Conveyancing solicitor fees in the UK
Conveyancing solicitors in the UK typically charge £800–£1,500 in professional fees for a standard freehold purchase under £500,000. Add disbursements (searches, Land Registry, SDLT admin) and total costs to a buyer run £1,500–£3,500 depending on property value and location. Sellers pay less — typically £600–£1,200 — as fewer disbursements apply. Leasehold purchases attract an additional £200–£400 to handle landlord enquiries and lease review.
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Cost table
| Item | Typical range (GBP) |
|---|---|
Freehold purchase (under £300k) + VAT | £800–£1,300 |
Freehold purchase (£300k–£600k) + VAT | £1,000–£1,800 |
Leasehold purchase (add to above) additional | £200–£400 |
Sale of freehold property + VAT | £600–£1,200 |
Remortgage + VAT | £400–£900 |
Transfer of equity + VAT | £450–£950 |
Disbursements (paid to third parties)
| Item | Typical range (GBP) |
|---|---|
Local authority search | £100–£300 |
Environmental search | £30–£60 |
Water & drainage search | £30–£60 |
Land Registry fee (purchase) scaled to property value | £40–£910 |
Electronic transfer fee (TT) | £25–£50 |
Bankruptcy search per name | £4–£8 |
SDLT return filing | £0–£150 |
Regional variation (professional fee, freehold purchase)
| Item | Typical range (GBP) |
|---|---|
North England, Wales, Scotland | £800–£1,200 |
Midlands & South West | £900–£1,400 |
South East & East | £1,000–£1,700 |
London | £1,200–£2,500 |
Conveyancing fees for first time buyers UK
First-time buyers in the UK pay the same conveyancing fees as any other buyer — typically £800–£1,500 in professional fees plus £400–£800 in disbursements. The first-time buyer SDLT relief saves stamp duty (not solicitor fees) on properties up to £500,000. Some firms market FTB-friendly fixed-fee packages from around £950 all-in, but always check whether searches and Land Registry fees are bundled or extra.
Conveyancing costs freehold vs leasehold
Leasehold conveyancing costs £200–£400 more than freehold because of the additional landlord and management company enquiries, lease review, and the deed of covenant or notice of transfer fees payable to the freeholder (often £100–£300 each). For flats over £300k, total leasehold conveyancing costs typically reach £1,500–£2,500 in fees plus £400–£700 in disbursements.
Factors affecting cost
- ·Property value — many firms scale fees in bands above £500k.
- ·Leasehold vs freehold — leasehold adds £200–£400 for lease review and landlord enquiries.
- ·New build — extra admin for warranties, search packs and developer requisitions.
- ·Help to Buy or shared ownership — add £300–£600 for the scheme paperwork.
- ·Gifted deposits requiring separate independent legal advice for the donor.
- ·Multiple owners (joint tenants vs tenants in common) — adds drafting time.
How to reduce costs
- ·Use a licensed conveyancer (CLC-regulated) rather than a full solicitor — typically 15–25% cheaper for standard purchases.
- ·Get three written quotes; compare line by line, not by headline figure.
- ·Online conveyancers (Muve, Optimus, SortMyMove) are often 30% cheaper than the high street.
- ·Avoid firms that bill per phone call or per email — request fixed-fee quotes only.
- ·Ask whether disbursements are quoted at cost or with a markup.
- ·Use the lender's panel solicitor only if their fees are genuinely competitive — many add £150–£250.
Frequently asked questions
What is the average conveyancing fee in the UK?▾
For a standard freehold purchase under £500k, professional fees average £1,000–£1,400 plus VAT. Total costs including disbursements typically reach £2,000–£3,000.
Is conveyancing cheaper for first-time buyers?▾
Not usually — some firms offer FTB discounts of £50–£150, but the work involved is the same. Help to Buy and shared ownership schemes actually add admin complexity.
Can I use the same solicitor as the seller?▾
Only in limited circumstances. Separate representation is standard practice in England and Wales because of conflict-of-interest rules under the SRA Code of Conduct.
How long does conveyancing take?▾
8–16 weeks for a standard freehold purchase in 2026. Leasehold, chains and new builds typically take 16–24 weeks.
What's the difference between a solicitor and a licensed conveyancer?▾
A licensed conveyancer (CLC) specialises in property only. Both are regulated. Conveyancers are typically cheaper for straightforward transactions; solicitors are preferable for complex cases involving trusts, divorce or probate.
Are online conveyancers safe to use?▾
Yes, provided they are SRA or CLC regulated. Check the Law Society's Find a Solicitor tool or the CLC public register before instructing.