Summary
- The average conveyancing fee in the UK is £1,743 to buy and £814 to sell in 2026, with most quotes falling between £850 and £2,400.
- If you are buying and selling at the same time, you could easily be looking at £2,900 or more.
- Your total bill is split into legal fees (the conveyancer's charge) and disbursements (third-party costs like searches and Land Registry fees).
- Leasehold properties almost always cost more because of the extra legal work involved.
- Compare quotes and check exactly what is included before instructing to avoid hidden extras that can inflate the final bill.
Conveyancing fees are one of the least understood costs of buying a home. Most people start with a simple question: how much will a solicitor cost? But the answer depends on whether you are buying or selling, whether the property is freehold or leasehold, converting your leasehold into a freehold, how much it is worth, and which extras apply to your situation.
A common situation we see is someone receiving what looks like a competitive quote, only to discover later that it did not include leasehold charges, gifted deposit checks, or even basic disbursements. The headline number looked good, but the final bill told a different story.
Home movers we speak to say this is one of the most frustrating parts of the process. By the time the extras appear, they have already instructed and feel locked in.
This guide breaks down what conveyancing fees when buying a house and selling a house actually include, what typically costs extra, and how to compare quotes properly so you can spot the difference between a genuinely good deal and a low headline price that hides charges further down the line.
You can also use our conveyancing fees calculator below to get a personalised estimate, or request itemised quotes through Compare My Move to see exactly what each firm includes.
What are Conveyancing Fees?
Conveyancing fees are the total cost of the legal side of buying, selling, or remortgaging a property. You will need a solicitor or licensed conveyancer to handle the process, and their charges make up the bulk of what you pay. People use "conveyancing fees" and "conveyancing costs" to mean the same thing.
Legal fees vs disbursements
Most quotes include two parts:
1) Legal fees
This is what the solicitor or licensed conveyancer charges for doing the work, such as preparing contracts, raising enquiries, and handling completion.
2) Disbursements
These are third-party costs that your conveyancer pays on your behalf, such as searches and Land Registry fees. Disbursements are not the conveyancer’s profit, but they still affect your total bill.
Who Pays What: Buyers vs Sellers
Some costs are more common on the buyer side, while others are more common for sellers.
Buyers often pay for:
- Searches (for example, local authority searches).
- Land Registry registration fees.
- Taxes due on purchase, if applicable (for example, Stamp Duty Land Tax in England and Northern Ireland, and Land Transaction Tax in Wales).
Sellers often pay for:
- Copies of title documents.
- Leasehold management information if the property is leasehold (often called a leasehold management pack).
VAT and Why Quotes Vary
One reason conveyancing quotes are hard to compare is that companies lay them out differently. Some show VAT clearly on every line. Others leave it out. Some roll common extras into the headline figure, while others list them separately as "if applicable" add-ons.
Before you choose a conveyancer, check that the fee breakdown answers four things. Does it separate legal fees from disbursements? Does it show whether VAT is included? Does it list leasehold or other add-ons that might apply to you? And does it say what happens if the transaction falls through?
If you cannot answer all four from the breakdown alone, ask before you instruct.
If you already have a breakdown of costs, the sections below will help you check whether it covers what you would expect. If you want to compare fees from different companies, request itemised costs so you can see what each one is actually charging for.
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Average Conveyancing Fees in the UK (2026)
For a quick benchmark. Conveyancing fees when buying a house is more expensive than conveyancing fees when selling a house. The average conveyancing fee in the UK is £1,743 to buy and £814 to sell in 2026. In practice, most quotes land somewhere between £850 and £2,400, depending on the property price, where it is, and whether it is freehold or leasehold.
If you are buying and selling at the same time, you are likely looking at £2,900 or more. That is not because companies charge extra for doing both. You are simply paying for two separate pieces of legal work, each with its own costs. Some companies do offer a discount for handling both sides, so it is worth asking, but do not count on a big saving.
