Conveyancing Fees: How Much Does Conveyancing Cost?

Conveyancing fees are one of the main costs to budget for when buying or selling a home. The amount you pay depends on the property, whether you’re buying, selling or doing both, and how complicated the transaction is.

This guide explains the typical costs involved, what should be included in a conveyancing quote and the extra charges that can sometimes increase the final bill.

How Much Are Conveyancing Fees?

There isn’t one fixed conveyancing fee. What you pay will depend on the value and type of property, whether you’re buying or selling, whether a mortgage is involved and whether any additional legal work is required.

As a broad guide, conveyancing can cost from around £800 to more than £2,000. However, it’s important to understand that quotes can contain two different types of cost:

When comparing quotes, look at the total estimated cost including VAT and disbursements, rather than choosing a conveyancer based purely on the headline legal fee.

Conveyancing Fees When Buying a House

Buying usually involves more legal work than selling because your conveyancer needs to investigate the property before you become its legal owner.

Typical work can include:

• Checking the contract and title documents
• Carrying out property searches
• Raising enquiries with the seller’s solicitor
• Dealing with your mortgage lender where applicable
• Preparing for exchange of contracts
• Handling completion funds
• Submitting the relevant property tax return where required
• Registering your ownership with HM Land Registry

Conveyancing Fees When Selling a House

A conveyancer acting for a seller prepares the legal information required by the buyer’s solicitor and manages the legal side of transferring ownership.

Their work commonly includes:

• Obtaining title information
• Preparing the contract documentation
• Responding to enquiries from the buyer’s conveyancer
• Managing exchange and completion
• Redeeming an existing mortgage where necessary
• Transferring the remaining sale proceeds to you

Buying and Selling at the Same Time

If you’re selling your existing property and buying another, your conveyancer may be handling both transactions simultaneously.

This means your overall conveyancing bill will normally be higher than for a single purchase or sale. Your conveyancer may also need to coordinate the transactions as part of a property chain.

Conveyancing is only one part of the overall moving budget. See our complete guide to the cost of moving house for the other expenses worth planning for.

What Are Conveyancing Disbursements?

Disbursements are costs that your conveyancer pays to other organisations as part of your transaction. They’re usually added to your conveyancing bill.

Some disbursement amounts are fixed or determined by third parties, so a very low advertised conveyancing fee doesn’t necessarily mean the final bill will be substantially cheaper.

How Much Do Property Searches Cost?

When buying a property, your conveyancer will usually arrange searches to identify information that may affect the property or your decision to buy it.

The searches required can depend on the property and location, but may include:

• Local authority search
• Water and drainage search
• Environmental search
• Other location-specific searches where appropriate

Search costs vary, so check whether your quote includes a search package or whether these charges will be added separately.

Land Registry Fees

When you buy a property in England or Wales, your ownership generally needs to be registered with HM Land Registry. The fee depends on factors including the value of the property and how the application is made.

Rather than relying on an old online estimate, check that your conveyancer’s quote shows the Land Registry charge applicable to your particular purchase.

Do Leasehold Properties Cost More to Convey?

They often do. Leasehold transactions can involve additional documents, enquiries and communication with freeholders or managing agents.

Depending on the property, additional costs can relate to:

• Reviewing the lease
• Management information
• Service charge and ground rent information
• Notices to the landlord or managing agent
• Deeds or certificates required under the lease

If you’re buying or selling a leasehold property, ask for these potential charges to be explained before instructing your conveyancer.

What Can Increase Conveyancing Costs?

The cheapest headline quote won’t necessarily be the cheapest final bill. Additional work can increase the cost of conveyancing.

Is Stamp Duty Included in Conveyancing Fees?

No. Property transaction tax is separate from the conveyancer’s own legal fee, although your conveyancer will commonly deal with the relevant return and payment as part of the transaction.

The tax system also differs across the UK. Stamp Duty Land Tax applies in England and Northern Ireland, while Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax.

Because rates and thresholds can change, always check the current official rules for the part of the UK where you’re buying.

How to Compare Conveyancing Quotes

Two quotes that initially look very different can become much closer once every fee and disbursement is included.

Before choosing a solicitor or licensed conveyancer, check:

• Whether VAT is included in the quoted price
• Which searches are included
• Whether Land Registry fees are included
• Whether bank transfer charges apply
• Whether there is an additional mortgage fee
• Whether leasehold work costs extra
• Whether identity checks are charged separately
• What happens to the fee if the transaction falls through
• Whether any other likely supplementary fees apply

When Should You Instruct a Conveyancer?

If you’re selling, it can be useful to choose your conveyancer early so the initial paperwork can be prepared without unnecessary delay.

If you’re buying, you’ll need a conveyancer to handle the legal work once you’re proceeding with a purchase. Getting quotes beforehand means you can make a decision quickly when the time comes.

Don’t Forget the Other Costs of Moving House

Solicitor fees are only one part of the moving budget. Depending on your circumstances, you may also need to allow for removals, surveys, storage, estate agent fees, property taxes, cleaning and other moving expenses.

Conveyancing Fees FAQs

How much are conveyancing fees in the UK?

Costs vary according to the transaction, property and conveyancer. A broad guide is around £800 to £2,000 or more, although complicated transactions can cost more. Always obtain an itemised quote for your circumstances.

Are conveyancing fees the same for buying and selling?

No. The legal work involved is different, so fees can vary depending on whether you’re buying, selling or doing both.

Why are some conveyancing quotes so cheap?

A low headline price may not include every charge. Check VAT, searches, Land Registry fees, bank transfers and supplementary legal fees before comparing quotes.

Do I have to use the solicitor recommended by my estate agent?

You can normally choose your own solicitor or licensed conveyancer. If you’re using a mortgage, you should also check that the conveyancer can act for your lender.

Do leasehold properties cost more to convey?

They often can because additional legal and management information may need to be reviewed and processed. Ask your conveyancer to explain any leasehold supplements and third-party charges.

When do I pay conveyancing fees?

You may be asked for money on account near the beginning to cover searches or other upfront expenses, with the remaining balance normally dealt with later in the transaction. Your conveyancer should explain their payment schedule when you instruct them.

Important: Costs and requirements vary according to the property, transaction and location. Figures in this guide are general estimates and may change. Always obtain an individual quote and check current official information before making financial or legal decisions.