Residential property · Online conveyancing
Online conveyancing for property anywhere in England and Wales
You don't need a local conveyancer. We act on purchases, sales and remortgages of property anywhere in England and Wales, and you can live anywhere in the UK or abroad. The whole matter runs remotely: we check your identity electronically, order searches online for the property's area, deal with the other side and the agents in writing, and money moves by bank transfer. The only step that needs someone with you in person is witnessing your signature on a deed, and any independent adult can do that.
Written by Rebekah Brake Manning, Licensed Conveyancer (CLC) · Last reviewed
Why your conveyancer doesn't need to be local
- Searches are ordered online. The local authority search, drainage and water search and environmental search all cover the property's area, wherever we are. We order them online and read the results the same way a firm down the road would.
- The Land Registry is national. Title, plans and registration after completion are all handled online with HM Land Registry, for any property in England and Wales.
- The other side works in writing. Contracts, enquiries and replies pass between the two firms electronically. Nobody hand-delivers anything.
- Local knowledge comes from the right places. Your surveyor inspects the property, and the searches report what the council, the water company and environmental records hold. That is where local information actually comes from.
How a remote move works with us
- 01
Get a quote and instruct us
Use our fee estimator, then send us an enquiry. We confirm the quote in writing before we start.
- 02
Prove your identity from your phone
Identity and anti-money-laundering checks are done electronically. Nothing to post and no office visit.
- 03
Send and sign documents online
You complete the property forms and return documents online. We report on the title, searches and contract in writing, so you have a record of everything.
- 04
Sign the deeds with a witness
The transfer deed and mortgage deed must be signed in front of a witness who is physically with you. We tell you exactly what to do.
- 05
Exchange and completion
These happen between the two firms. You don't need to be anywhere: on a purchase, you collect the keys from the agent once we confirm completion.
Signing deeds when you're not in the same place as us
Deeds, such as the transfer of the property and your mortgage, must be signed in front of a witness. HM Land Registry requires the witness to be physically with you when you sign. A video call isn't enough, and that applies even when the deed is signed electronically.
The witness should be an adult who isn't a party to the deed. The Land Registry's guidance says a spouse, civil partner or partner you live with can legally act as witness but that this is best avoided, and some lenders have stricter rules. A neighbour, friend or colleague is usually fine. We confirm who to use before you sign.
Before you instruct us
- Check your lender. If you're buying or remortgaging with a mortgage, we usually act for your lender too, so we must be on its panel of approved conveyancers. Tell us your lender at the start and we'll confirm.
- Living abroad. We can act for you, but tell us at the start. Identity checks, money transfers and finding a witness can take longer from outside the UK.
- Money from someone else. If part of your deposit is a gift, the person giving it goes through the same checks as you. See our gifted deposits guide. Gifted deposits: what the donor needs to provide.
Who handles your matter
Your matter is led by Rebekah Brake Manning, a Licensed Conveyancer regulated by the Council for Licensed Conveyancers, who heads our residential team. Bonsai Law is authorised and regulated by the Solicitors Regulation Authority (firm number 8000734). You deal with the same people from instruction to completion, and we tell you what is happening without you having to chase.
What clients say
Rated 5.0 on Google.
"Rebekah and Emily provided an excellent and thorough conveyancing service for our home purchase in Darlington despite being based in Maidstone. They covered the details with excellence, charged me exactly what they promised and did it cheerfully and accurately. I highly recommend this small and efficient firm."
"A contract from a major client needed legal advice ahead of signing, with a quick turnaround. The team at Bonsai worked late into a Friday to get it returned and the communication was second to none, they found clauses that left my business at serious risk. Himanie and Vanessa were brilliant. Worth every penny."
"Highly engaged and dynamic service and support, wouldn't hesitate to recommend!"
"Although selling a home is a long, stressful process, Emily was nothing but helpful and kind, she reassured me and responded quickly. I'm extremely grateful for her and Rebekah's help."
"A really enjoyable experience during my property purchase. Rebekah, Emily and Jodie were exemplary, transparent, quick to respond, and the cost of their services was reassuring. I would definitely use them again."
"A huge thank you to Rebekah and Emily for their outstanding work, completion in just 11 weeks! Communication was always clear and prompt, and they made the whole process feel smooth and stress-free."