Average Fees by Transaction Type
Here is what home movers pay on average in 2026:
| Transaction Type | Average Fee |
|---|---|
| Buying a freehold property | £1,575 |
| Buying a leasehold property | £1,820 |
| Selling a freehold property | £800 |
| Selling a leasehold property | £880 |
| Buying and selling at the same time | £2,970 |
| Remortgaging | £455 |
These figures are based on research from 46 UK solicitor companies and reflect real conveyancing fees charged in 2026, not estimates.
What These Averages Include (and What They Don't)
These averages are a useful starting point, but do not treat them as a promise. What matters most is not whether your fee is above or below the average, but whether you understand what is actually included.
When looking at a fee breakdown, focus on three things. What is the legal fee for the work? Which disbursements are included in the total and which are listed separately? And which extras are marked as "if required" and could get added later?
Your fees might come in higher than these averages for a few reasons. The property might be leasehold, solicitor fees for leasehold adds legal work and third-party charges. For example, the cost of shared ownership or a new build will be higher as both require extra steps.
You might also need additional checks, like gifted deposit verification. And higher property values tend to push up both the legal fee and some of the disbursements.
Auction conveyancing costs are usually higher due to the accelerated, high-risk, and legally complex nature of property auction.
Conveyancing Fees by Property Price
Conveyancing costs tend to go up as the property price goes up. Part of this is because higher-value transactions mean more detailed checks and more liability for the conveyancer. Some fees, like Land Registry registration, are set on a sliding scale linked to the purchase price.
But the single biggest factor in what you pay is still what the quote includes, especially if the property is leasehold or the purchase is more complex than a straightforward freehold.
Freehold vs Leasehold by Price Band
The table below shows typical conveyancing fees by property price for freehold and leasehold. The leasehold figures include the leasehold supplement but might not cover every possible leasehold charge, so treat them as a starting point rather than a final number.
| Property Price | Freehold | Leasehold |
|---|---|---|
| Up to £100,000 | £1,050 | £1,220 |
| £100,001 - £200,000 | £1,140 | £1,310 |
| £200,001 - £300,000 | £1,270 | £1,420 |
| £300,001 - £400,000 | £1,340 | £1,490 |
| £400,001 - £500,000 | £1,430 | £1,580 |
| £500,001 - £600,000 | £1,640 | £1,780 |
| £600,001 - £700,000 | £1,720 | £1,880 |
| £700,001 - £800,000 | £1,910 | £2,050 |
| £800,001 - £900,000 | £2,030 | £2,170 |
| £1,000,001+ | £2,430 | £2,520 |
How to Sanity-Check Your Fees Against These Figures
If your costs look a lot higher than the figures in the table, do not panic. It usually means the breakdown includes things the average does not.
Before you assume you are being overcharged, check a few things. Is the property leasehold, and does the fee include leasehold extras like a notice of transfer or deed of covenant? Are disbursements rolled into the headline total, or listed separately on top?
Does it cover things like gifted deposit checks, new build work, or shared ownership? Has the conveyancer added admin charges like bank transfer fees or a file setup fee? And is VAT shown clearly, or could it be sitting on top of the figures?
Home movers we speak to often say the biggest surprises come from leasehold charges and "if required" items that nobody mentioned upfront. Five minutes checking these things before you instruct can save you a lot of stress later.
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Conveyancing Fees by Region
Location can affect conveyancing fees. In general, areas with higher property prices and higher demand can also see higher conveyancing costs. Your conveyancer’s location can also make a difference, especially if you choose a firm that prices by region.
Regional Averages
Here are average conveyancing fees by region:
| Region | Average Conveyancing Fee |
|---|---|
| London | £2,427 |
| South West | £2,049 |
| South East | £1,680 |
| Scotland | £1,658 |
| Yorkshire and the Humber | £1,496 |
| East of England | £1,171 |
| West Midlands | £1,151 |
| East Midlands | £1,070 |
| North of England | £1,069 |
| Wales | £843 |
The gap is bigger than most people expect. The the average conveyancing fee in London is £2,427. In Wales, it is £843. That is nearly three times the difference.
