Conveyancing Fees Calculator UK 2026

Conveyancing Fees Calculator

Enter your transaction details below. The calculator returns the solicitor's base fee (with VAT clearly broken out), every standard disbursement, leasehold supplement, location adjustment, and SDLT — itemised so you can compare against any conveyancing quote.

What is conveyancing?

Conveyancing is the legal process by which the ownership of land or property is transferred from seller to buyer. In England and Wales the process is governed by the Land Registration Act 2002, the Law of Property Act 1925, and the procedural rules of the Land Registration Rules 2003. It is overseen by two regulatory bodies: the Solicitors Regulation Authority (SRA) for solicitors, and the Council for Licensed Conveyancers (CLC) for licensed conveyancers. Scotland uses a separate process under Scots law, regulated by the Law Society of Scotland; Northern Ireland uses a third process governed by the Law Society of Northern Ireland.

The conveyancer's role is to: (1) check the legal title of the property is sound and free from defects; (2) raise enquiries with the seller's conveyancer; (3) order and review standard property searches; (4) check the mortgage offer (if applicable) for special conditions; (5) protect against money laundering by verifying the source of deposit funds; (6) exchange contracts and complete the transaction; and (7) register the new ownership at HM Land Registry within 30 days of completion.

You can also use a licensed conveyancer instead of a solicitor. Both are FCA-regulated for client money handling, both carry mandatory professional indemnity insurance, and both can act for both buyer and lender on most mainstream mortgages. Licensed conveyancers are typically slightly cheaper but cannot act on more complex matters (probate, divorce, commercial property). The Law Society Find a Solicitor tool and the CLC Find a Conveyancer tool let you verify any practitioner before instructing them.

The conveyancing process step by step

From offer-accepted to keys-in-hand, a typical UK conveyancing transaction runs through 12 stages over 12-16 weeks (2026 Property Mark UK average).

1. Instruction (Week 0): Choose a conveyancer, return their client-care letter and ID documents, and pay the initial disbursement deposit (typically £250-£500 to cover early searches).
2. Memorandum of sale (Week 0-1): Estate agent confirms the agreed price and terms to both conveyancers in writing.
3. Draft contract (Week 1-3): Seller's conveyancer prepares the draft contract pack — Title Register, Title Plan, Property Information Form (TA6), Fittings and Contents Form (TA10), and (for leasehold) the Leasehold Information Form (TA7).
4. Searches commissioned (Week 1-3): Buyer's conveyancer orders local authority, drainage, environmental, chancel-repair and (for some areas) coal-mining or radon searches.
5. Mortgage formal offer (Week 3-6): Lender completes valuation and issues a formal mortgage offer, copied to the conveyancer for review against title.
6. Enquiries raised (Week 4-6): Buyer's conveyancer raises detailed legal enquiries about the title, searches and lease (if applicable). Seller's conveyancer responds with the seller's input.
7. Surveys (Week 4-8): Buyer's surveyor inspects the property — Level 1 (£300-£900), Level 2 Homebuyer Report (£400-£1,000), or Level 3 Building Survey (£600-£1,500+). The lender's separate mortgage valuation is for the lender's purposes only.
8. Anti-money-laundering checks (Week 6-9): Buyer evidences the source of deposit funds (savings statements, gift letters, sale-of-property proceeds). The conveyancer files a Customer Due Diligence (CDD) record on the transaction.
9. Final report on title (Week 8-10): Buyer's conveyancer delivers a written report explaining title issues, search results, mortgage conditions, and any restrictions.
10. Exchange of contracts (Week 10-13): Both parties sign contracts; the deposit (usually 10%) is paid; the completion date is fixed. The buyer is contractually committed and must complete on the agreed date.
11. Completion (Week 12-16): Buyer's conveyancer sends the balance of funds via CHAPS to the seller's conveyancer. Once received, the keys are released. The buyer becomes legal owner.
12. Post-completion (Week 12-20): SDLT return filed and paid within 14 days; Land Registry application to register new ownership filed within 30 days; final report and bill issued to client.

