When buying a house, solicitor's fees should be fully paid either on the exchange of contracts or on completion.
Most solicitors will ask for an upfront payment to cover disbursements. These are third-party costs, such as local authority searches and Land Registry fees.
Some solicitors offer a no sale, no fee service. This means you only pay their main conveyancing fee if the purchase goes ahead. However, you will still need to cover any upfront disbursements, even if the sale falls through.
Your solicitor fees quote should clearly break down all expected costs, including legal fees, VAT and disbursements.
Below, we explain when each payment is due and what to expect if your sale doesn't go through.
When Do I Pay My Solicitor's Legal Fees?
Most solicitors ask for an upfront payment when you first instruct them. This covers disbursements such as property searches and Land Registry fees.
The remaining legal fee is usually paid either when you exchange contracts or on completion, depending on your solicitor’s policy.
| Item | When it’s Paid |
|---|---|
| Up-front disbursements | When you instruct your solicitor |
| Legal fee balance | On exchange of contracts or on completion |
When Do I Pay Disbursements?
Your solicitor or conveyancer will require an initial payment before they begin any work on your case. This is to cover disbursements, most notably for conveyancing searches.
The average cost for property searches is between £250 and £450. These include the following:
- Local authority searches
- Environmental searches
- Water and drainage searches
Your solicitor will also carry out other legal checks, including bankruptcy searches and property fraud checks. They will also check whether any local plans affect the property or other planning issues.
Once the transaction is complete, they will pay the Land Registry fees on your behalf.
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Disbursements are non-refundable, even if your purchase falls through
Most conveyancers ask for £250–£450 up front to cover searches and checks. That money is usually gone if the sale collapses, regardless of any No Sale No Fee promise. Before you instruct, make sure your quote separates disbursements from the legal fee, so you know exactly what you're risking.
How Much Do Solicitors Charge?
The average solicitor fee when buying a house is £1,743.
These fees cover the costs of your solicitor's time, disbursements and other legal aspects related to the purchase. It is typically twice as expensive as solicitor fees for selling a house due to the complex and extensive nature of the work involved.
Some solicitors offer a fixed rate pricing structure, while others work on an hourly rate. It is important to check how they charge their fee before proceeding.
Always ask for a breakdown of your fees, including the upfront costs and VAT. This means you can keep an eye on any additional and unexpected costs that you may have to account for further down the line.
Prices are based on our cost data, received directly from user feedback.
Do I Pay Solicitor Fees if the Sale Falls Through?
If the sale falls through, you may still have to pay the solicitor's fees for the work they have completed so far. The further along you are in the process, the higher the fees you will have to pay back.
If you have a no-sale, no-fee solicitor, you may be exempt from paying the legal fees, but the disbursements will still need to be covered as third parties will have been paid by your solicitor.
How Do I Pay My Solicitor Fees?
Solicitor fees are most commonly paid via bank transfer. Your solicitor will provide their details, the amount and when it is due.
If you are buying and selling a property at the same time, your solicitor will take their full and final fee by deducting the amount from the funds of your sale.
What Can Impact Solicitor Fees?
Various factors affect how much you will pay in solicitor fees. They include:
House Price
The higher the property price, the more you are likely to pay in conveyancing fees.
For example, a freehold property worth between £200,000 and £300,000 will cost around £1,320 in solicitor fees. A freehold property valued between £500,000 and £600,000 will cost around £1,750 in fees.
Length of Property Chain
A property chain is when a number of transactions are linked and depend on each other to complete. Although this is common for those buying and selling at the same time, it can also impact first-time buyers who are often at the start or end of a chain.
Being part of a property chain can cause delays, which can lead to higher fees.
Freehold vs Leasehold Properties
There will be additional work for the solicitor to complete if the property is leasehold, which will increase their overall fees.
This includes reviewing the lease, the management details and liaising with the freeholder. They will also consider any additional fees and requirements, such as ground rent costs.
Complexity of the Transaction
Costs can also be influenced by the circumstances of the sale, for example, if it is a council property or being purchased through a government scheme such as Help to Buy. The more complicated the purchase, the more time is spent on it, which can increase solicitor fees.
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When Do I Pay the House Deposit?
The deposit is usually paid when you exchange contracts, once all conveyancing searches and relevant paperwork have been completed. From this point, the transaction becomes a legally binding agreement, and a completion date will be arranged.
When Do I Pay Stamp Duty?
Stamp Duty (also known as Stamp Duty Land Tax or SDLT) is paid on your behalf by your solicitor within 14 days of completion. It is known as Land Transaction Tax in Wales and the Land and Buildings Transaction Tax in Scotland.
The amount of Stamp Duty you owe depends on the value of the property. In England and Northern Ireland, Stamp Duty is not paid on properties worth up to £125,000. Buyers don't pay LTT on properties up to £225,000 in Wales. In Scotland, the LBTT threshold is £175,000.
First-time buyers will not need to pay Stamp Duty on property purchases worth up to £300,000.
You may face financial penalties if Stamp Duty is not paid on time.
Find out how much Stamp Duty you owe using our Stamp Duty Calculator
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Finding a Conveyancer
When buying a house, finding the right solicitor is essential. We know you'll want the best possible service for the fee you are paying, which is where we can help.
At Compare My Move, we can connect you with up to 5 conveyancers to save you up to 70% on your conveyancing costs. Our services allow you to get free conveyancing quotes and talk directly to the solicitors, so you can discuss your purchase.
For added peace of mind, all of our conveyancing partners have passed our strict verification process and will regulated by either the SRA, CLC, LSS, LSNI or CILEx.
Need a Surveyor Too?
If you also need a RICS-accredited property surveyor, our integrated conveyancing and surveying comparison form lets you connect with both conveyancers and surveyors in one go, helping you save time and money across the whole process.
