Average Conveyancing Costs
In 2026, conveyancing costs vary significantly depending on property value and location. Here's what you can expect:
Buying (Freehold)
£800 - £1,200
Average cost for residential freehold property
Buying (Leasehold)
£950 - £1,500
Additional complexity of lease investigation
Selling
£600 - £1,000
Generally simpler than buying
Remortgage
£400 - £800
Less work than purchase conveyancing
Detailed Cost Breakdown
Conveyancing costs typically split into three categories: solicitor fees, disbursements, and third-party charges.
1. Solicitor Fees
The legal work performed by your solicitor or conveyancer:
| Service | Typical Cost | What's Included |
|---|---|---|
| Pre-contract searches | Part of fee | Reviewing title, searches, enquiries |
| Contract preparation | Part of fee | Draft contract and review |
| Mortgage handling | Part of fee | Lender requirements and registration |
| Completion | Part of fee | Final checks and fund transfer |
| Post-completion | Part of fee | Land Registry application |
2. Disbursements (Out-of-Pocket Costs)
These are third-party costs that must be paid on top of solicitor fees:
| Disbursement | Typical Cost | Notes |
|---|---|---|
| Local Authority Search | £80 - £150 | Council information about property |
| Water & Drainage Search | £40 - £80 | Utilities and flood risk |
| Environmental Search | £50 - £150 | Contamination and historical records |
| Land Registry Fee | £40 - £910 | Depends on property value (sliding scale) |
| Additional Searches (optional) | £30 - £200 | Mining, flooding, chancel repair |
3. Additional Costs to Consider
- Mortgage lender's valuation: £200 - £500 (typically paid to lender separately)
- Buildings insurance: Usually arranged separately with insurance provider
- Property survey: £300 - £1,000+ (separate from conveyancing)
- Stamp Duty: 0-15% depending on property value and circumstances
- Removal costs: £1,000 - £5,000+ (if relocating)
Factors Affecting Your Costs
Property Value
More expensive properties often have higher conveyancing fees, though this isn't always proportional. A £500,000 property won't necessarily cost double the fees of a £250,000 one. Many solicitors use tiered pricing:
- £0 - £100,000: £600 - £1,000
- £100,001 - £250,000: £800 - £1,200
- £250,001 - £500,000: £1,000 - £1,500
- £500,001+: £1,500 - £2,500+
Freehold vs Leasehold
Leasehold conveyancing is typically £150-£400 more expensive due to extra investigations required:
- Lease review and analysis
- Ground rent and service charge verification
- Building regulation approval checks
- Management company searches
Complexity of Transaction
- Chain transactions: +£200-£400 (coordinating with other properties)
- New build properties: May have different requirements, potential savings
- Listed buildings: Additional checks required, potential additional costs
- International buyer: Additional documentation and verification
Location
Conveyancing costs vary by region. London and the South East typically charge 10-20% more than Northern regions. Solicitor rates also depend on their expertise and local market competition.
Money-Saving Tips
- Compare quotes: Get fixed fees from multiple solicitors to find the best value
- Online conveyancers: Often 20-30% cheaper than high street firms
- Ask about packages: Some offer buying + selling discounts
- Check what's included: Ensure quote covers all disbursements
- Remortgage savings: If only remortgaging, expect lower costs than full purchase
Stamp Duty: A Major Hidden Cost
For property purchasers, Stamp Duty Land Tax (SDLT) can be a significant expense, separate from conveyancing costs:
| Property Price | Stamp Duty Rate | Example |
|---|---|---|
| £0 - £250,000 | 0% (first-time buyers) | No tax on £250k property |
| £250,001 - £925,000 | 5% | £37,500 on £750k property |
| £925,001 - £1,500,000 | 10% | £57,500 on £1.2m property |
| £1,500,001+ | 12% | £60,000 on £1.5m property |
Note: First-time buyers receive relief on properties up to £425,000. Additional property rates apply if you're not living in the property.
Calculate your exact SDLT: Use our free Stamp Duty Calculator to get an instant, accurate figure based on your property price and buyer type. Or use the Total Buying Costs Calculator to see SDLT, conveyancing, Land Registry fees and survey costs in one place.
