Conveyancing fees for buying a freehold property are typically around £1,745, while selling tends to cost less at about £815. These legal costs can quickly add up, especially when hidden extras and disbursements aren’t made clear.
To help you budget with confidence, we’ve analysed thousands of recent UK transactions to break down exactly what you’re likely to pay, and why.
What Are Conveyancing Fees?
Conveyancing fees are the legal costs you pay when buying, selling, remortgaging, or transferring property. They usually include your solicitor or conveyancer’s fee for handling the legal work, plus third-party charges known as disbursements.
Disbursements cover services like local authority searches, Land Registry fees, and bank transfers, and they can vary based on the property’s location and complexity.
How Much Does Conveyancing Cost?
The average conveyancing fee for buying a house ranges from £1,277 to £2,298, while the fee for selling typically costs less, at £1,256 to £2,027. These figures are based on a UK property priced at £292,000 and include the solicitor’s fee, third-party disbursements, and VAT.
If you’re buying and selling at the same time, many solicitors offer a 10% discount for handling both transactions.
Here’s a breakdown of the average costs for a freehold property:
| Home Value | Average Conveyancing Fee |
|---|---|
| Up to £100K | £958 |
| £100K to £200K | £1,217 |
| £200K to £300K | £1,273 |
| £300K to £400K | £1,786 |
| £400K to £500K | £2,254 |
| £500K+ | £2,605 |
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What's Included In Conveyancing Fees?
Solicitor's Legal Work: £814 - £1,743
This is the core of your conveyancing cost, covering your solicitor or conveyancer’s time and expertise. It includes essential tasks such as reviewing contracts, carrying out legal checks, communicating with the other party’s solicitor, managing paperwork, and guiding you through to completion.
Stamp Duty Land Tax: 0–12% of the Purchase Price
Stamp Duty is a tax paid by buyers on properties over a certain value. The exact amount depends on the property's price, location, and whether you're a first-time buyer or own other properties.
💡 Use our Stamp Duty Calculator to find out how much you’ll need to pay.
Conveyancing Searches: £250 to £450
Your solicitor will order a standard search pack to flag any local risks or issues with the property. This usually includes:
- Local Authority Search – planning restrictions, building consents, enforcement notices
- Environmental Search – flooding, contaminated land, radon risks
- Water and Drainage Search – connection to mains water/sewer, water company ownership
- (Optional) – flood risk, chancel repair liability, or mining reports, depending on the location
Essential Paperwork
Anti-Money Laundering Checks: £6 to £20 - Your solicitor must verify your identity and ensure the funds you're using are legitimate, especially if you're buying with cash or transferring money from multiple accounts.
Bankruptcy Search: £6 - If you're getting a mortgage, your solicitor will check with the Land Charges Register to confirm you’re not currently bankrupt or subject to any insolvency proceedings.
Title Deeds Copy: £7 to £11* - If you're selling, your solicitor will need to request an official copy of the title deeds from the Land Registry to confirm ownership and property boundaries.
Bank Transfer Fee: £25 to £45 - Charged for securely transferring large sums of money (typically over £60,000). If you're selling and paying off a mortgage, you may be charged twice, once for the sale and once for redemption.
Transferring Ownership: £20 to £1,000* - Once the transaction completes, your solicitor will register the change of ownership with HM Land Registry. The cost depends on the property’s value and whether registration is completed online or by post.
*Data taken from HM Land Registry Registration Service Fees, HM Land Registry Bankruptcy Search Fees and HM Land Registry Information Service Fees
Additional Costs for Leasehold Properties
If you're buying a leasehold property, expect to pay around £244 more than you would for a freehold, due to the extra legal work involved, bringing the total closer to £2,550. Below are some of the most common additional fees leasehold buyers can face:
| Service | Conveyancing Fee |
|---|---|
| Notice of Transfer Fee | £143 |
| Notice of Charge Fee | £114 |
| Certificate of Compliance | £170 |
| Deed of Covenant | £159 |
| Engrossment Fee | £145 |
| Leasehold Property Supplement Fee | £254 |
If you're selling a leasehold, you'll also need to pay for the Leasehold Management Information Pack, which typically costs around £355.
