Solicitor fees for buying a house in the UK typically range between £720-£1,740. What you'll pay will depend on the property's value, location, and complexity of the transaction.
Buying a property is one of the most expensive purchases you will make, which is why hiring a solicitor is so important. They manage the legal side of the purchase, spot potential issues, and make sure everything runs smoothly. Skipping proper legal support can lead to delays, extra costs, and even failed transactions.
We know conveyancing can be confusing, so we’ve broken down every cost you need to budget for, so you can plan ahead and avoid any nasty (and expensive) surprises.
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What are Solicitor Fees?
Solicitor fees are what you'll pay for your legal expert to handle the complex aspects when buying a home. This covers their professional services, like reviewing contracts and the transfer of funds, plus any third-party costs (called 'disbursements').
Always check whether solicitor fees include VAT. Some quotes exclude it, meaning you'll pay an extra 20% on top.
Average Solicitor Fees When Buying A House
The average solicitor fee for buying a house in the UK is £842, based on the average UK house price of £292,000.
This table shows a breakdown of the average solicitor’s fees (including VAT)* based on property price:
| Property Value | Freehold Solicitor Fees | Leasehold Solicitor Fees |
|---|---|---|
| Up to £100,000 | £1,090 | £1,270 |
| £100,001 to £200,000 | £1,190 | £1,370 |
| £200,001 to £300,000 | £1,320 | £1,490 |
| £300,001 to £400,000 | £1,390 | £1,560 |
| £400,001 to £500,000 | £1,490 | £1,650 |
| £500,001 to £600,000 | £1,750 | £1,860 |
| £600,001 to £700,000 | £1,800 | £1,960 |
| £700,001 to £800,000 | £2,000 | £2,150 |
| £800,001 to £900,000 | £2,120 | £2,290 |
| £900,001 to £1000,000 | £2,160 | £2,340 |
| £1000,001+ | £2,550 | £2,710 |
*We took a sample of fees from 46 licensed conveyancers across the UK to find these averages, but this is just an indication of costs. Fees will greatly vary depending on your situation and conveyancer. This includes VAT.
Estimate the cost of your solicitor fees with our conveyancing fees calculator
How Do Solicitors Charge?
Most solicitors charge an hourly rate. While this can initially seem inexpensive, fees can increase significantly if your property purchase becomes more complex.
Others charge a fixed-fee service. This can help minimise your fees, especially if you buy a leasehold property, which often involves more paperwork.
Solicitors can offer a no sale no fee guarantee on their fees if your property transaction falls through.
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Disbursement Fees for Buying a House
Conveyancing disbursements are additional costs that your solicitor pays to other parties as part of the legal process, things like search fees, Land Registry charges, and bank transfer fees.
| Disbursement | Cost |
|---|---|
| Conveyancing Searches | £250-£450 |
| Stamp Duty | 0-12% of the Property Value |
| Anti-Money Laundering Checks | £15 |
| Bank Transfer Fee | £30 |
| Bankruptcy Check | £3 |
| Mortgaged Property Supplement Fee | £170 |
| Transfer of Equity | £240-£850 |
| Land Registry Charges | £150 (Online) - £330 (Post) |
Some disbursements are more significant than others, either due to their cost or importance. Here's a closer look at the main three: Searches, Stamp Duty, and Land Registry charges.
Conveyancing Searches
These are checks made with local authorities to uncover important information or issues that could affect your property, such as planning restrictions, flood risks or nearby developments. They help protect you from unexpected problems later on and reduce the risk of making a costly mistake during the home-buying process.
