You’ve spotted the perfect home. Maybe it’s got the garden you’ve always wanted, a kitchen that actually makes you want to cook, or it’s in that one postcode you’ve had your eye on for months. You’re ready to make a move, but now you’re working out your budget to see how much it will cost.
When you’re budgeting for a property purchase (or sale), one cost that often gets overlooked is residential property conveyancing. So, how much does conveyancing cost, and what exactly are you paying for?
How much does conveyancing cost?
Conveyancing is the legal process of transferring ownership of a property. It’s an essential part of any home move, whether you’re buying, selling or remortgaging.
In England and Wales, conveyancing costs vary significantly depending on the type of property, the complexity of the transaction, and even where it’s located. It’s helpful to break down the different elements that make up the legal fees to understand what you’re actually paying for.
What makes up the legal fees?
Conveyancer’s Fees
Your conveyancer’s legal fee is one of the biggest costs in the conveyancing process. In the UK, this service can be provided by either a licensed conveyancer or a solicitor, both of whom are qualified professionals regulated to handle property transactions.
These fees typically cover the full legal process, including:
- Common legal checks like title searches
- Drafting and reviewing contracts
- Communicating with your mortgage lender
- Managing the exchange of contracts and final completion
Most conveyancers have either a fixed fee (usually between £500 and £3,000) or charge a percentage of the property price, generally from 0.5% to 1.5%. The amount can differ depending on:
- Whether you’re buying, selling, or doing both
- The property’s value and location
- Whether it is a freehold or leasehold property
- Any additional legal work required
It’s worth getting quotes from several firms and checking what’s included in a conveyancing quote. Some quotes may look low at first glance, but don’t include important services like dealing with your mortgage lender or leasehold-specific charges.
Disbursements
You’ll also need to pay for disbursements alongside your conveyancer’s legal fee. These are costs that your conveyancer pays to third parties for you during the legal process. They’re a standard part of most property transactions and can vary depending on the type of property and whether you’re buying, selling or remortgaging.
Typical disbursements include:
- Bank Transfer Fees: usually £20-£50 for transferring funds on the completion day.
- Indemnity Insurance: covers risks like missing planning permissions or building regulation certificates.
- Leasehold Fees: additional charges if the property is leasehold, like a notice of assignment.
Leasehold purchases usually involve more paperwork and higher disbursements, so it’s worth checking with your conveyancer for a full breakdown.
Search Fees
If you’re buying a property, your conveyancer will carry out various searches to uncover any issues that might affect the purchase. These checks are a standard part of the conveyancing process and help protect you from unexpected surprises after completion.
Common searches include:
- Local Authority Searches: uncover planning restrictions, nearby developments or enforcement notices.
- Environmental Searches: identify risks like flooding or land contamination.
- Water & Drainage Searches: confirm property connection to public sewers and mains water.
Search fees are a common disbursement. The total varies depending on the residential property’s location, the pricing set by each Local Authority, and how many searches you need. Each search is usually between £50 and £250.
Most lenders require these searches to proceed with a mortgage, and if you’re a cash buyer, they’re a sensible step to avoid costly issues down the line.
Land Registry Fees
When a property changes hands, the Land Registry must update its official records to reflect the new ownership. This registration process comes with a fee, which is paid directly to HM Land Registry.
The cost depends on the property’s purchase price and whether the application is made online or by post. Most conveyancers submit applications online, which is cheaper.
For example:
- Properties priced between £100,001 and £200,000 typically incur a fee of £100-£230
- Properties between £200,001 and £500,000 are usually charged £150-£330
- Higher-value properties may cost more, between £500-£1,105 for purchases over £1 million
This cost is another disbursement and is usually included in your conveyancing quote.
Stamp Duty Land Tax (SDLT)
Stamp Duty Land Tax is a government tax payable when you buy property or land in England or Northern Ireland over a certain price threshold. It’s one of the biggest costs buyers need to account for, especially if you’re purchasing a higher-value home or a second property.
The amount of stamp duty you pay depends on several factors:
- The purchase price of the property
- Whether the property is your main home or an additional property
- Whether you’re a first-time buyer, which can reduce or eliminate the tax
As a rough guide, from April 2025:
- No SDLT is due on homes under £125,000 (or under £300,000 for first-time buyers)
- For first-time buyers, between £300,001 and £925,000, the standard rate is 5%. For non-first time buyers, the rate is 2% between £125,001-250,000, and 5% between £250,001-925,000.
- Higher bands apply to properties above this range.