Solicitor base fees in 2026

The professional fee charged by the solicitor or licensed conveyancer is the largest single component of the bill, and the figure most prone to variation between firms. The table below sets out typical 2026 ranges for residential transactions, before VAT.

These ranges reflect the mainstream firms operating in 2026 — established high-street solicitors, regional law firms and online conveyancing brands. Specialist boutique firms in central London commonly charge 50-100% above the upper end of these ranges for premium service levels, dedicated single-conveyancer handling, and same-day enquiry responses.

The professional fee is subject to VAT at the standard rate of 20%. A quoted base fee of £900 means £1,080 to pay (£900 + £180 VAT). Some online conveyancing comparison sites show 'including VAT' headline figures while others show 'plus VAT' — always confirm the convention before comparing.

Disbursements explained

Disbursements are the third-party costs that the conveyancer pays on your behalf, then itemises and recharges in the final bill. They are not the solicitor's professional fee. The full standard list for a residential freehold purchase:

HM Land Registry registration fee (Scale 1)

The fee paid to HM Land Registry to register the transfer of ownership. Banded by purchase price under Land Registry Order 2021 Scale 1:

The cheaper Scale 2 fee applies only to voluntary registrations and transfers of part where there is no money consideration; standard purchases pay Scale 1. Land Registry fees are not subject to VAT.

Local authority search (LLC1 + CON29)

The formal enquiry to the local council about planning permission, building regulations, road maintenance, contaminated land notices, smoke control, and conservation area designations. Typical 2026 prices:

• Personal searches (cheap, ~£60-£120) — accepted by some lenders, rejected by others.
• Official LLC1 + CON29 from the council — £100-£300 depending on local authority.
• Westminster, Camden and other central London boroughs: £350-£500.
• Smaller rural councils: £80-£140.

The search return time varies from 5 working days (efficient councils) to 8-10 weeks (slow London boroughs), and is the single biggest cause of conveyancing delay. Some councils offer paid 'expedited' returns at additional cost.

Drainage and water search (CON29DW)

Confirms whether the property has mains water and drainage connections, the public sewer location, and any nearby private supplies. £45-£100 from the water company or accredited search provider (Severn Trent Searches, Thames Water Searches, Anglian Water Searches, etc.).

Environmental search

Identifies risk factors from contaminated land, flooding (river, surface water, coastal), radon gas, ground stability (subsidence), and proximity to landfill sites and high-pressure pipelines. £40-£80 from environmental data providers (Landmark, GroundSure, Future Climate Info).

Chancel-repair search

Identifies properties subject to medieval church-of-England chancel repair liability. £20-£40. Less critical since 2013 (when the obligation became unregistrable) but still recommended by most conveyancers.

Bankruptcy and Land Charges search

Confirms the seller is not bankrupt and that no charges are registered against the title that would prevent sale. £2-£4 per name. Mandatory for lender-funded purchases.

Mining/coal/radon (location-dependent)

• Coal Authority search — Coal Mining Reporting Service: £45-£75. Required in former coalfield areas (Northumberland, Durham, Yorkshire, Nottinghamshire, Derbyshire, Staffordshire, South Wales, Kent).
• Tin/clay/limestone mining searches — Cornwall, Devon, Cotswolds: £50-£120.
• Brine search — Cheshire: £40-£70.
• Radon-specific gas search — Devon, Cornwall, parts of Derbyshire, Welsh borders: £25-£40.

ID / Anti-money-laundering checks

The conveyancer must verify the identity of the buyer under the Money Laundering Regulations 2017 (as amended). Typical cost £15-£50 per individual. Joint buyers each pay separately. Companies and trusts pay more.

CHAPS / Telegraphic Transfer fees

£25-£45 per outbound CHAPS transfer. Most transactions involve one or two CHAPS payments (purchase funds, mortgage redemption). Faster Payments cannot be used for transfers above the £1 million CHAPS threshold or where the lender requires same-day cleared funds.

