Conveyancing fees for buying a house
Legal costs for a buyer typically run from £800 to £1,800 (solicitor fee) plus £300–£700 disbursements, giving an all-in range of £1,200–£2,500 for a standard freehold purchase in England and Wales.
What changes this cost
- Leasehold purchases add £200–£500 to the base fee for lease review, management company enquiries and notice of transfer.
- New-build purchases typically add £200–£400 for developer legal pack review and exchange deadline management.
- Higher purchase price increases the Land Registry fee, which scales on a stepped basis from £20 to £910.
- Mortgage lender requirements — including acting for both buyer and lender — are usually included in the quote but worth confirming.
Understanding conveyancing fees for buying a house
Buying conveyancing covers title searches, contract review, raising and resolving enquiries, mortgage drawdown, and registration of the new ownership at Land Registry. The solicitor or licensed conveyancer acts for the buyer throughout and is responsible for ensuring a clean, marketable title is transferred.
The process runs roughly in four stages: instruction and searches (weeks 1–3), exchange of contracts (weeks 4–10 typically), completion, and post-completion registration. Each stage carries cost obligations — most disbursements are incurred during the search and exchange phases.
When comparing quotes, look at the total inclusive of disbursements rather than the headline professional fee. A lower legal fee that excludes standard disbursements often works out more expensive once searches, Land Registry and bank transfer charges are added.
If you are buying with a mortgage, confirm whether your lender requires its own separate legal representation (uncommon for residential purchases) or whether the solicitor can act for both buyer and lender on a single retainer.
Add this to your completion budget
Use the links below to load practical calculator scenarios and adjust to your live quotes.
Frequently asked questions
What does buying conveyancing include?
Buying conveyancing includes: local authority search, drainage and water search, environmental search, Land Registry title check, contract review, raising and resolving enquiries, exchange of contracts, mortgage drawdown co-ordination, completion, and Land Registry registration. Disbursements (third-party costs) are payable on top of the professional fee.
How long does buying conveyancing take?
A straightforward freehold purchase with no chain typically completes in 8–12 weeks from instruction. Leasehold, new-build and chain purchases commonly take 12–20 weeks. The main delays are slow local authority searches, mortgage offer delays and title issues.
Can I use the same solicitor as the seller?
No. Each party must have independent legal representation to avoid a conflict of interest. You appoint your own solicitor; the seller appoints theirs.
What happens if I pull out of the purchase?
Most 'no completion, no fee' agreements cover the solicitor's professional fee only. Disbursements already incurred — searches ordered, title work done — are generally not refundable even if the sale falls through.