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How much do conveyancing fees cost?

We take a look at conveyancing fees and what you can expect conveyancing solicitor fees and disbursements to cost.

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What are conveyancing fees?

Conveyancing fees cover the amount you’ll pay to make sure the legal side of a house sale or purchase is handled correctly. Conveyancing fees can be split into two parts: the legal fees (what the conveyancer or solicitor charges for doing the work), and the disbursements (what third parties charge for certain services like searches).

Some conveyancing fees apply to sellers only, and some only need to be paid by buyers.

How much are conveyancing fees?

The price of conveyancing fees will vary depending on a number of factors. The size of the bill can vary depending on location because you may need to pay for additional searches if the property is near a river or coal mine, for example.

How much are the legal fees?

The legal portion of the conveyancing fees bill covers the work done by the conveyancing solicitor themselves. Conveyancing fees do vary but are typically between £850-£1500, plus the cost of disbursements.  Legal fees for leasehold properties are more. The guide and table below, set out the typical costs for disbursements you can expect to pay. These costs are on top of the legal fee for the total conveyancing cost.

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What are the main disbursements?

  • Anti-money laundering checks. These legal checks will verify your identity, and are likely to be done by an online company. You should expect to pay extra if you’re living abroad or a foreign national. The cost of anti-money laundering checks is £6-£20.
  • Title deeds. If you’re selling a property, you’ll need to get a copy of the Title of Deeds, which are most likely held by the Land Registry. Be warned that the cost for leasehold properties is higher than freehold. The cost of getting title deeds is £6.
  • Searches. If you’re buying a property, you will need local authority searches, such as a drainage search and an environmental search, and a planning search if you want to find out about any development planned for nearby. Local authority search range in cost £250-£450.
  • Property fraud. You will want to check that the lawyer you’re sending money to is a real company. Property fraud checks are £10.
  • Transferring ownership. You have to pay the Land Registry a fee for transferring your name with your buyer’s name on completion. The cost of transferring ownership is £200-£300.
  • Telegraphic transfer or bank transfer fee. You’ll need to use a telegraphic transfer to guaranteed funds reach an account on a certain day, as requested by your mortgage provider. Your solicitor will charge a fee for performing the transfer, plus the bank’s charge. Bank transfer fees are £20-£30.
  • Stamp Duty Land Tax. If you’re buying a property worth more than £125,000 you’ll need to pay stamp duty. Stamp duty costs vary because it is charged on a sliding scale.
  • Help to Buy supplement. If you’re buying with a Help to Buy scheme, you’re likely to be charged extra because of the additional legal work that this entails. Help to Buy supplement costs are typically £200-£300.
  • Gifted deposits. If you are getting help with your deposit, you will likely need to pay more to cover the paperwork to prove that the money comes from a legitimate source. You can be charged up to £100 by law firms if you use the Bank of Mum and Dad for a deposit. You may also be offered insurance which can cost up to £200, but think very carefully whether this is necessary. For more information see our guide on Gifted Deposits Explained
  • Lifetime or Help to Buy ISA. Your conveyancer will have extra work to do to redeem the bonus but charges are capped at £50+VAT.

Typical conveyancing costs: disbursements and legal fees

Fee Amount Buying Selling
Anti-money laundering checks £6 – £20 x x
Bankruptcy search £4 x
Title deeds copy £6 x
Local authority searches £250-450 x
Property fraud check £10 x
Transferring of ownership £200 – £300 x
Bank transfer fees £20 – £30 x
Stamp Duty Land Tax 0-12% x
Help to Buy supplement £200 – £300 x
Gifted deposit £50 – £100 x
Lifetime/Help to Buy ISA £60 x
Average conveyancing fees Between £850 and £1,500

What are the charges for leasehold properties?

The conveyancing fees for leasehold properties will be much higher, as there are likely to be additional costs. You may need to pay for a Deed of Covenant, for example, which is a legally binding agreement between the buyer and landlord or management company about factors such as carrying out repair work.

Other work could include additional investigations into the length of the lease, as well as liaising with the landlord to serve notices on them or the managing agent, or getting further information about the service charge or management details, for example. The costs can be anything from £100 to £1,000.

Are there any other conveyancing fees to consider?

The most common associated costs have been listed above, however there are occasions when you may need to pay for other fees. One example is that if a seller doesn’t have a FENSA or building regulation certificate for their double glazed windows, an insurance policy may be needed.

What if my sale falls through?

Some conveyancing solicitors may offer a ‘no sale, no fee guarantee’, which means that if your sale falls through, you won’t have to pay the full conveyancing bill. Some may waive the legal fees, but it’s wise to get a clear explanation of what the guarantee covers before you hire their services. You can find out more with our guide to no sale no fee conveyancing.