Stamp Duty Land Tax (SDLT) in 2026/27

SDLT is the tax payable on land and property purchases in England and Northern Ireland. The tax is administered by HMRC, the return is filed within 14 days of completion via HMRC's online SDLT service, and payment must follow within the same 14-day window. Scotland charges Land and Buildings Transaction Tax (LBTT) under Revenue Scotland; Wales charges Land Transaction Tax (LTT) under the Welsh Revenue Authority.

Standard residential bands (2026/27)

The bands are progressive — only the slice within each band pays the rate. A £400,000 purchase pays 0% on the first £125,000 (£0), 2% on £125,001-£250,000 (£2,500), and 5% on £250,001-£400,000 (£7,500), totalling £10,000.

First-time buyer relief

Buyers purchasing their first residential property as their main home pay 0% up to £300,000 and 5% on the portion from £300,001-£500,000. No relief applies above £500,000 — the whole purchase price is taxed at standard rates if the property costs more than £500,000.

Second-home / buy-to-let surcharge

An additional 5% surcharge applies to the entire price for second homes and buy-to-let purchases. The surcharge was increased from 3% to 5% with effect from 31 October 2024. Replacing a main residence within 36 months allows reclaim of the surcharge.

Non-UK resident surcharge

A further 2% surcharge applies on top of standard SDLT rates for buyers who are not UK-resident (resident in the UK for less than 183 days in the previous 12 months). The surcharge can be reclaimed if the buyer subsequently becomes UK-resident within 12 months of completion.

The HMRC SDLT calculator provides the official figure for any specific transaction.

Worked example 1: First-time buyer freehold, £275,000 outside London

Lisa is a first-time buyer purchasing a 2-bedroom terraced house in Leeds at £275,000 with a 90% loan-to-value mortgage from Halifax. She instructs a mid-tier law firm at a quoted £750 + VAT base fee.

Costs:

Lisa's first-time buyer status saves the £1,250 SDLT she would otherwise have paid (5% on £275,000 above the £250,000 threshold would have been £1,250 under standard rates). The conveyancing cost is well within the typical UK range.

Worked example 2: Leasehold flat in London, £475,000

James is buying a 1-bedroom leasehold flat in Hammersmith at £475,000. The property is his main home (not first-time buyer — he previously owned a property). He instructs a London-based firm at a £1,100 + VAT base fee with the £200 leasehold supplement.

Costs:

The London uplift, leasehold supplement, management pack and central-London search fee push James's conveyancing cost to £2,559 — about £1,100 more than Lisa's Leeds purchase despite the property value being only £200,000 higher.

Worked example 3: Buy-to-let purchase, £400,000 with 5% surcharge

Robert is buying his second buy-to-let, a 3-bedroom terraced house in Manchester at £400,000. The property is not his main residence. He instructs a national online conveyancing firm at a competitive £650 + VAT base fee.

Costs:

The 5% second-property surcharge (up from 3% in October 2024) adds £20,000 to Robert's bill compared to a main-residence purchase at the same price. Always model the surcharge when assessing the all-in cost of buy-to-let.

Cash purchase vs mortgage purchase: cost differences

Cash buyers benefit from materially lower conveyancing costs in several ways. The table below summarises the typical difference for a £300,000 main-residence purchase.

Beyond the £400-£500 cost saving, cash buyers also enjoy faster timescales (no mortgage offer or valuation to wait for) and stronger position in the chain (no risk of lender pulling the offer at the last minute). However, cash buyers should still order all standard searches — the Law Society and SRA strongly recommend full searches regardless of funding source.

Leasehold conveyancing in detail

Leasehold transactions involve additional work and additional disbursements that freehold transactions do not. Understanding the leasehold premium helps avoid unpleasant surprises in your bill.

Leasehold solicitor supplement

Most firms charge £150-£300 + VAT on top of the standard freehold fee for the additional leasehold work. The work includes: reviewing the lease (typically 30-150 pages), checking ground rent provisions (especially for doubling clauses), checking service charge history, dealing with the freeholder's solicitor (separately to the seller's solicitor), arranging the freeholder's notice of assignment after completion, and registering the leasehold title at HM Land Registry.

