Conveyancing is the legal process of transferring property ownership from one person to another. Conveyancing fees fall into two categories:
Legal fees: The solicitor's or licensed conveyancer's professional charge for carrying out the legal work
Disbursements: Third-party costs paid on your behalf — searches, Land Registry fees, ID checks, bank transfer fees
Most conveyancers now quote a fixed fee for standard transactions, giving you cost certainty upfront. Hourly rates are rare for residential conveyancing. Always request a full itemised quote including all disbursements before instructing a conveyancer.
Typical Legal Fees by Transaction Type (2025)
Transaction Type
Legal Fees (freehold)
Legal Fees (leasehold)
Buying (£200k-£400k)
£1,000 – £2,000
£1,200 – £2,500
Selling (£200k-£400k)
£600 – £1,200
£800 – £1,600
Remortgage
£500 – £1,000
£650 – £1,200
Buying (£400k-£750k)
£1,400 – £2,500
£1,600 – £3,000
Buying (over £750k)
£2,000 – £4,000+
£2,500 – £5,000+
Disbursements: What You Will Pay to Third Parties
Disbursements are unavoidable costs in any property purchase. Your solicitor pays these on your behalf and recharges them at cost (or sometimes with a small admin uplift).
Chancel Repair Search: £20 – £30 (checks liability for church repairs — a historic but still relevant risk)
Electronic Transfer Fee (CHAPS): £20 – £40 per transfer
ID Verification / Anti-Money Laundering: £10 – £50 per person
Bankruptcy Search: £2 per person (usually included in quote)
Land Registry Priority Search: £3 (protects your purchase for 30 days)
Land Registry Fees (Buyer)
Property Value
Land Registry Fee
Up to £80,000
£20
£80,001 – £100,000
£40
£100,001 – £200,000
£100
£200,001 – £500,000
£270
£500,001 – £1,000,000
£540
Over £1,000,000
£1,105
Note: From April 2025, Land Registry introduced updated fee bands. Postal applications carry a small premium over electronic submissions.
Leasehold Additional Disbursements
Management Information Pack / LPE1: £100 – £300 (charged by managing agent, can take weeks to arrive)
Notice of Transfer: £50 – £200 (notifying freeholder of new owner)
Notice of Charge: £50 – £200 (notifying freeholder of mortgage — if applicable)
Deed of Covenant: £100 – £300 (if required by the lease)
Certificate of Compliance: £50 – £200 (if required)
Stamp Duty Land Tax (SDLT) — England
SDLT is not a conveyancing fee per se, but it is a critical part of the total cost of buying property in England and Northern Ireland (Wales has Land Transaction Tax; Scotland has LBTT).
Purchase Price
Standard Rate
First-Time Buyer Rate
Up to £250,000
0%
0% (up to £425,000)
£250,001 – £925,000
5%
5% (£425,001 – £625,000)
£925,001 – £1.5m
10%
Standard rates above £625,000
Over £1.5m
12%
Standard rates
The 5% additional SDLT surcharge applies to purchases of second homes and buy-to-let properties (from October 2024). This is charged on the full purchase price on each band.
Buying a new build property involves more legal complexity than buying an existing home. Expect to pay 30-50% more in legal fees due to:
Reviewing complex developer's legal pack (often hundreds of pages)
Developer-imposed exchange deadlines (often 28 days) requiring urgent work
Help to Buy / Shared Ownership administration
New build warranty registration (NHBC, Premier Guarantee, etc.)
Management company documentation for new estates
Developer's preferred solicitor pressure — you are free to choose your own
Warning: Developer sales teams often pressure buyers to use their recommended solicitor, implying it will speed up the transaction. You have the right to use any SRA-regulated solicitor. The developer's recommended firm may not prioritise your interests in the way an independently chosen solicitor will.
The Conveyancing Process: Step by Step
1
Instruct a solicitor / conveyancer
As soon as offer is accepted. Provide ID documents, source of funds evidence, and mortgage details.
