Summary
Our data shows that the average cost of conveyancing in London is £1,060 for sellers, £3,074 for buyers, and £455 for remortgaging. To save money, compare a few conveyancing quotes and check what’s included so you’re not caught out by hidden costs.
As with property and the cost of living, conveyancing tends to be more expensive in London. Our data shows that sellers pay around £246 (30%) more and buyers £1,331 (76%) more than the national average.
However, the exact cost depends on factors such as the property’s size and value, whether it’s freehold or leasehold, and how complex the transaction is.
Your final conveyancing bill covers two types of costs: legal fees for your solicitor’s work, and disbursements, which are third-party charges such as searches and ID checks.
Many other conveyancing cost guides only share national averages, but those figures can be misleading if you’re trying to budget accurately. Location is one of the biggest factors affecting legal fees, so using a single “UK average” can make London costs look far cheaper than they really are.
That’s why, in this guide, we use data from real conveyancing quotes in London. It gives you a clearer idea of the prices you can actually expect to pay before choosing a solicitor or conveyancer.
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What are Conveyancing Fees?
Conveyancing fees are what you pay your solicitor or conveyancer for managing the legal side of your property transaction. This covers their time and work, including liaising with the other solicitor, arranging searches, reviewing contracts, and handling completion.
You'll also need to pay disbursements. These are third-party costs your conveyancer pays on your behalf. These can include searches, Land Registry fees, Stamp Duty, and bank transfers.
For clarity, the cost figures from our data include both legal fees and disbursements.
Fees vs Disbursements
- Legal fees = what you pay your conveyancer for carrying out the legal work on your sale or purchase.
- Disbursements = third-party costs your conveyancer pays on your behalf, like searches, Land Registry fees, bank transfers and Stamp Duty.
Total payable = legal fees + disbursements. Always check VAT is included so you know exactly what you’ll pay.
Average Conveyancing Fees in London
According to our data from actual moves in London, you can expect to pay the following conveyancing fees:
- Selling (both freehold and leasehold): £1,060
- Buying (both freehold and leasehold): £3,074
- Remortgaging: £455
Conveyancing in London tends to cost more because transactions are often more complex. Flats and leasehold properties are more common, titles can be less straightforward, and higher property values mean more thorough checks and paperwork are needed.
Use our conveyancing fees calculator for a tailored estimate.
Typical Disbursement Costs in London
Disbursements are an essential part of buying and selling. For buyers, these include searches that can provide invaluable information about the home you are buying, such as details on new developments in the area, flood risks, radon gas levels, and whether the property is built on London Clay Soil.
Here's what each disbursement costs in London:
Buyers
- Local Authority Searches: £233.79 London average
- Environmental Searches: £30 - £48
- TfL Transport Search: £30 - £50
- Drainage and Water Searches: £45 - £85
- Stamp Duty: Based on property value
- HM Land Registry Copies: £3
- Bankruptcy Search: £2 - £4 per person
Buyer and Seller
- Bank Transfer: £32 average
- Anti-money laundering checks: £15
Seller
- Land Registry Document Fee: £6
- Transfer of ownership fee: Based on property value
Local Authority Search Costs by London Area
The Local Authority Search is comprised of two parts: the LLC1 and the CON29. Some councils in London have signed up to the Local Land Charges Register, making the LLC1 £15 in these areas. However, the cost of the CON29 element will still vary depending on the borough.
Based on our research, here's the average cost of a Local Authority Search based on the area of London:
- North London: £258.98
- South London: £156.65
- East London: £215.48
- West London: £294.33
- Central London: £257.11
- City of London: £137.10
Disbursements for Leasehold Transactions
Leasehold properties are much more common in London, so these extra costs are something you'll likely need to budget for.
The Office for National Statistics (ONS) reported that in 2018, 56% of property sales in London were leasehold transactions.
The management information pack (LPE1) is set and supplied by the freeholder or managing agent, not your conveyancer. The seller usually pays for the pack, while the buyer covers notice and registration fees.
If you’re buying a leasehold property, you may need to pay for:
- Notice of Transfer: £143
- Deed of Covenant: £159
- Certificate of Compliance: £179
Prices are based on our cost data, received directly from user feedback.
What Factors Affect the Cost of Conveyancing in London?
Here are the key factors that influence the cost of conveyancing across London:
Leasehold vs Freehold
Typically, leasehold transactions cost more due to the extra work involved during the process.
However, our data shows that in London, users paid more for freehold. There is an explanation for this: leasehold homes bought in London are more likely to be flats and apartments. A one or two-bedroom flat in the city will usually result in cheaper conveyancing costs than a large freehold house.
In London, many homes are flats, which often means dealing with managing agents and reviewing extra documents such as EWS1 and fire-safety reports. These checks add time and cost but help protect you as a buyer.
The Value of the Property
Typically, the higher the property value, the more your conveyancing will cost. It may come as no surprise that London is the most expensive city in the UK to buy a home, with the average price of a property at £561,587 as of July 2025.
As a city of commuters, research from Nationwide further emphasised the cost of buying a home in London, revealing that buyers pay a £46,800 premium in the city for a property 500m from the nearest train or tube station.
Legal fees are usually linked to the cost or value of the home, and disbursements such as Land Registry fees will be influenced by the home's value.
Location
Location can influence the cost of conveyancing, and in London, that usually means it can be more expensive. Although this isn’t a hard and fast rule, you should budget accordingly.
Conveyancers with a high-street office in London will be paying a premium for the space, in addition to the London weighting on staff salaries. These costs will be passed on in their fees.
Disbursements are also impacted by London's higher costs, with Local Authority Search costs varying depending on the borough in which the property is located. The average cost of this search in London is £233.79, based on our research.