"Big thank you to Rebekah Manning and Emily Howard for a very high level of customer service, with a strong emphasis on professionalism and due diligence throughout the buying process. Would definitely recommend!"
"We're both in our 80s and found the thought of moving home extremely stressful. We're very grateful to Rebekah and Emily for removing much of that stress, an attentive, no-fuss service from instruction to completion, and a very reasonable fee. Nothing but praise."
"Superb service when dealing with my remortgage. Communication was excellent, every enquiry was responded to immediately and I was fully informed during the whole process. Would highly recommend."
"Recently used Rebekah for my remortgage and couldn't be happier with the service. She was efficient, responsive, and made the whole process smooth and stress-free. Highly recommend!"
"Rebekah and Emily provided an excellent and thorough conveyancing service for our home purchase in Darlington despite being based in Maidstone. They covered the details with excellence, charged me exactly what they promised and did it cheerfully and accurately. I highly recommend this small and efficient firm."
"A contract from a major client needed legal advice ahead of signing, with a quick turnaround. The team at Bonsai worked late into a Friday to get it returned and the communication was second to none, they found clauses that left my business at serious risk. Himanie and Vanessa were brilliant. Worth every penny."
"Highly engaged and dynamic service and support, wouldn't hesitate to recommend!"
"Although selling a home is a long, stressful process, Emily was nothing but helpful and kind, she reassured me and responded quickly. I'm extremely grateful for her and Rebekah's help."
"A really enjoyable experience during my property purchase. Rebekah, Emily and Jodie were exemplary, transparent, quick to respond, and the cost of their services was reassuring. I would definitely use them again."
"A huge thank you to Rebekah and Emily for their outstanding work, completion in just 11 weeks! Communication was always clear and prompt, and they made the whole process feel smooth and stress-free."
"Big thank you to Rebekah Manning and Emily Howard for a very high level of customer service, with a strong emphasis on professionalism and due diligence throughout the buying process. Would definitely recommend!"
"We're both in our 80s and found the thought of moving home extremely stressful. We're very grateful to Rebekah and Emily for removing much of that stress, an attentive, no-fuss service from instruction to completion, and a very reasonable fee. Nothing but praise."
"Superb service when dealing with my remortgage. Communication was excellent, every enquiry was responded to immediately and I was fully informed during the whole process. Would highly recommend."
"Recently used Rebekah for my remortgage and couldn't be happier with the service. She was efficient, responsive, and made the whole process smooth and stress-free. Highly recommend!"
Questions people ask
Can I use a conveyancer who isn't local to the property?
Yes. Searches, Land Registry work and dealings with the other side all happen online and in writing, so the firm's location makes no difference to the work. What matters is that the firm deals with property in England and Wales and, if you have a mortgage, is on your lender's panel.
Do I ever need to come to your office?
No. Identity checks are electronic and documents are exchanged online. The only in-person step is having your signature on a deed witnessed, which you arrange near you.
Who can witness my signature on the deeds?
An adult who is physically with you when you sign and who isn't a party to the deed. HM Land Registry says a spouse, civil partner or partner you live with can legally act as witness but is best avoided, and your lender may have its own rules, so we confirm who to use before you sign.
Can I sign electronically?
HM Land Registry accepts electronic signatures on transfers and mortgages in some cases, but even then the witness must be physically present when you sign. We tell you which method applies to your matter.
Do you cover property in Scotland or Northern Ireland?
Scotland and Northern Ireland have their own property law and procedures. This page covers property in England and Wales.
What does it cost?
We charge fixed fees by price band for purchases, sales and remortgages, plus VAT and the usual disbursements. Our fees page has an estimator, and your quote is confirmed in writing before we start.
Our fees
We charge fixed fees by price band, published on our conveyancing fees page with an estimator for your total. Working remotely doesn't add anything to the fee. The electronic ID and anti-money-laundering check is £35 + VAT per person.
Sources
- HM Land Registry practice guide 8: execution of deeds: who can witness a deed, and the requirement that the witness is physically present (section 2.1.2).
- HM Land Registry practice guide 82: electronic signatures: electronic signatures on transfers and charges, still witnessed in person (section 3).
This page is general information about property in England and Wales, not advice on your transaction. Last checked .
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