Conveyancing Fees Calculator UK
Conveyancing fees in the UK typically cost £1,000–£1,800 including VAT and disbursements for a standard property purchase. Seller conveyancing is slightly cheaper at £800–£1,400. The total includes the solicitor’s professional fee plus disbursements like searches, Land Registry fees and bank transfer charges.
Total Conveyancing Cost = Solicitor’s Fee + VAT + Property Searches + Land Registry Fee + Bank Transfer Fee + ID Verification + Other Disbursements
Conveyancing is the legal process of transferring property ownership from one person to another. Whether you’re buying, selling or remortgaging, you’ll need a solicitor or licensed conveyancer to handle the legal work. Understanding what you’ll pay helps you budget accurately and avoid surprises.
Our conveyancing fees calculator gives you a detailed breakdown of every cost involved, from your solicitor’s professional fee to the various disbursements and third-party charges that make up your total conveyancing bill.
What This Means
Your estimated conveyancing costs include the solicitor’s professional fee (their charge for doing the legal work) plus disbursements (third-party costs they pay on your behalf). Disbursements are the same regardless of which solicitor you use – the professional fee is where prices vary. Always compare like-for-like quotes that include all disbursements and VAT.
Full Conveyancing Cost Breakdown (2026)
Conveyancing costs are made up of two components: the solicitor’s professional fee and disbursements (third-party costs). Here is a detailed breakdown:
| Fee Component | Buying | Selling | Notes |
|---|---|---|---|
| Solicitor’s Professional Fee | £600–£1,200 | £500–£900 | Varies by firm and property value |
| VAT (20%) | £120–£240 | £100–£180 | On solicitor’s fee only |
| Local Authority Search | £100–£250 | N/A | Varies by council area |
| Environmental Search | £40–£60 | N/A | Flood risk, contamination |
| Water & Drainage Search | £40–£60 | N/A | From local water authority |
| Land Registry Search | £3–£6 | N/A | Title search fee |
| Land Registry Fee | £100–£300 | N/A | Based on property value |
| Bank Transfer Fee (Telegraphic Transfer) | £25–£50 | £25–£50 | Per transfer |
| ID Verification | £6–£20 | £6–£20 | Anti-money laundering check |
| Stamp Duty Filing | £0–£50 | N/A | Some firms charge for SDLT return |
| Leasehold Supplement | £150–£400 | £100–£250 | Only if leasehold property |
Total estimated cost: £1,000–£1,800 for buying, £800–£1,400 for selling (freehold properties).
Understanding Property Searches
Property searches are a critical part of the conveyancing process. They reveal important information about the property and surrounding area that could affect its value or your decision to proceed. The main searches are:
- Local Authority Search (LLC1 and CON29R): Reveals planning permissions, building control approvals, tree preservation orders, smoke control zones and road schemes. Costs £100–£250 and takes 1–6 weeks depending on the council.
- Environmental Search: Checks for flood risk, contaminated land, subsidence risk, radon gas levels and nearby landfill sites. Costs £40–£60.
- Water and Drainage Search: Confirms the property is connected to the mains water supply and public sewer, and identifies any public drains running through or near the property. Costs £40–£60.
- Chancel Repair Liability Search: Checks whether the property could be liable for contributions to local church repairs. Costs £20–£30 or can be covered by indemnity insurance for £15–£25.
- Mining/Tin Search: Required in areas with historical mining activity (e.g., Cornwall, parts of Wales, Midlands). Costs £30–£60.
Your solicitor will advise which searches are necessary based on the property’s location. Skipping searches to save money is generally not recommended as it could leave you exposed to costly issues.
Land Registry Fees for 2026
Land Registry fees are payable when registering your ownership of the property. The fees are set by HM Land Registry and depend on the property value and whether the application is submitted electronically or by post:
| Property Value | Electronic Fee | Postal Fee |
|---|---|---|
| Up to £80,000 | £20 | £45 |
| £80,001–£100,000 | £40 | £70 |
| £100,001–£200,000 | £100 | £150 |
| £200,001–£500,000 | £150 | £270 |
| £500,001–£1,000,000 | £295 | £540 |
| Over £1,000,000 | £500 | £910 |
Most modern conveyancing firms submit applications electronically, so you’ll typically pay the lower fee. These fees are non-negotiable and the same regardless of which solicitor you use.
Solicitor vs Licensed Conveyancer: Which to Choose?
You can use either a solicitor or a licensed conveyancer for your property transaction. Here’s how they compare:
| Factor | Solicitor | Licensed Conveyancer |
|---|---|---|
| Qualifications | Law degree + LPC + training contract | CLC qualification (property-specific) |
| Scope | Can handle all legal matters | Property law specialist only |
| Regulation | Solicitors Regulation Authority (SRA) | Council for Licensed Conveyancers (CLC) |
| Typical Fees | £700–£1,200 | £500–£900 |
| Speed | Varies (may juggle non-property work) | Often faster (property-focused) |
| Complex Transactions | Better for complex legal issues | Suitable for standard transactions |
For a straightforward freehold purchase, a licensed conveyancer may offer better value. For complex transactions involving leasehold issues, shared ownership, or legal disputes, a solicitor’s broader expertise may be more appropriate.
Tips for Reducing Conveyancing Costs
While disbursements are largely fixed, you can save on the professional fee element:
- Get multiple quotes: Obtain at least three quotes and compare like-for-like (ensure all disbursements are listed). Use the Law Society’s Find a Solicitor tool or the CLC’s directory.
- Consider online conveyancers: Online and panel conveyancers often charge 20–40% less than local high street firms while providing the same service.
- Fixed-fee conveyancing: Opt for a firm offering fixed fees rather than hourly rates, so you know exactly what you’ll pay. See our fixed fee conveyancing guide.
- No completion, no fee: Many firms offer ‘no sale, no fee’ or ‘no purchase, no fee’ deals, meaning you only pay the legal fee if the transaction completes (though some disbursements may still be payable).
- Bundle buying and selling: If you’re buying and selling simultaneously, many firms offer a discount for handling both transactions.
- Check what’s included: Some quotes exclude VAT, disbursements or additional charges for leasehold properties, gifted deposits or Help to Buy ISAs. Always ask for a fully inclusive quote.