minor and resolvable.

However, if the purchase is ongoing and confidence is lost, changing solicitor is often more effective than waiting for a complaint process to run its course.

You can still complain later if necessary.

A simple way to think about the decision

A helpful way to frame it is this:

You are buying a legal service to protect your interests in a major transaction.
If you no longer trust that service, changing provider is reasonable.

The cost of a mistake in conveyancing often far outweighs the cost of switching solicitors.

Practical tips if you do decide to switch

Act decisively, not gradually. Line up the new solicitor first. Make sure they have capacity to take the file on quickly. Check lender panel status. Be clear and professional with your existing solicitor. Keep agents informed without oversharing.

Most importantly, do not let embarrassment or fear of awkward conversations push you into proceeding with advice you do not trust.

Final thoughts

You can change solicitors halfway through buying a house in England and Wales, and many buyers do. It is legally allowed, often sensible, and sometimes the best way to protect yourself.

While switching can involve extra cost and some delay, those downsides must be weighed against the risk of continuing with a solicitor who is not meeting your needs or handling the transaction properly.

The key is understanding that conveyancing is not just a formality. It is the legal foundation of your ownership. If something does not feel right, you are entitled to act.

If you would like to explore related property guidance, you may find do i need a deposit to buy my council house and do i need a solicitor to buy a house cash useful. For broader property guidance, visit our property hub.