Conveyancing Costs UK
Solicitor or conveyancing fees for buying or selling property in the UK cost £800-2,500 depending on property value, location, and transaction complexity. Understanding conveyancing costs, what's included, and how to choose quality legal representation helps avoid overpaying while ensuring smooth property transactions. Buyers typically pay £1,200-1,800 including searches and disbursements, while sellers pay £800-1,500 for simpler legal work. Additional costs for leasehold properties, Help to Buy, or shared ownership add £200-800 to standard fees. Let's explore UK conveyancing costs for 2025.
Conveyancing is the legal process of transferring property ownership from seller to buyer. Solicitors or licensed conveyancers handle contracts, searches, Land Registry, stamp duty, and funds transfer. Online conveyancers offer fixed fees from £500-1,000 while traditional solicitors charge £1,200-2,500 with more personal service.
How Much Do Solicitors Charge for Conveyancing?
Buying Property (Freehold): £800 to £1,500 legal fees plus £250-450 searches and disbursements = £1,050-1,950 total. Online conveyancers £500-900 plus disbursements. Traditional high street solicitors £1,200-1,800 plus disbursements.
Buying Property (Leasehold): £1,000 to £1,800 legal fees plus £300-550 searches = £1,300-2,350 total. Extra complexity with leasehold enquiries, management company checks, ground rent, service charge reviews.
Selling Property: £800 to £1,500 legal fees. Sellers pay less than buyers as less legal work - no searches required, simpler process. Online conveyancers £500-800, traditional solicitors £1,000-1,500.
Remortgaging: £300 to £800. Simpler than purchase conveyancing. Some lenders offer free legal work incentive (lender pays solicitor fees).
Help to Buy / Shared Ownership: £1,500 to £2,500 including disbursements. Additional complexity with government schemes, housing associations, staircasing provisions adds £400-800 to standard purchase fees.
Leasehold Extension: £1,500 to £3,500 legal fees. Complex process involving valuations, negotiations with freeholder, tribunal potential. Specialist work commanding premium rates.
What's Included in Conveyancing Fees
Legal Fees (Solicitor Work): £500-1,500. Includes contract review, title checks, queries handling, exchange and completion, Land Registry submission, funds transfer, advice.
Searches: £250-450 for buyers. Local authority search £100-200 (planning, roads, environmental), drainage search £40-80, environmental search £50-100, chancel repair £20-40.
Land Registry Fees: £40-910 depending on property price. £100,000 property = £95, £300,000 = £270, £1 million = £910. Covers registration of ownership change.
Stamp Duty Calculation and Payment: Solicitor calculates and submits stamp duty payment to HMRC. No extra fee - included in legal work. Stamp duty itself is separate cost (0-12% of property price).
Bank Transfer Fees: £30-50 per transfer (deposit, completion funds). Some solicitors include in fees, others charge separately.
ID Checks and AML Compliance: £5-20 per person for anti-money laundering checks. Legal requirement for all property transactions.
Factors Affecting Solicitor Costs
🏠 Property Type
Freehold houses simplest and cheapest (£800-1,500). Leasehold flats more complex (£1,000-1,800) due to additional enquiries about freeholder, service charges, ground rent, management company. New builds add £200-400 for NHBC certificates and developer negotiations.
💰 Property Value
Higher value properties cost more in legal fees. £150,000 purchase = £800-1,200 fees. £500,000 purchase = £1,500-2,200 fees. More money involved = higher professional indemnity insurance for solicitor = higher fees charged.
📍 Location
London solicitors charge £1,500-2,500 due to high overheads and property values. Regional solicitors charge £800-1,500 for identical work. Online conveyancers nationwide offer £500-1,200 regardless of property location.
⚠️ Transaction Complexity
Chain purchases add work and delays but not usually extra fees. Urgent completions (2-3 weeks versus 8-12 weeks) may incur £200-500 rush fees. Unusual situations (short leases under 80 years, legal disputes, right to buy) add £300-1,000 specialist work costs.
How to Reduce Conveyancing Costs
💻 Use Online Conveyancers
Online firms offer £500-1,200 fixed fees versus traditional £1,200-2,200. Same legal protections, professional indemnity insurance, and quality service at lower cost through efficiency. Saves £500-1,000 on average transaction.
🔍 Get Multiple Quotes
Quotes vary £400-800 for identical work. Obtain 3-5 quotes and negotiate. Some solicitors match competitors' quotes to secure business. Never choose solely on price - check reviews and completion times.
📋 Be Organized
Respond promptly to solicitor queries, provide documents quickly, chase other parties. Delays cost solicitor time charged at £200-300/hour. Organized client completes faster at lower cost.
❌ Avoid Extra Services
Decline optional insurance products (title insurance £50-200, chancel repair indemnity £20-40) if low-risk property. These are optional extras with commission for solicitor.
FAQs
How much do solicitors charge for house purchase UK?
£800-1,500 legal fees plus £250-450 searches and disbursements = £1,050-1,950 total. Online conveyancers cheaper at £500-1,200 total including disbursements.
What is cheaper - solicitor or conveyancer?
Similar prices - both charge £800-2,000 depending on firm. Licensed conveyancers specialize in property law only. Solicitors handle broader legal work but charge similar rates for conveyancing. Quality and service more important than title - check reviews not job titles.
How long does conveyancing take UK?
8-12 weeks average from offer accepted to completion. Straightforward no-chain purchases complete in 6-8 weeks. Complex chains take 12-16 weeks. Delays from slow searches, mortgage approvals, or chain issues extend timeframes. Urgent completions possible in 4-6 weeks for £200-500 rush fees.
Do I pay solicitor if purchase falls through?
Yes, partial fees for work done. Typically £300-800 for aborted transactions depending on stage reached. If fall through before searches ordered, costs minimal (£100-300). After searches and extensive work, pay £500-1,200 for work completed.
When do I pay solicitor fees?
On completion day. Deducted from mortgage advance or your deposit before funds transferred to seller. Some firms require £200-500 upfront for searches, refundable if transaction completes.
Conclusion
Solicitor and conveyancing fees in UK cost £800-2,500 depending on property type, value, and firm chosen, with buyers paying £1,050-1,950 total including searches and sellers paying £800-1,500. Online conveyancers save £400-800 versus traditional high street solicitors through efficiency and volume. Leasehold purchases cost £200-400 more than freehold due to additional enquiries. Total property buying costs including estate agent fees, stamp duty, surveys, and removals reach £8,000-25,000 depending on price. Choose solicitors on reviews and completion times not just price - cheap solicitor causing delays or mistakes costs more than saving £300 in fees. Factor 12-16 weeks for completion and budget £1,500-2,000 total legal costs when buying. ⚖️
 |
Jane Smith |
| Am British, live in London (1985–present) |