Your conveyancer will calculate and pay this tax on your behalf as part of the completion process. It’s useful to get an accurate figure early on, as this will significantly affect your budget.
Mortgage Fee
If you’re buying with a mortgage, your lender will have certain legal requirements to protect their interest in the property. In most cases, your conveyancer will also act on behalf of the lender to carry out these tasks, but this comes at an additional cost.
This fee, sometimes called a lender’s legal fee or mortgage administration fee, usually ranges from £100 to £500, depending on the lender and the complexity of the loan.
Some mortgage lenders provide free legal work as part of a mortgage deal, but this usually means you’ll be required to use one of their panel solicitors. While this can save money, it may also limit your choice of legal representation.
From financing to completion, never miss a step with our easy-to-follow guide.
Why do conveyancing fees vary?
There’s no one-size-fits-all price for conveyancing. The cost can differ considerably depending on several factors:
1. Service Quality
Conveyancing firms operate differently. Some handle a high volume of cases at lower cost, while others focus on fewer clients with more personalised support.
While all conveyancers are regulated, the quality of service (particularly communication and turnaround times) can be quite different from one to another. A cheaper fee might mean slower responses or less availability, especially at busy times.
2. Experience & Reputation
A conveyancer with years of experience and a strong reputation may charge more for their expertise. While this can add to your upfront costs, it can also bring peace of mind, especially in more complex transactions, like leaseholds or new builds.
All conveyancers and solicitors are legal professionals and must meet strict regulatory standards. Licensed conveyancers in England and Wales are authorised and regulated by the Council for Licensed Conveyancers, while solicitors are regulated by the Solicitors Regulation Authority (SRA). Both can carry out conveyancing work, but their backgrounds may differ.
Licensed conveyancers focus solely on property law, whereas solicitors often deal with a broader range of legal areas. This means some solicitors may specialise in conveyancing, while others may only handle it occasionally. That’s why fees can vary not only depending on qualifications but also on how much hands-on property experience your legal representative has.
3. Property Value & Type
Higher-value properties usually have higher legal fees, as they can be more risky and need larger professional indemnity cover. Certain property types, like leaseholds or shared ownership, can also involve extra legal work, which increases the cost.
4. Location
Conveyancing fees can be higher in certain parts of the country. London and other major cities usually have higher solicitor fees, reflecting both higher property values and operating costs. Local searches may also be more expensive depending on the local authority.
Ready for a conveyancing quote?
Whether you’re buying, selling, or remortgaging, we’re here to make the legal side of your move as smooth as possible. Get in touch today for a free, no-obligation conveyancing quote.
FAQs About Conveyancing Costs
Are conveyancing fees higher for leasehold properties?
Conveyancing fees are often higher when buying or selling a leasehold residential property. That’s because a conveyancing solicitor needs to carry out additional legal work, such as reviewing the lease, liaising with managing agents, and confirming the terms set out in the lease, like the ground rent.
Fees will depend on the complexity of the leasehold arrangement, but it’s typical to pay an extra £200-£300 in legal fees. You’ll also need to budget for additional disbursements, including charges for notices of transfer and a deed of covenant.
Do I pay more if I’m buying and selling at the same time?
If you’re buying and selling, you’ll usually pay for two sets of legal work. Some firms have a combined fee, but it’s still higher than a single transaction. Expect total fees to be in the region of £1,500 to £3,000, excluding disbursements.
How much does conveyancing cost when selling a house?
Your costs when selling a house are usually lower than when buying. Expect to pay between £500 and £1,200 for legal fees, depending on whether the property is freehold or leasehold. Leasehold sales tend to involve extra paperwork, which may increase costs.
Can conveyancing fees change during the process?
Fees can fluctuate depending on unexpected complexities like additional searches, or legal issues uncovered during the process. However, how much they change also depends on the type of quote and service package you choose.
Some conveyancing solicitors provide an all-inclusive quote, where most standard tasks and disbursements are bundled into one upfront fee. Others will provide a basic package with optional add-ons. This means you might pay a lower initial fee but incur additional charges as extras are needed.
Always check exactly what’s included in your quote and clarify whether extra costs could arise. A transparent solicitor will explain this upfront and keep you informed if anything changes during the process.
All prices and figures mentioned in this blog are correct at the time of writing in June 2025. For the most accurate and up-to-date information, please refer to the official HM Land Registry for registration fees and HMRC for current Stamp Duty Land Tax rates.
Conveyancing costs can vary depending on your property type, location, and transaction complexity. Always review your quote carefully and speak directly with your conveyancer or solicitor to understand the exact fees that apply to your situation.