Conveyancing fees
Solicitor or conveyancer legal fees typically run from £800 to £1,800 for a standard freehold purchase. Add disbursements — searches, Land Registry, bank transfers — and the total is usually £1,200 to £2,500. Leasehold, new-build and complex title work can push costs higher.
What changes this cost
- Leasehold transactions require a leasehold supplement, typically £150–£300, plus additional title and management company enquiries.
- New-build purchases often carry a new-build uplift of £200–£500 because of developer legal packs and exchange deadlines.
- Lender panel requirements — some lenders only accept a limited panel of solicitors — can restrict choice and affect pricing.
- Title complexity, such as absent or defective title, restrictions, or rights of way disputes, increases solicitor time and cost.
- Faster completion timelines can attract a premium for prioritised work.
- Unregistered properties and unusual tenure arrangements add extra land registry and title work.
Understanding conveyancing fees
Conveyancing fees cover the legal work of transferring property ownership from seller to buyer. They split into two parts: the solicitor or licensed conveyancer's professional fee, and disbursements — third-party costs the solicitor pays on your behalf and passes through. Professional fees for a standard freehold purchase currently range from around £800 to £1,800 depending on the firm and transaction complexity. Disbursements add roughly £300 to £700 on top, bringing a typical total to £1,200–£2,500 before any leasehold or new-build uplifts.
Disbursements include the local authority search (£100–£250 depending on the local authority), drainage and water search (around £50–£80), environmental search (around £35–£60), Land Registry fee (scaled to purchase price, from £20 for properties under £80,000 to £910 for properties over £1 million), and electronic bank transfer fees (typically £25–£40 per transfer). Some firms bundle disbursements into one legal fee quote; others itemise them separately. Always ask for a full breakdown to compare quotes fairly.
For leasehold flats and new-build properties, budget materially higher. Leasehold transactions involve additional work — reviewing the lease, raising enquiries with the freeholder or managing agent, and checking ground rent and service charge history. Most firms charge a leasehold supplement of £150–£350 on top of their standard fee. New-build purchases add complexity around developer legal packs, exchange deadlines, and Help to Buy or shared ownership documentation where applicable.
When comparing quotes, look past the headline professional fee. A cheaper quoted fee can become more expensive once disbursements and common supplements are added. Ask each firm specifically what is included in the quote, what triggers additional charges, and whether they offer a no-move, no-fee guarantee if the transaction falls through.
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Frequently asked questions
What is the average conveyancing fee in the UK?
For a standard freehold purchase in 2025/26, expect total conveyancing costs of roughly £1,200–£2,500 when you include the solicitor's professional fee plus disbursements such as searches, Land Registry and bank transfer fees. The professional fee alone is typically £800–£1,800. Leasehold flats and new-build properties add £200–£600 on top.
What are conveyancing disbursements?
Disbursements are third-party costs your solicitor pays on your behalf and recharges to you. They typically include local authority searches (£100–£250), drainage and water searches (£50–£80), environmental searches (£35–£60), Land Registry registration fee (scaled to purchase price), and bank transfer fees (£25–£40 per transfer). Always ask for a full disbursements list when comparing quotes.
Are conveyancing fees higher for leasehold?
Yes. Leasehold transactions involve additional legal work — reviewing the lease, raising enquiries with the freeholder, and checking service charge and ground rent history. Most firms charge a leasehold supplement of £150–£350 on top of their standard fee. Budget at least £300–£600 more than a comparable freehold purchase.
Can I use any solicitor or do I need to be on the lender's panel?
Your solicitor must be on your mortgage lender's approved panel. Most high street and online conveyancers cover the major lenders, but it is worth confirming before instructing. If your preferred firm is not on your lender's panel, you can either choose another firm or ask your lender to accept dual representation.
What happens to conveyancing fees if the sale falls through?
If the transaction does not complete, you will typically owe the solicitor for work done to date — searches ordered, title work completed, and time spent. Some firms offer no-move, no-fee arrangements, but check the terms carefully as exclusions apply. Disbursements already paid — such as searches — are usually non-refundable.
How long does conveyancing take?
A straightforward freehold purchase typically takes eight to twelve weeks from offer acceptance to completion. Leasehold, new-build, and transactions in a chain take longer — often twelve to twenty weeks. Slow local authority search turnaround, title issues, or mortgage offer delays are the most common causes of extended timelines.