Stamp Duty
Stamp Duty Land Tax (SDLT) varies depending on the value and location of the property. Use our Stamp Duty Calculator to find out what you need to pay.
| Property Price | Stamp Duty Land Tax Rate |
|---|---|
| Up to £250,000 | £0 |
| £250,001-£925,000 | 5% of the property's value |
| £925,001-£1.5 million | 10% of the property's value |
| Value above £1.5 million | 12% of the property's value |
*Data taken from Gov.UK
Here is a breakdown of the stamp duty costs you can expect to pay based on the average house price for each price bracket:
| Property Price | Stamp Duty for Moving Home | Stamp Duty for First Time Buyer | Stamp Duty for Second Home |
|---|---|---|---|
| £62,500 | £0 | £0 | £3,125 |
| £187,501 | £1,250 | £0 | £10,625 |
| £587,501 | £19,375 | £19,375 | £48,750 |
| £1,212,501 | £65,000 | £65,000 | £125,625 |
| £1,500,001 | £93,750 | £93,750 | £168,750 |
Land Registry Charges
Your solicitor must register the property in your name to transfer ownership. This is relative to the property price and whether the property has already been registered. The costs above relate to the average house price of £292,000.
Here are the costs for all house prices:
| Property Price | Online Application* | Postal Application* |
|---|---|---|
| £0-£80,000 | £20 | £45 |
| £80,001-£100,000 | £40 | £95 |
| £101,000-£200,000 | £100 | £230 |
| £201,000-£500,000 | £150 | £330 |
| £501,000-£1,000,000 | £295 | £655 |
| £1,000,0001+ | £500 | £1,105 |
*Data taken from HM Land Registry
Additional Fees When Buying a House
There may be extra solicitor fees or hidden costs to face, depending on the services you require. Below are the most common additional fees:
| Service | Cost |
|---|---|
| Gifted Deposit | £115 |
| Help to Buy ISA Fee | £50 |
| Shared Ownership | £330 |
| New Build | £360 |
| Delayed Completion | Varies |
| Indemnity Insurance | £130 |
| Lease Extension | £5,400 |
| Share of Freehold | £800 |
Solicitor Fees for Buying a Leasehold
Buying a leasehold property is more complicated than buying a freehold. As a result, extra time and steps are needed to complete the purchase. You can expect to pay additional fees to reflect this:
| Service | Cost |
|---|---|
| Notice of Transfer fee | £145 |
| Notice of Charge fee | £115 |
| Deed of Covenant | £160 |
| Certificate of Compliance | £170 |
| Engrossment Fee | £145 |
| Leasehold Property Supplement Fee | £255 |
| Leasehold Management Information Pack | £355 |
These are the average fee costs. Actual costs will vary based on the solicitor used, your individual circumstances and what is required.
Factors Affecting Solicitor Fees
It's important to be aware of the factors affecting solicitor fees before hiring a solicitor to ensure you don't encounter any unexpected costs. Additional factors influencing solicitor fees include:
- Online vs Traditional Conveyancing - Online conveyancing is typically more cost-effective compared to traditional conveyancing and allows you to have constant access to how your house purchase is progressing. However, online conveyancers can be more limited in their local area knowledge.
- Your Chosen Solicitor - If you choose a solicitor with lots of experience, you’ll likely pay more for their services. Unlike conveyancers, who specialise solely in property, solicitors often work across multiple areas of law, which can mean higher fees.
- Unregistered Land - This can cause significant complications as ownership will need to be verified. Unregistered land causes delays, and solicitors charge additional fees for the time taken to resolve this issue.
- Solar Panel Leases - If the property has solar panel leases, this can impact solicitor fees due to the additional paperwork involved.
- Indemnity Insurance - Indemnity insurance is needed if there are issues with previous planning permission or a lack of building regulation certificates. While this is typically paid for by the seller to provide financial cover, it can increase buyer fees if the case is complex or time-consuming.
Do I Need a Solicitor to Buy a House?
We recommend hiring a solicitor when buying a house to ensure the process runs smoothly and all legal aspects of your house purchase are correct. A Solicitor or conveyancer will ensure deadlines are met and will organise searches and pay for disbursements on your behalf.
Here at Compare My Move, we can connect you with up to 6 conveyancers in the local area and help you save on your conveyancing costs. All our conveyancing partners have passed our strict verification process and are regulated by either the SRA, CLC, LSS, LSNI or CILEx.
Need a Surveyor?
Once you've found a conveyancer, you might need the help of a RICS property surveyor. Fill in our integrated conveyancing and surveying comparison form to get connected today.
*Based on the average service costs for Compare My Move users and our research. See how our data works.