The most expensive borough for these searches is currently Tower Hamlets, costing £430.40. The cheapest borough in the city proved to be Sutton, at £102.
Additional Work or Complex Cases
The conveyancing process can reveal issues or unexpected delays, even when the transaction appears initially straightforward. These could be legal concerns related to the property, the land or the lease.
Example: If a Deed of Variation is required. The seller usually pays for the Deed of Variation to be drafted, reviewed, and signed. The buyer will also pay costs to their conveyancer for the additional work and for registering the Deed with the Land Registry.
Shared Ownership, Help to Buy or Gifted Deposits
There may be additional conveyancing fees and disbursements when buying a house if that property is a Shared Ownership property or using a Help to Buy ISA or LISA. This may also be the case if you are using a gifted deposit to buy the home.
If you’re using a gifted deposit, you’ll usually need a signed gift letter, ID for the person gifting the funds, and proof of where the money came from. Overseas transfers may need extra checks, so it’s best to flag these early.
With property prices at a premium in London, government schemes and gifted deposits may be essential for many first-time buyers. A report from Legal and General found that 67% of London buyers that they surveyed had received help with their recent home purchase, with an average gift or loan of £30,200.
What Your Quote Should Include
- Legal fees and searches: Breakdown of costs for Local Authority, water, and Land Registry searches.
- Lender details: Confirmation the firm is on your lender’s panel.
- Leasehold extras: Management pack, notice fees, deeds of covenant, ground rent checks.
- Building safety: EWS1 or Building Safety Act documents if needed.
- New-build/shared ownership: Review of deadlines, warranties and ownership restrictions.
- Stamp Duty (SDLT): Return preparation and advice on rates or surcharges.
- Transfers and ID: CHAPS fee, digital ID and source-of-funds checks.
- Abortive fees: Whether “No Sale, No Fee” cover applies.
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When You Pay Conveyancing Fees
Most conveyancers in London will take a small payment upfront to cover searches and early checks, with the rest paid once your sale or purchase completes. This would be different for sellers. Solicitor fees for selling a house is usually paid at the end where the fees are deducted from the final sale proceeds.
Because many London homes are leasehold or higher in value, your conveyancer might need to carry out extra checks at the start, which can increase the initial payment. It’s always best to ask for a clear breakdown of when payments are due and what’s included, so you know exactly what to expect and can plan your budget with confidence.
How Can I Save Money on My Conveyancing Fees in London?
Very often, conveyancing disbursements are set by third parties and cannot be negotiated. Likewise, solicitors and conveyancers will have their fees set out and may not be able to move very much on price.
That said, there are a number of ways you can prepare and save when it comes to your conveyancing costs.
Compare Conveyancing Quotes
The best way to save money on your fees is to compare conveyancers. This way, you can get an idea of the price and find the professional who suits you and your budget. Additionally, you can compare high-street and online conveyancers, with the latter often being cheaper.
Check What's Included
Avoid hidden fees by asking your conveyancer to explain anything in the quote you are uncertain of. Additional costs may be required if something unexpected shows up in the process, but a good conveyancer will explain this to you and help you understand what it covers and why it is required.
Look for “No Sale, No Fee”
No Sale, No Fee conveyancing means you only pay your solicitor’s legal fees if your sale or purchase goes through. If the transaction falls through, you will only need to cover any third-party costs that have already been paid, such as searches or ID checks.
It is a useful way to protect yourself from losing money if your move does not complete and can offer peace of mind in a market where chains often collapse. When comparing quotes, check whether this guarantee is included and what it covers.
Use an Online Conveyancer
Online conveyancers can be cheaper but still provide the same service as traditional conveyancing firms. They can cut costs by working online, saving on renting office space.
Consider Fixed Fee Conveyancing
Fixed-fee conveyancing is where a conveyancer has a set cost for their services, rather than charging an hourly rate. This can be more cost-effective and help you budget, as you will be given an estimate of fees and costs at the start of the process.
Choose the Right Professional
You can use either a solicitor or a trained conveyancer to handle your transaction. Solicitors are trained lawyers who cover various aspects of law. As a result, they can be more expensive but may have more insight into other legal areas if your case is complex. A conveyancer is trained in just property law and, as a result, may be a more affordable option.
Use the Same Conveyancer for Buying and Selling
You can use the conveyancer for your property purchase and for your sale. It can be cheaper to do this, and it is also recommended to keep the process streamlined.
Be Organised and Prepared
Delays in the conveyancing process can add to the costs, so ensure you have all the documents you need to hand. Conveyancers and solicitors will likely charge for obtaining additional or replacement documents, so make sure you avoid this where you can.
Remortgaging Conveyancing Fees in London
The average conveyancing fee for remortgaging in London is around £455, though this can vary depending on your lender, location, and mortgage product.
If you are remortgaging, you may need a conveyancer to handle the legal work. This depends on whether you stay with your current lender or switch to a new one.
If you stay with your existing lender, it is classed as a product transfer, and a conveyancer is usually not required. However, if you switch lenders to secure a better mortgage deal, you will need a conveyancer to manage the legal side of the process.
Some lenders offer free legals or cashback towards your own conveyancer, so it is worth comparing both options before deciding which works best for you.
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FAQs
Do I have to hire a conveyancer?
You are not legally required to hire a professional conveyancer, but it is strongly recommended. If you attempt to handle the conveyancing yourself, mistakes can be time-consuming and costly. It can also add strain to an already stressful time.
When should I hire a conveyancer?
As a buyer, you should hire and instruct a conveyancer once you've had an offer accepted on a property. It is recommended that you research conveyancers beforehand so you have an idea of which firm you want to use.
As a seller, you may want to reseach out to conveyancers when you start your selling journey and you should instruct your chosen legal expert once you've accepted an offer on your property.