Leasehold management pack (LPE1)

The seller orders a Leasehold Property Enquiries (LPE1) form from the managing agent or freeholder, comprising service charge accounts, ground rent demands, planned major works, insurance certificates, fire risk assessments and EWS1 cladding form (where applicable). The LPE1 fee typically £100-£500 depending on the management company, payable by the seller but often passed through as a disbursement on the buyer's bill if requested separately.

Notice of assignment and notice of charge fees

After completion, the buyer's conveyancer formally notifies the freeholder of the change of ownership (notice of assignment) and the lender (if applicable) of the new charge against the lease (notice of charge). The freeholder charges a fee for receiving and acknowledging each notice, typically £100-£300 per notice. Two notices on a mortgaged leasehold purchase typically total £200-£500.

Cladding and EWS1 issues

If the building is over 11 metres tall, the buyer's lender may require an EWS1 (External Wall Survey) form confirming the cladding is safe. The EWS1 form is provided by the management company or freeholder, but obtaining one for buildings with known cladding issues can take 12-18 months and cost the building £5,000-£40,000 in surveyor fees (apportioned across leaseholders via the service charge). The 2022 Building Safety Act introduced statutory remediation requirements for affected blocks — the conveyancing implications continue to evolve in 2026.

Short lease problems

Leases below 80 years cause mortgage difficulties (most lenders require 30+ years remaining after the mortgage term). Extending a lease via the statutory Leasehold Reform Housing and Urban Development Act 1993 process typically costs £6,000-£25,000 in premium and £2,500-£5,000 in solicitor/valuer fees. The 2024 Leasehold and Freehold Reform Act simplified the extension process from April 2025, removing the 2-year ownership requirement and capping the premium calculation.

How to compare conveyancing quotes

The lowest headline quote is not always the cheapest total cost. Use this 8-step comparison framework to make like-for-like decisions.

1. Confirm the base fee is fixed. Avoid quotes that say 'starting from' or 'subject to additional work'. A genuine fixed-fee quote includes all the work normally needed for a standard transaction.
2. Compare 'inc VAT' totals. Some firms quote excluding VAT, some including. A £600 + VAT quote and a £720 inc VAT quote are identical.
3. Compare disbursements line by line. Add up Land Registry, searches, ID and CHAPS separately. Some firms hide a 'general disbursement' line of £150-£250 that masks an inflated profit margin.
4. Check for 'no completion, no fee' caveats. Some online firms offer this attractive insurance against a deal falling through, but charge a premium of £150-£250 to deliver it. Decide whether you need the protection.
5. Confirm panel approval if you have a mortgage. If your conveyancer is not on your lender's panel, you may have to pay a separate panel solicitor (typically £200-£500 extra). Check the firm's panel status before instructing.
6. Look at typical timescales. A firm quoting 6-week completion is unrealistic for 2026 average UK timescales of 12-16 weeks; underpromise + over-deliver firms are usually more reliable than the reverse.
7. Read recent reviews. Trustpilot, Google and the Law Society reviews tend to be more reliable than the firm's own testimonials. Pay attention to communication and responsiveness scores, not just the headline rating.
8. Verify SRA or CLC registration. Always check the firm is in good standing on the SRA register (sra.org.uk) or CLC register (clc-uk.org). Avoid any firm not appearing.

Common delays and how to avoid them

The 2026 UK conveyancing average of 12-16 weeks reflects multiple systemic delays. The biggest causes are well documented by the Law Society and Property Mark; the most common are listed below with mitigation tactics.

1. Slow local authority searches

Some London boroughs take 8-10 weeks to return LLC1 and CON29 results. Mitigation: confirm the typical search return time before instructing, ask your conveyancer to commission searches on the same day as instruction (not waiting for the draft contract pack), or use an accredited personal search provider if accepted by your lender.