Remortgaging conveyancing fees

If you’re in the process of remortgaging your property, you should expect to pay conveyancing fees as part of this process. Find out more about solicitors and remortgaging a property and the conveyancing process.

Do I have to hire a conveyancer?

While it’s not a legal requirement that you hire a conveyancing solicitor, it’s a very specialised skill and your mortgage lender may insist that you use a professional. However, it is possible to do conveyancing yourself if you don’t have a mortgage.

Compare conveyancing quotes from the cheapest, nearest and best rated conveyancers from our panel of 120 quality assured firms

When do I have to pay conveyancing fees?

You may be asked to pay a deposit when you hire a conveyancing solicitor, and they could ask for up to 10% of the conveyancing fees to be paid. You will usually settle the rest of the conveyancing fees once the sale of the house is completed, although you could be asked to pay for things like local searches before then.

Do I need a conveyancing solicitor to transfer equity?

It’s highly likely that you’ll need to hire a conveyancing solicitor if you’re transferring equity on a property, for example if a relationship ends and the property is transferred to one of the couple. The typical activities that you could be charged for include a bankruptcy search, Land Registry search, identification search and transfer fees as well as the legal costs. If you’re planning to remortgage, you’ll face other conveyancing costs associated with this.

How can I save on conveyancing fees?

One of the best ways to save on fees is to shop around and compare conveyancing quotes.

Top tip: when comparing conveyancing quotes, ask if all these disbursements are included and if not, whether they are likely to be required

Find the right conveyancing solicitor

Conveyancy is the area of law that draws the most complaints, according to the legal ombudsman – it accounts for nearly a quarter of all issues reported in 2016. This highlights how important it is to choose the right conveyancing solicitor. See our guide on important questions to ask your conveyancing solicitor before instructing.

It may seem simple and easy to accept your estate agent’s recommendation for a conveyancing solicitor, but they may be earning commission on this introduction and their suggestion may not be the best fit. You may prefer to avoid your estate agent’s in-house services for this reason. Always shop around and compare quotes for the best deal.

Online companies may come up cheaper when you compare conveyancing quotes, but you need to make sure you fully understand online conveyancing because their services will differ to local firms on your high street.

It’s always advisable to choose a conveyancing solicitor who is registered to a professional body and is able to support you throughout the process.

But one of most important things when it comes to finding a conveyancing solicitor is to compare quotes.

Compare conveyancing quotes from the cheapest, nearest and best rated conveyancers from our panel of 120 quality assured firms

Worried about your conveyancing bill?

Remember: if you are unhappy with your final bill and think you have been overcharged, you have a right to complain. For more information, read our Ask An Expert Q&A.

Leave a comment (25)* Required

  1. Julian PeckJulian Peck

    Hello: Should my Conveyancing Solicitor give me a Contract with the Terms and Conditions for my signature when I have appointed them?

    Many thanks.

  2. Chris mastersChris masters

    Hi my TR1 States 6% of my share property as we are selling but Should be 8% What should I do

  3. Chander HingoraniChander Hingorani

    Lawyers never lose.

  4. Joanne MallinsonJoanne Mallinson

    Really good helpful advice .

  5. KevKev

    I have been billed for a lot of fees on the sale of a lease hold property. One of the fees is £60 plus VAT for arranging an indemnity policy that only costs £42 plus VAT? Other fees charged net of VAT are professional fees £795, leasehold fees £175, confirmation of ownership transfer fee £40, name declaration fee £25, plus the other one I mentioned. Are these fees all reasonable/recoverable?

  6. BevBev

    I am buying a new home before I sell my old one, can I claim back the full stamp duty once my old house is sold?

  7. Andrew WyattAndrew Wyatt

    My son is selling his house through a Housing Association – he has a 40% share. The buyer wants to buy an extra 20% share from the Housing Association, so they are telling my son that he has to buy the extra 20% share and then sell back the total 60% ! They say its just a paperwork excercise – is this right ? does he have to do this ? Thanks Andrew

  8. Harish VajaHarish Vaja

    Hi I want gift the house to my daughter the price is around £185000.00, no mortgage Please can give full cost involved

  9. SalehSaleh

    Dear Sir/Madam
    I appreciate if you kindly let me know the whole cost to transfer of equity of a free hold property including the land registry fees,thanks.

  10. barron mendelssohnbarron mendelssohn

    your written advice has been very helpful. making me aware of important points to follow up in preparation, can you give me some figures for stamp duty. purchase price £375000

    • Sara HindSara Hind

      Hi Barron, take a look at our stamp duty guide – it depends where the property is and whether this will be your main residence or is a buy-to-let or second home.