A lot of this comes down to property prices and local demand, but it also reflects the types of properties people are buying. London has far more leasehold flats than most other regions, and leasehold transactions carry extra charges that push the average up.
Important: the conveyancing process can differ across the UK, so treat regional comparisons as a benchmark rather than a direct like-for-like match, especially if you are buying in Scotland.
Why Location Changes the Cost
There are a few practical reasons location matters. Higher property values mean more work and higher disbursements, particularly Land Registry fees. Different local authorities charge different amounts for searches, and turnaround times vary. In busy markets, demand for conveyancers goes up, and that can push prices up too, especially during peak moving periods.
It's also worth knowing that the conveyancing process works differently in Scotland. The legal system is not the same, so fee comparisons across the UK should be treated as a rough guide rather than a direct match. If you are buying in Scotland, make sure your solicitor has experience with Scottish conveyancing.
Extra Conveyancing Costs That Catch People Out
Most of the frustration around conveyancing fees does not come from the legal fee itself. It comes from charges that appear after you have already instructed, either because they were buried in the small print or because the quote just did not mention them.
The best way to avoid this is to ask upfront which add-ons might apply and whether they are already included.
Common Add-Ons and When They Apply
Below are the additional charges that commonly show up in conveyancing quotes. Some only apply if your circumstances trigger them. Others are only needed if something unexpected comes up during the transaction.
| Additional Charge | Typical Fee |
|---|---|
| Gifted deposit checks | Varies |
| Help to Buy ISA / Lifetime ISA | £120 |
| Help to Buy Equity Loan supplement | £340 |
| Shared Ownership supplement | £330 |
| New build supplement | £360 |
| Unregistered property fee | £100 - £200 |
| Delayed completion fee | £100 - £200 |
| Transfer of equity | £540 |
| Lease extension | £1,280 |
| Share of freehold work | £120 |
| Indemnity insurance (if required) | Varies |
A low headline fee that does not mention any of these is not necessarily cheaper. It might just mean the firm has not told you about the extras yet.
Our partners tell us that the companies with the clearest upfront pricing tend to have far fewer complaints and billing disputes at the end.
Leasehold Conveyancing Costs
Leasehold transactions usually involve extra legal work and third-party documents. These are common leasehold charges:
| Leasehold Charge | Average Fee |
|---|---|
| Leasehold Property Supplement | £254 |
| Certificate of Compliance | £170 |
| Deed of Covenant | £159 |
| Engrossment Fee | £145 |
| Notice of Transfer (Transfer Fee) | £143 |
| Notice of Charge Fee | £114 |
If you are selling a leasehold property, you will also need a Leasehold Management Pack from the freeholder or managing agent. This usually costs around £355, but it varies a lot depending on the agent.
Cost can vary widely and is set by the agent/freeholder. It is worth asking early so it does not hold up the transaction.
Based on fees through our platform, leasehold costs are one of the most common reasons two seemingly similar prices end up with very different totals. If you are buying or selling leasehold, ask three things before you instruct: which leasehold items are included and which are "if required", who pays for the management pack, and whether the conveyancer has handled similar leasehold properties recently.
No Sale No Fee won't cover everything if your purchase falls through
No sale No fee protects the legal fee, but you will still lose the £250-450 paid upfront for searches if the sale falls through. Before you instruct, check what you pay up front, when searches are ordered, and what happens if the purchase does not complete. Comparing a few companies helps you choose one that limits what you risk.
How to Compare Conveyancing Quotes
If you want to pay the right price and avoid problems later, do not just compare headline numbers. What actually matters is the structure of each breakdown: what is included, what costs extra, and what happens if things go wrong.