2. Mortgage offer underwriting

Specialist lenders (buy-to-let, self-employed, complex income) can take 4-6 weeks to issue formal mortgage offers. Mitigation: choose mainstream lenders for standard transactions, get a mortgage Decision in Principle before viewing properties, supply all documents within 24 hours of request.

3. Leasehold management pack delays

Management companies and freeholders sometimes take 4-6 weeks to issue LPE1 packs. Mitigation: insist the seller orders the LPE1 immediately on offer-accepted, follow up weekly via the seller's solicitor, escalate to the freeholder's named contact if delays continue.

4. Anti-money-laundering source-of-funds checks

Conveyancers must evidence the source of large deposit funds under the Money Laundering Regulations 2017. Common difficulties: deposit recently moved from overseas, gift from family without documentation, cash deposits in savings accounts. Mitigation: gather 6 months of bank statements proving the deposit accumulation, get gift letters signed and witnessed, document any sale of assets thoroughly.

5. Chain delays

If you are in a chain of 4 or more properties, the entire chain moves at the speed of the slowest party. Mitigation: ensure your part of the chain is ready early; consider bridging finance (£10,000-£25,000 typical cost) to break the chain if your purchase is delayed by an upstream issue.

6. Survey-revealed defects

Building surveys can reveal subsidence, damp, structural cracks or other defects that trigger negotiations. Mitigation: commission the survey early (week 4-6, not week 8-10), negotiate quickly rather than letting the deal drift, accept that some price reductions are reasonable for genuine defects.

Frequently asked questions

How much does conveyancing cost in the UK in 2026?

For a freehold residential purchase at £300,000 outside London, expect a solicitor base fee of £750-£1,100 + VAT plus disbursements of £400-£600 (Land Registry £150, local search £200-£300, drainage £80, environmental £50, ID £25, CHAPS £30). Total non-SDLT cost £1,400-£2,000 inc VAT. London adds about £200-£500; leasehold adds £150-£300; new-build often adds developer engagement of £100-£300.

What are conveyancing disbursements?

Third-party costs paid on your behalf — not the solicitor's fee. Standard residential disbursements: Land Registry (£20-£910), local search (£100-£300), drainage and water search (£50-£100), environmental (£40-£70), chancel-repair (£20-£40), bankruptcy search (£2-£4), ID/AML (£15-£50), CHAPS (£25-£40). VAT does not apply to disbursements paid to government bodies (Land Registry, councils).

Are conveyancing fees subject to VAT?

The solicitor's professional fee attracts 20% VAT. Government disbursements (Land Registry, local search) do not. Commercial-supplier disbursements (search providers) are typically VAT-inclusive when quoted. A £750 + VAT base fee is £900 to pay.

What is the Land Registry fee?

HM Land Registry charges based on price under Scale 1: £20 up to £80,000, £40 to £100k, £100 to £200k, £150 to £500k, £295 to £1m, £550 to £3m, £910 above. Scale 2 is half-price for voluntary registrations and transfers of part where there is no money consideration.

What is the local authority search?

The LLC1 + CON29 enquiry to the council on planning, building regulations, road maintenance, conservation areas, contaminated land notices and smoke control. £100-£300 typically; up to £500 in Westminster and Camden; £80-£140 in smaller rural councils. Personal searches are cheaper (£60-£120) but rejected by some lenders.

Do I need to pay for searches if I'm a cash buyer?

Not legally required, but the Law Society and SRA strongly recommend full searches regardless of funding source. Most solicitors refuse to act without them because of professional negligence risk. Expect £350-£500 in searches even as a cash buyer. The cost is small vs the risk of hidden defects.

What does CHAPS fee cover?

CHAPS (Clearing House Automated Payment System) is the same-day high-value bank transfer used for property completions. Each CHAPS transfer costs the conveyancer £25-£45, passed through as a disbursement. Most transactions involve one or two CHAPS payments — purchase funds, mortgage redemption.

Is leasehold conveyancing more expensive than freehold?

