No-sale no-fee conveyancing explained
Most UK conveyancing firms now offer 'no completion, no fee' or 'no sale, no fee' arrangements. This typically covers the solicitor's professional fee only — disbursements already incurred (searches, Land Registry fees paid upfront) are usually not refunded if a sale or purchase falls through.
What changes this cost
- Whether the offer covers buyer or seller side — some firms offer it on one side only.
- Which disbursements are refundable — searches ordered and paid may not be recoverable from a failed sale.
- The definition of 'no fee' — some firms use it to mean no completion fee but still charge an upfront fixed amount.
- Whether the arrangement is conditional on the reason for failure — some exclusions apply if the buyer or seller causes the collapse.
Understanding no-sale no-fee conveyancing explained
A 'no completion, no fee' arrangement means your solicitor will not charge their professional fee if the transaction does not exchange or complete. It protects you from paying for solicitor time on a deal that collapses, which is particularly valuable in chain transactions where the risk of fall-through is higher.
The critical limitation is disbursements. Search fees, Land Registry title register copies, and any other third-party costs paid by your solicitor on your behalf are generally non-refundable once ordered. In most transactions, searches are ordered early in the process — meaning a fall-through after week three or four typically leaves the buyer liable for £300–£600 in search costs.
Before instructing a solicitor, ask specifically: (a) what is covered by the no-fee arrangement, (b) which disbursements are refundable if the transaction collapses, and (c) whether there is any upfront charge for commencing work. Get this in writing.
Some firms offer a no-completion, no-fee arrangement with a fixed disbursement protection fee added upfront — effectively insurance against the search and Land Registry costs. This can be worth taking on a complex or chain purchase where fall-through risk is meaningful.
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Frequently asked questions
Does no-sale no-fee mean I pay nothing if I pull out?
Not necessarily. Most no-sale no-fee arrangements cover the solicitor's professional fee only. Disbursements already incurred — searches ordered, Land Registry title checks, bank transfer fees — are usually not covered and remain payable even if the sale or purchase does not complete.
Are searches refundable if my purchase falls through?
Generally no. Local authority searches, drainage searches and environmental searches are paid to third-party providers and are not refundable once ordered. If your purchase falls through, you are typically liable for these costs regardless of the no-fee arrangement with your solicitor.
Is no-sale no-fee available on both buying and selling?
Most firms offer it on both sides, but check the terms for each. On the selling side, disbursements are lower (no searches), so the exposure if a sale falls through is also lower — usually limited to the office copies fee and any management company pack cost on leasehold properties.
Can I get disbursement protection insurance?
Yes. Some conveyancers offer a disbursement protection product (sometimes called 'abortive costs insurance') that covers search and Land Registry fees if the transaction falls through. This is usually a fixed upfront fee of £30–£60 and can be worth taking on higher-value or chain transactions.