2
Draft contract and searches
Seller's solicitor sends draft contract and title documents. Your solicitor orders property searches (2-4 weeks).
3
Survey and mortgage offer
Your surveyor and mortgage lender conduct their respective valuations and produce formal mortgage offer.
4
Enquiries and due diligence
Your solicitor raises enquiries with the seller's solicitor. This can take several rounds and is often where delays occur.
5
Exchange of contracts
Both parties sign contracts and exchange. A completion date is set. 10% deposit paid. Transaction is now legally binding.
6
Completion
Funds transferred. Keys released. You are now the legal owner. Your solicitor registers the title at Land Registry.
How to Find a Good Conveyancer
Compare quotes on Reallymoving, Compare My Move, or The Conveyancing Network. Look for:
SRA registration (solicitors) or CLC registration (licensed conveyancers)
Fixed fee quotes with all disbursements listed
Clear communication — a dedicated conveyancer rather than a case-handler pool
Positive recent reviews (not just historical)
No completion no fee guarantee (so you are protected if the sale falls through)
Tip: Online conveyancers are often cheaper than high-street firms, but can be slower to communicate. For complex transactions (leasehold, new build, tight deadlines), consider paying a small premium for a local firm where you can meet face-to-face.
Frequently Asked Questions
How much are conveyancing fees in the UK in 2026?
Conveyancing fees for buying a freehold property valued at £200,000-£400,000 typically range from £1,200-£2,400 including legal fees and disbursements. Selling costs £700-£1,400. Leasehold properties add £200-£500 to the total. Remortgaging costs £500-£1,000 including disbursements. Always get an itemised fixed-fee quote.
What are disbursements in conveyancing?
Disbursements are third-party costs that your solicitor pays on your behalf and then recharges to you. They include Land Registry fees (£20-£1,105 depending on property value), property searches (local authority, drainage, environmental, chancel — typically £200-£400 combined), electronic transfer fee (£20-£40), ID verification (£10-£50), and for leasehold properties, the management information pack (£100-£300) and notice of transfer fees (£50-£200).
How long does conveyancing take in 2026?
The average conveyancing transaction takes 12-16 weeks from offer acceptance to completion. Leasehold transactions can take 16-24 weeks due to the additional documentation required. New builds often take longer due to developer solicitor involvement. A straightforward freehold transaction with motivated parties and no chain can complete in 8-10 weeks, though this is the exception rather than the rule.
Should I use the solicitor recommended by my mortgage broker?
Not necessarily. Mortgage brokers often receive referral fees for recommending solicitors. While their recommended firms are usually competent, you may get better service or price elsewhere. Use comparison sites like Reallymoving or Compare My Move to get multiple quotes, and check the SRA (Solicitors Regulation Authority) register to verify that any firm you use is properly regulated.
What is the difference between a solicitor and a conveyancer?
A solicitor is a qualified lawyer regulated by the SRA who can handle all types of legal work including conveyancing. A licensed conveyancer is regulated by the CLC and is qualified specifically in property law. Both can handle standard residential conveyancing competently. For complex situations (disputed boundaries, unusual lease terms, multiple parties), a solicitor's broader legal expertise may be preferable.
What happens on completion day?
On completion day, your solicitor sends the purchase funds electronically (via CHAPS) to the seller's solicitor. Once received and confirmed, the seller's solicitor authorises release of the keys — usually communicated to the estate agent who then releases them to you. Your solicitor then registers the change of ownership at HM Land Registry, which currently takes 2-6 months but does not affect your right of occupation.
What extra costs are there for buying a new build property?
New build conveyancing typically costs 30-50% more than standard conveyancing. Extra costs include: reviewing the developer's complex legal pack, Help to Buy or shared ownership administration, liaising with developer's solicitors who set tight deadlines, new build warranty registration (NHBC Buildmark etc.), and management company documentation for new estates. Budget an additional £300-£700 for a new build compared to a standard transaction.