Yes, by £150-£500. Leasehold involves lease review, management pack (£100-£500), notice of assignment, freeholder consent. Solicitor supplement £150-£300 + VAT. Share-of-freehold flats sit between freehold and leasehold; new-build flats often have additional developer engagement fees of £100-£300.

How long does conveyancing take in 2026?

UK average 12-16 weeks from offer accepted to completion. Cash freehold can complete in 6-10 weeks; leasehold chains 20+ weeks. Common delays: local search returns (some London boroughs 8-10 weeks), leasehold packs, mortgage underwriting, AML source-of-funds checks.

What is SDLT and how is it calculated?

Stamp Duty Land Tax: residential 0% to £125k, 2% to £250k, 5% to £925k, 10% to £1.5m, 12% above. First-time buyers 0% to £300k and 5% £300k-£500k. Second-home/BTL surcharge 5% on whole price (up from 3% in Oct 2024). Scotland LBTT and Wales LTT have different bands.

Can I do conveyancing myself (DIY)?

Technically yes for cash purchase of unregistered land. In practice no for over 99% of UK transactions. Lenders require SRA or CLC regulated firms. DIY risks: missed restrictive covenants, defective title, AML failures. The Law Society strongly advises against DIY conveyancing for mortgaged transactions.

How do I choose a conveyancer?

Check SRA register (sra.org.uk) or CLC register (clc-uk.org) for regulatory standing. Use a lender's panel firm if mortgaged. Compare 3-5 fixed-fee quotes line by line. Read recent reviews. Confirm the named conveyancer, not just the firm — staff turnover causes most complaints.

What can go wrong during conveyancing?

Chain break, down-valuation, defective title, search-revealed problems (planning enforcement, contaminated land, planned compulsory purchase), leasehold issues (short lease, escalating ground rent, EWS1 cladding), AML failures, solicitor delay. Mitigate with early instruction, full information disclosure, regular follow-up.

Glossary of conveyancing terminology

• AML: Anti-money-laundering checks under the Money Laundering Regulations 2017.
• CHAPS: Clearing House Automated Payment System for high-value same-day bank transfers.
• CDD: Customer Due Diligence — the AML record kept by the conveyancer.
• CLC: Council for Licensed Conveyancers, the regulator of licensed conveyancers.
• Completion: The day funds are transferred and ownership passes; keys released.
• CON29: Standard local authority search enquiry form.
• Conveyancer: Solicitor or licensed conveyancer handling a property transaction.
• Disbursement: Third-party cost paid by the conveyancer on the client's behalf.
• Exchange of contracts: The point at which both parties are legally bound.
• EWS1: External Wall Survey form for buildings over 11 metres.
• Freehold: Outright ownership of land plus any building on it.
• Land Registry: HM Land Registry, the body recording all land ownership in England and Wales.
• Leasehold: Ownership of a property for a fixed period under a lease, with the land owned by a freeholder.
• LLC1: Local Land Charges Register search.
• LPE1: Leasehold Property Enquiries form completed by the management company.
• Memorandum of sale: Initial written confirmation of the agreed transaction.
• SDLT: Stamp Duty Land Tax, payable on land and property purchases in England and Northern Ireland.
• SRA: Solicitors Regulation Authority.
• TA6: Property Information Form completed by the seller.
• TA7: Leasehold Information Form.
• TA10: Fittings and Contents Form.
• Title Register: The Land Registry's official record of the property's ownership and any charges.

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About this calculator

Last updated 25 May 2026 by Mustafa Bilgic, independent operator of UK Calculator (United Kingdom — see About). Solicitor fee ranges cross-checked against published 2026 quotes from major UK conveyancing firms and online comparison sites. Land Registry fees taken directly from the HM Land Registry published Order 2021 Scale 1. SDLT bands cross-checked against the GOV.UK Stamp Duty Land Tax page including the 5% second-property surcharge in force from 31 October 2024. This is general information only and does not constitute regulated legal advice. Always obtain written, fixed-fee quotes from SRA-regulated solicitors or CLC-regulated licensed conveyancers before instructing.