Why Getting Multiple Quotes Matters
Conveyancing fees vary dramatically between firms for identical work. For a standard £300,000 freehold purchase, quotes regularly range from £1,250 to £1,950 - a difference of £700. Getting 3–5 quotes is standard practice and takes minutes online.
What a Proper Quote Should Include
1. Legal Fees
The firm's charge for their work. Should be a fixed fee (not hourly), stated excluding VAT, with a clear description of what's covered.
Red flag: "From £500" is not a real quote. Good: "£950 + VAT for standard freehold purchase."
2. VAT
All conveyancing fees are subject to 20% VAT. Some firms quote excluding VAT to appear cheaper. Always ask: "Is this including or excluding VAT?" and calculate the true total before comparing.
3. Disbursements
Third-party costs the conveyancer pays on your behalf - searches, Land Registry fees, bank transfer fees, ID checks. Typically £300–£600. A transparent quote itemises these; a hidden-cost quote ignores them.
| Disbursement | Typical Cost |
|---|---|
| Local authority search | £100–£300 |
| Drainage search | £50–£100 |
| Environmental search | £40–£80 |
| Chancel search | £20–£30 |
| Land Registry fees | £40–£910 |
| Bank transfer fee | £30–£50 |
| ID checks | £10–£30 |
4. Supplements
Extra costs that apply to your transaction type - leasehold (£150–£300), new build (£150–£300), Help to Buy (£100–£200), shared ownership (£200–£400). A good quote states these upfront, not as a surprise after you've instructed them.
What to Look for Beyond Price
Who Handles Your Case
Ask for a name and their qualifications. "Handled by our conveyancing team" tells you nothing. A dedicated qualified handler is worth more than a pool of paralegals you can't reach.
Communication Method
Online portal (track 24/7), dedicated email, phone access, and proactive updates are the gold standard. "We'll contact you if we need anything" means you'll spend months chasing them.
Reviews
Check Google and Trustpilot for recent reviews (last 6 months). Look for patterns: complaints about slow responses and hidden fees are red flags. Verify Law Society Conveyancing Quality Scheme (CQS) accreditation for extra assurance.
Lender Panel Membership
Your conveyancer must be on your mortgage lender's approved panel. Ask before instructing. If they're not, you'll need a second firm and pay twice.
Hidden Costs to Watch For
"Acting for Lender" Fee
Some firms charge £100–£200 extra for also representing your mortgage lender. This should be included in the base quote.
Multiple Bank Transfer Fees
Some firms charge £30–£50 per transfer and do 3–4 transfers (deposit, searches, completion). Ask: "How many bank transfers will there be?"
"No Sale, No Fee" Fine Print
Usually means the firm waives their legal fee if the other party pulls out - but you still pay for disbursements (searches) already incurred, and you often still pay if you pull out. Ask exactly what is and isn't covered.
Leasehold Surprise
You get a quote for £1,000. After instructing them you find out it's leasehold and there's a £300 supplement. Good firms state this upfront in their quote.
Cheap vs Expensive: What's the Actual Difference?
Cheaper firms
- High-volume, often 1,000+ cases at once
- Paralegals handle most of the work
- Minimal communication - you chase them
- Fine for straightforward transactions
More expensive firms
- Qualified solicitor handles your case
- Proactive updates, easier to reach
- Local expertise on search providers
- Worth paying more for complex cases
Red Flags: Quotes to Avoid
- "From £399" - excludes VAT, disbursements, and most fees; expect surprises
- No breakdown - "Total: £1,500" with no explanation means you can't compare it properly
- Can't verify regulation - check the firm is on the SRA or CLC register before instructing
- Pay everything upfront - legitimate firms charge searches when ordered and balance on completion
- Pressure to decide in 24 hours - legitimate firms don't do this
10 Questions to Ask Before Instructing
- Is this price fixed or estimated?
- Is VAT included in the total?
- What could cause this price to increase?
- Who will handle my case - their name and qualifications?
- How will you communicate with me?
- What's your average time from instruction to completion?
- Are you on my mortgage lender's panel?
- What's your 'no sale, no fee' policy exactly?
- Can you give me a fixed final quote in writing?
- What are your recent Google or Trustpilot reviews like?
Should You Use the Cheapest Quote?
Not automatically - but don't dismiss it either. Use the cheapest quote if it's from an SRA/CLC-regulated firm with good recent reviews, a clear breakdown, no red flags, and panel membership with your lender. The sweet spot is typically 10–20% above the cheapest: better service without overpaying.
Free Conveyancing Deals
Some estate agents or mortgage brokers offer "free conveyancing." In reality, the referring party receives a referral fee (£100–£300) built into your quote. It's not necessarily bad - but always compare the quote to 2–3 others to check it's competitive.
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