  11. PatrickPatrick

    To whom it may concern,

    On a UK property (purchase price GBP 238,000), does this mortgage fee sound reasonable?

    Mortgagee’s Legal Fee + VAT (Registration) £360.00
    Our Fee + VAT (Purchase) £598.80
    Bank Fee + VAT £48.00
    Stamp Duty £2,260.00
    Standard Searches Fee + VAT £270.00
    Flood Search + VAT £70.00
    Land Registry Fee £135.00

    Thank you for your help.

  12. Rosemary ParsonsRosemary Parsons

    I spent a couple of days completing all of the forms and attaching all of the relevant backing documents only to be told that my solicitor posted it to another branch of their office and it is now lost. I had included lots of original documents as I don’t have a photocopier. Will I have to bear the cost of getting an electrical inspection and replacement building regulations certificates etc? I was told that if my conveyance was dealt with at a different office that the solicitor would physically pick up any paperwork. I’m not happy.

    • AKerrAKerr

      Oh Rosemary! What a pain. Yes you should be able to go to the firm that undertook your electrical inspection and ask for a copy. Likewise the Building Regulation certificates should be available to view online. Speak to the local authority who may charge for a copy but it shouldn’t be too expensive. Angela

  13. John BeaumontJohn Beaumont

    Why does the area you reside make a difference in the Solicitors costs as surely the same amount of time is taken if you live in Bradford or London

    • AKerrAKerr

      Hi John. You’re right; solicitors’ conveyancing fees are generally based on time and activity so shouldn’t differ. The only reason I can think of is that Local Authorities charge different amounts for local searches. And the different properties may require different environmental searches (near a coal mine or river for example). The tenancy of the different properties can also have an impact; leasehold is more expensive because leasehold properties usually require additional investigations into the length of the lease, liaising with the landlord to serve appropriate notices on them or the managing agent, obtaining service charge and management information etc etc Hope this helps.

  14. PaulPaul

    I am selling 2 homes to buy 1. The selling price for the 2 home is different. Why do conveyancing solicitors ask for the selling price and charge differently even though the work can reasonably be expected to be the same for both?
    My perception is that they are simply taking a percentage of the selling cost rather than quoting for the amount of anticipated work.
    Also, I understand that they need to know the cost of the property being purchased to calculate the stamp duty. However, I very much believe that the same standard is being applied; I.e. cost based on a percentage of the property value rather than anticipated work.
    I think it’s a bit outrageous really but would appreciate your thoughts.
    Many thanks.

    • Sara HindSara Hind

      Hi Paul, it’s worth checking for a break down of costs, there could be different disbursements needed for the different properties, or it may be that there are different searches needed and different fees from different local authorities for these. Always worth asking for a more detailed breakdown.

  15. nick chapmannick chapman

    Hi, I am selling my property to friends (I know…a very poor idea!) and although they have the majority of the funds available, they still need to find an additional sum which they are arranging as a private loan to top up to the full purchase price. This might not be available for another 4 months or so but I am being asked to start the conveyancing process right away. I don’t think this is a great idea, but as both parties are fully committed to the sale, I am now wondering if there is any good reason not to begin the process.
    Any advice would be greatly appreciated.

    • Sara HindSara Hind

      Hi Nick, the obvious issue is what happens if the additional loan doesn’t come through and you have to put the sale on hold. You’ll have incurred solicitor costs that will have to be paid. I can understand why you’re being cautious.

  16. kevin langleykevin langley


    I need to appoint a conveyancer to complete the transfer of finances into a third parties name, the settlement of outstanding mortgage and the transfer of Deeds into my sole name.

    I am buying my ex partners share of equity within the property that I live and need to transfer her share of the funds to her.
    I need to settle the outstanding mortgage and have a conveyancer assist me in this.
    I need to have the Land Registery organised so that the Deeds of the property is transferred into my sole name.

    Please advise further

    • AKerrAKerr

      Hi Kevin, Yes please go to our conveyancing service
      Have a look at that page for details about our service, then you can go through and select “transfer of equity”. Once you’ve given a few details, you’ll then be able to compare conveyancing quotes provided from a quality assured panel of over 150 regulated conveyancing firms. Get in touch if you need help along the way.
      All the best, Angela

  17. alan newtonalan newton

    Where can I find the standing industry charges for disbursement fees, eg fees for handling a mortgage, deed of covenant etc.

    • AKerrAKerr

      Hi Alan
      There are no set industry wide charges I’m afraid. Hopefully this guide helps give a bit of guidance. Deed of covenant is often included in the standard fee. When you get quotes from your conveyancer, ask for a break down of the costs so you can compare providers. And don’t hesitate to challenge the fee.

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