Comparing Conveyancing Providers
You don't have to use your lender's conveyancer. Consider:
- High street solicitors: Established, personal service, often more expensive
- Online conveyancers: Lower costs, may lack personal touch, good for straightforward transactions
- Conveyancing specialists: Focus solely on conveyancing, competitive pricing
- In-house lender conveyancers: Sometimes included in mortgage deal, not always best value
We recommend getting at least 3 quotes. Most UK conveyancers are regulated by the Solicitors Regulation Authority (SRA) or Council for Licensed Conveyancers (CLC).
Related Guides
Learn more about conveyancing:
- What is Conveyancing? - Understanding the process
- Freehold vs Leasehold - Key differences explained
- How Long Does Conveyancing Take? - Timeline and delays
- First Time Buyer Guide - Step-by-step process
Frequently Asked Questions
Yes, most conveyancers offer fixed quotes and are willing to negotiate, especially on larger transactions. Get multiple quotes and ask if they can match or improve competitors' prices. Online conveyancers typically have less flexibility than traditional solicitors.
Fees typically cover: reviewing property documents, conducting searches, raising enquiries, preparing/reviewing contracts, arranging mortgage registration, handling completion, and applying to Land Registry. Always clarify what's included in the quote before committing.
No. While lenders typically recommend their preferred conveyancer (often to ensure timely completion), you're free to use any conveyancer regulated by the SRA or CLC. You may find better value elsewhere.
Minimal. The main post-completion cost is the Land Registry application fee (included in typical conveyancing quotes). Some solicitors charge extra for rapid registration, but this is uncommon in standard transactions.
Land Registry fees are based on property value and range from £40 for properties up to £40,000 to £910 for properties £500,000 and above. Your conveyancer will calculate this as part of the quote.
Typical Conveyancing Costs by Property Price
| Property Value | Legal Fees | Disbursements | Total Cost |
|---|---|---|---|
| £150,000 | £600-£900 | £300-£450 | £900-£1,350 |
| £250,000 | £700-£1,000 | £350-£500 | £1,050-£1,500 |
| £350,000 | £800-£1,200 | £400-£550 | £1,200-£1,750 |
| £500,000 | £1,000-£1,400 | £450-£600 | £1,450-£2,000 |
| £750,000+ | £1,200-£1,800 | £500-£700 | £1,700-£2,500 |
London properties typically cost 10-20% more due to higher property values and competitive market.
Hidden Conveyancing Costs to Watch Out For
Some conveyancers advertise low fees but add charges later. Watch for these extras:
❌ Completion Fees
Some solicitors charge £100-£300 extra "on completion" despite quoting a "fixed fee". Always ask if completion is included.
❌ Leasehold Fees
Leasehold properties incur extra fees for reviewing lease documents, dealing with management companies, and notifying freeholders. Add £100-£250.
❌ Telegraphic Transfer Fees
Bank CHAPS payments cost £30-£50 per transfer. You might need multiple transfers (deposit, completion, stamp duty payment) adding £90-£150 total.
❌ "Admin Fees"
Vague charges like "file opening fee" (£50), "ID verification fee" (£10-£30), or "document storage fee" (£20). These should be included in the legal fee.
Always request a full breakdown before instructing a conveyancer. Ask: "Are there ANY additional charges not mentioned in this quote?"
How to Compare Conveyancing Quotes
Don't just pick the cheapest. Use this checklist when comparing quotes:
✓ Checklist for Comparing Quotes
- Legal fee: What's the base solicitor/licensed conveyancer fee?
- Disbursements: Are searches, Land Registry, and bank transfers included or extra?
- Fixed or variable: Is the quote fixed or can it increase?
- Completion included: Do they charge extra when you complete?
- Communication method: Will you deal with a dedicated solicitor or a call center?
- Reviews: Check Google reviews and Trustpilot scores
- Regulation: Are they SRA (Solicitors Regulation Authority) or CLC (Council for Licensed Conveyancers) registered?
Get at least 3 quotes and compare them side-by-side. The cheapest quote is rarely the best value.
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Get Free Quotes NowCalculate Your Total Costs
Conveyancing is just one part of your buying costs. Use our free calculators:
- Stamp Duty Calculator — work out your SDLT
- Total Buying Costs Calculator — all fees in one place