Fixed Fee and No Sale No Fee: What They Actually Cover
Fixed fee conveyancing usually means the legal fee is set for the agreed work. It does not always mean the total will never change, because disbursements and “if required” work can still vary.
No sale no fee conveyancing usually means you will not pay the legal fee if the transaction falls through, but you may still pay third-party costs already incurred. Read our guide where we explain who pays solicitor fees when the buyer or seller pulls out and how much is typically paid.
Before you instruct, ask:
- What do you pay upfront and what does it cover?
- When are searches ordered?
- What fees still apply if the purchase does not complete?
Solicitor vs Licensed Conveyancer
Both solicitors and licensed conveyancers can handle residential property work, and both are regulated. Solicitors sit under the Solicitors Regulation Authority (SRA), and licensed conveyancers under the Council for Licensed Conveyancers (CLC).
For most home movers, the practical difference comes down to how each firm prices the work, how complex the transaction is, and what kind of service you want.
Licensed conveyancers specialise in property law and tend to handle a high volume of residential transactions. Solicitors have broader legal training and can be a better fit if your situation has complications beyond standard conveyancing, like a dispute or an unusual ownership structure.
There is no hard rule that one is always cheaper than the other. It depends on the firm, the transaction, and what is included.
If you are comparing quotes from both, ask the same questions of each: what is included, what costs extra, who handles your case day to day, and how you will communicate during the process.
Questions to Ask Before You Instruct
Use this checklist to compare like-for-like:
- Is the legal fee fixed for my situation (freehold or leasehold, mortgage or cash)?
- Which add-ons apply to me and are they included?
- Are disbursements listed separately and are they estimates or fixed?
- Is VAT included and clearly shown?
- Who will handle my case and how do I contact them?
- What happens if the transaction falls through?
When You Pay, How to Save, and What to Watch For
Payment Timeline
When do you pay solicitor fees when buying or selling your house? You do not pay everything at once. For buyers you will usually pay an upfront amount when you instruct, covering property searches and some initial disbursements. The rest of the legal fees and any remaining costs get paid on completion. Sellers typically pay the bulk of their conveyancer’s fees upon completion of the sale, with funds deducted directly from the sale proceeds.
Always transfer funds using the payment details your conveyancer gave you directly, and confirm those details by phone before you send anything. Property fraud, where criminals intercept emails and swap in their own bank details, can happen. Your conveyancer should never change payment details by email without confirming by phone first.
How to Reduce Your Costs Without Cutting Corners
The best way to reduce your conveyancing costs is not to chase the cheapest conveyancer. It is to compare itemised breakdowns so you can actually see what you are paying for. A fee that looks cheap but leaves out disbursements or lists half its charges as "if required" could easily end up costing more than a higher headline figure that covers everything.
If you are buying and selling, ask whether the firm can handle both and whether they offer any discount for doing so. Some do, though the saving is usually small. The real benefit is having one person managing both sides.
Do not strip out searches to save money. They exist to protect you, and skipping them to save a couple of hundred pounds can create much bigger problems if something comes to light after completion.
If you are looking at online conveyancing, focus on transparency and communication rather than headline price. Online companies can be great, but the cheapest ones sometimes come with less personal service and slower response times, which can cause real problems if you are in a chain.
Red Flags
There are a few warning signs worth watching for.
A very low quote that does not mention disbursements or leasehold add-ons is almost certainly incomplete. If there is no VAT information, you cannot verify the real total. If you are getting high-pressure "instruct now" messaging, ask yourself why they need to rush you.
If nobody can tell you who will actually handle your case, your transaction is likely to get passed between different people. And if a firm asks for full payment upfront rather than the normal staged approach, that is a serious red flag.
If you spot any of these, step back. Get itemised breakdowns from other companies before committing.
Next Step
For a tailored estimate, use our conveyancing fees calculator to get figures based on your property and situation. If you want to see what different companies actually charge, request breakdowns through Compare My Move. We can match you with up to 5 companies so you can compare costs before you decide.
