How Much Does Conveyancing Cost in 2026? The Complete Fee Breakdown
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Conveyancing fees are one of the biggest costs when buying or selling a property — and one of the most confusing. Quotes vary wildly, disbursements are easy to overlook, and it's hard to know whether you're getting a fair deal.
This guide gives you a transparent breakdown of every conveyancing cost in 2026, whether you're buying, selling, or both. We explain what each fee covers, what's negotiable, and how to compare quotes properly.
Conveyancing costs at a glance: 2026
| Transaction type | Solicitor's fee | Disbursements | Total typical cost |
|---|---|---|---|
| Buying a house (freehold) | £800–£1,500 | £300–£800 | £1,100–£2,300 |
| Buying a flat (leasehold) | £900–£1,800 | £400–£1,200 | £1,300–£3,000 |
| Selling a house | £600–£1,200 | £50–£300 | £650–£1,500 |
| Buying and selling (chain) | £1,200–£2,500 | £350–£1,100 | £1,550–£3,600 |
| Remortgage | £250–£600 | £50–£300 | £300–£900 |
These ranges cover most of England and Wales. London and the South East tend to be at the higher end.
What's included in the solicitor's basic fee
The solicitor's fee (sometimes called "professional fee" or "legal fee") covers the core legal work:
For buyers: reviewing the contract, raising enquiries with the seller's solicitor, conducting searches, reporting on the title, exchanging contracts, handling the transfer of funds, registering the property at the Land Registry, and dealing with Stamp Duty Land Tax.
For sellers: drafting the contract, responding to the buyer's solicitor's enquiries, preparing the transfer deed, handling completion, and redeeming any existing mortgage.
Some firms charge a single fixed fee. Others break it down with line items for each task. Fixed fees are generally easier to compare and less likely to produce surprises.
Disbursements explained
Disbursements are third-party costs your solicitor pays on your behalf. These are not negotiable — they're set by the organisations that charge them.
Buyer's disbursements
| Disbursement | Cost | What it's for |
|---|---|---|
| Local authority search | £100–£300 | Planning history, road schemes, conservation areas |
| Environmental search | £30–£60 | Flood risk, contaminated land, subsidence |
| Water and drainage search | £30–£60 | Connection to mains water and sewerage |
| Land Registry search (OS1) | £3 | Priority search to protect your purchase |
| Land Registry search (OS2) | £3 | Title plan enquiry |
| Bankruptcy search | £2 per person | Required by lender |
| Land Registry registration fee | £20–£270+ | Based on property price |
| Bank transfer fee | £25–£50 | Electronic transfer of purchase funds |
| AML/ID verification | £10–£30 | Anti-money laundering checks |
| Stamp Duty Land Tax | Varies | See SDLT section below |
Seller's disbursements
| Disbursement | Cost | What it's for |
|---|---|---|
| Title deeds (official copies) | £6–£12 | Copies of the property title from Land Registry |
| Management pack (leasehold) | £150–£500 | Information from the freeholder or managing agent |
| Energy Performance Certificate | £60–£120 | Required to sell (if not already valid) |
| Bank transfer fee | £25–£50 | Transfer of sale proceeds |
Additional costs to watch for
Leasehold supplement. Buying or selling a leasehold property involves extra work — reviewing the lease, checking ground rent and service charges, contacting the freeholder. Most firms charge an additional £200–£500 for leasehold transactions.
New build supplement. New build purchases are more complex (dealing with developers' solicitors, checking NHBC warranties, handling help-to-buy). Expect an extra £100–£300.
Help to Buy / shared ownership supplement. These government-backed schemes involve additional legal work and typically add £150–£400 to your bill.
Acting for your lender. If you're buying with a mortgage, your solicitor also acts for the lender. Some firms include this in their fee; others charge an additional £100–£200.
Stamp Duty Land Tax (SDLT) 2026
SDLT is the biggest single cost for most buyers. Current rates for residential property in England:
| Property price band | SDLT rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001–£925,000 | 5% |
| £925,001–£1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyers pay no SDLT on the first £425,000 of a property costing up to £625,000.
Additional properties (buy-to-let, second homes) attract a 3% surcharge on top of standard rates.
*Note: Use our interactive Stamp Duty Calculator for an exact figure based on your property price.*
How to compare conveyancing quotes
Not all quotes are created equal. Here's how to compare them properly:
Ask for an all-inclusive quote. The quote should list every fee and disbursement, giving you a single total. If a firm only quotes their "basic fee," you'll need to add disbursements on top — and these can easily add £500–£1,000.
Check what's included. Does the fee cover acting for your mortgage lender? Is VAT included? Are there extra charges for leasehold, new build, or Help to Buy?
Ask about the "no completion, no fee" policy. Most reputable firms offer this — if your purchase falls through, you don't pay the solicitor's fee (though you may still owe disbursements for searches already conducted).
Don't choose on price alone. The cheapest quote isn't always the best value. A slow or unresponsive solicitor can delay your purchase by weeks, potentially costing you more in the long run through extended rental payments or a lost property.
How to reduce your conveyancing costs
Get at least three quotes. Prices vary significantly — even for identical work on the same property. Comparing quotes is the single most effective way to save money.
Consider online conveyancers. Online firms typically charge 15–30% less than high-street solicitors. For straightforward transactions, the quality of work is equivalent — the difference is that everything is handled by phone, email, and post rather than face-to-face.
Bundle your buying and selling. If you're in a chain, using the same firm for both transactions often earns a discount of 10–20%.
Negotiate. Solicitor fees are not set in stone. If you have a competitive quote from another firm, ask your preferred solicitor to match it.
Avoid unnecessary extras. Some firms add optional extras (indemnity insurance policies you may not need, express service charges). Question every line item you don't understand.
How long does conveyancing take?
The average conveyancing timeline in 2026:
| Stage | Typical duration |
|---|---|
| Instructing a solicitor and submitting paperwork | 1 week |
| Property searches | 2–6 weeks |
| Raising and answering enquiries | 2–4 weeks |
| Mortgage offer (if applicable) | 2–4 weeks |
| Exchange of contracts | After all above complete |
| Completion (after exchange) | 1–4 weeks |
| Total | 8–16 weeks |
The biggest variable is search turnaround times, which depend on the local authority. Some councils return searches in days; others take 6 weeks or more.
FAQ
Can I do my own conveyancing?
Legally, yes — but it's not recommended. Mortgage lenders require a qualified solicitor or licensed conveyancer to act on their behalf. Even cash buyers risk costly mistakes without professional guidance.
What's the difference between a solicitor and a conveyancer?
A solicitor is a fully qualified lawyer. A licensed conveyancer specialises exclusively in property law. Both are regulated, insured, and competent to handle your transaction. Conveyancers are sometimes slightly cheaper.
Do I pay VAT on conveyancing?
Yes. Solicitor fees are subject to 20% VAT. Disbursements are generally VAT-exempt. Make sure any quote you receive clearly shows whether VAT is included.
When do I pay my conveyancing fees?
Most firms require payment on completion — the fees are deducted from the sale proceeds (if selling) or added to the funds you need for completion (if buying). Some firms ask for disbursements upfront.
What if my purchase falls through?
Under a "no completion, no fee" arrangement, you won't pay the solicitor's professional fee. However, you may still owe for searches and other disbursements that have already been paid. Typically this is £200–£400.
Get your free conveyancing quote now. Compare fixed-fee quotes from our panel of vetted solicitors and licensed conveyancers — no hidden costs, no obligation.
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