These figures are typical, but actual costs will vary depending on your solicitor, the complexity of the case, and the specific property involved.
Average Conveyancing Fees Across the UK
Here's what you can expect to pay on average for conveyancing, depending on your location:
| Region | Average Conveyancing Fee |
|---|---|
| London | £2,427 |
| South East | £1,680 |
| South West | £2,049 |
| North of England | £1,069 |
| Yorkshire and the Humber | £1,496 |
| East of England | £1,171 |
| West Midlands | £1,151 |
| East Midlands | £1,070 |
| Wales | £843 |
| Scotland | £1,658 |
As you can see, conveyancing fees vary significantly across the UK, largely due to differences in property prices and local demand. For example, the average fee in London is £2,427, which is nearly three times higher than in Wales (£843) and more than double the cost in the Midlands (around £1,070).
Use our Conveyancing Fees Calculator for a more accurate estimate of what you can expect to pay
When Do You Pay Conveyancing Fees?
You’ll typically pay a deposit at the start of the process, usually around 10% of the purchase price. If your transaction takes longer than expected, your solicitor may request payment for certain disbursements, such as searches, midway through. The remaining balance is usually paid on or just before completion.
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How To Save On Conveyancing
Conveyancing costs can quickly add up, but there are simple ways to keep them in check. Based on our experience, and the savings we've seen from our 1.5 million movers, here are our top tips for cutting your overall costs and avoiding unexpected solicitor fees:
Compare Quotes & Request a Full Cost Breakdown
Prices can vary significantly between conveyancers, so it pays to shop around. By comparing quotes side-by-side, you can check for inflated fees, spot missing disbursements, and avoid paying more than you should. Some firms offer low headline quotes to win your business, then add extras like leasehold supplements, LISA handling fees, or gifted deposit checks later.
Always ask for a full breakdown upfront (not just the total) and check what's excluded. If something doesn’t seem right or necessary, ask.
Ask About ‘Extras’ Upfront
If you're buying a leasehold, using a Help to Buy or Lifetime ISA, or receiving a gifted deposit, ask whether these will incur additional charges. These are common add-ons that some firms don’t disclose until mid-transaction.
Common extras:
- Leasehold property supplement
- Help to Buy ISA fee
- Building Safety Act checks
- Gifted deposit due diligence
- Fraud prevention / property restriction registration
- Expedite or “fast track” fees
Clarify VAT and Admin Fees
Always check whether VAT is included in the quote, some firms list fees excluding VAT to look cheaper, but 20% will be added later.
Also ask about flat “admin” or “file setup” fees, these should ideally be included in the core legal fee, not added as extras.
Avoid Overpaying for Building Safety Act Checks
If you're buying a leasehold flat in a high-rise, you may be charged an extra £1,000–£1,500 for Building Safety Act checks. But this fee doesn’t always apply, for example, if the building has a share of freehold or is exempt from the Act.
Ask your solicitor to explain exactly what the fee covers and whether it’s genuinely necessary.
Look for ‘No Sale, No Fee’ Deals
Some solicitors offer “no sale, no fee” agreements, meaning you won’t be charged for their legal time if the transaction falls through.
It’s a helpful safeguard in an uncertain market, especially if you’re in a chain or dealing with a seller who may pull out.
Do I Need a Conveyancer to Buy or Sell a House?
We recommend hiring a solicitor or conveyancer when buying or selling a property to ensure the process runs smoothly and all legal aspects of your purchase are correct.
Compare My Move can connect you with conveyancers in your local area. You can save on your conveyancing fees by filling out our conveyancing comparison form and comparing up to 6 quotes.
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All data unless otherwise stated is based on the average service cost data for Compare My Move users in addition to our own research. See how our data works.
