Fixed Fee Conveyancing UK 2026
Fixed fee conveyancing offers a guaranteed price for the legal work of buying or selling property, typically £500–£999 + VAT for the professional fee (plus disbursements). This compares favourably to variable/hourly rate firms which may charge £600–£1,200 + VAT with the risk of additional charges for extra work.
Fixed Fee Total = Advertised Fixed Fee + VAT (20%) + Disbursements (searches, Land Registry, etc.)
Fixed fee conveyancing has become increasingly popular in the UK as homebuyers and sellers seek transparency and certainty over their legal costs. Instead of a variable fee that could increase based on time spent or complications, a fixed fee means you know exactly what you’ll pay from the outset.
But not all ‘fixed fee’ quotes are created equal. This guide explains what fixed fee conveyancing really means, what’s typically included (and excluded), how London prices differ, and how to compare quotes properly to get genuine value.
What This Means
Your fixed fee conveyancing estimate includes the solicitor’s professional fee (the fixed element) plus estimated disbursements. Remember that disbursements are third-party costs and are the same regardless of whether you choose fixed-fee or hourly-rate conveyancing. The key saving with fixed fees is certainty – the professional fee won’t increase even if the transaction becomes more complex than expected.
Fixed Fee vs Hourly Rate Conveyancing
Understanding the difference between pricing models helps you choose the right option:
| Factor | Fixed Fee | Hourly Rate / Variable Fee |
|---|---|---|
| Price certainty | Professional fee guaranteed, won’t increase | Can increase with complexity or time spent |
| Typical professional fee (buying) | £500–£999 + VAT | £600–£1,200 + VAT |
| Risk of extra charges | Low (fee covers all standard work) | Higher (additional work billed hourly) |
| Incentive for efficiency | High (firm profits from being efficient) | Low (more time = more billing) |
| Service level | Standardised process | Potentially more personalised |
| Best for | Standard, straightforward transactions | Complex transactions with potential issues |
| Common providers | Online conveyancers, panel firms | High street solicitors, specialist firms |
The key advantage of fixed fee conveyancing is budget certainty. You agree a price at the outset and that’s what you pay, regardless of whether the transaction takes 8 weeks or 16 weeks to complete.
Conveyancing Costs in London
London conveyancing costs are typically 20–40% higher than the national average due to higher property values, greater prevalence of leasehold properties and higher operating costs for law firms:
| Service | London Average | National Average | Difference |
|---|---|---|---|
| Buying (freehold, professional fee) | £800–£1,500 | £600–£1,000 | +30% |
| Buying (leasehold, professional fee) | £1,000–£1,800 | £750–£1,300 | +30% |
| Selling (freehold, professional fee) | £700–£1,200 | £500–£900 | +30% |
| Local authority search | £150–£300 | £100–£250 | +20% |
London also has a higher proportion of leasehold properties (especially flats), which adds £150–£400 to conveyancing costs for the additional legal work. Leasehold transactions in London can involve complex arrangements with management companies, service charges and ground rent reviews.
Saving tip: You don’t need a London-based solicitor to handle a London property purchase. Many buyers use conveyancers based outside London who charge lower fees but handle London transactions regularly. Modern conveyancing is largely done by phone, email and post, so location matters less than expertise.
What Fixed Fee Conveyancing Includes (and What It Doesn’t)
Before accepting a fixed fee quote, understand exactly what’s covered:
Typically included in the fixed fee:
- All standard legal work for a freehold purchase/sale
- Reviewing and advising on the contract
- Raising enquiries with the seller’s solicitor
- Reporting on property searches
- Handling exchange of contracts
- Completing the transaction
- Submitting the SDLT return (buying)
- Registering ownership with the Land Registry (buying)
Often excluded (check carefully):
- Leasehold supplement (£150–£400 extra)
- New-build supplement (£100–£300 extra)
- Help to Buy/shared ownership supplement (£100–£250)
- Gifted deposit documentation (£50–£150)
- Declaration of trust (£100–£300)
- Acting on behalf of your mortgage lender (some charge separately)
- Dealing with the transfer of a Help to Buy equity loan
Always ask for a full breakdown of what’s included and any potential additional charges before committing.
How to Choose a Fixed Fee Conveyancer
Not all fixed fee providers offer the same level of service. Here’s what to look for:
- Regulatory status: Ensure they’re regulated by the SRA (Solicitors Regulation Authority) or CLC (Council for Licensed Conveyancers). Both offer client protection and complaints procedures.
- Transparent pricing: The best firms provide a fully itemised quote listing every charge, including disbursements and any potential supplements. Beware of firms that quote a low professional fee but have a long list of extras.
- No completion, no fee: Many fixed fee firms offer this guarantee, meaning you only pay the professional fee if the transaction completes. Clarify whether disbursements are still payable if the transaction falls through.
- Communication: Check their communication channels. Do they offer an online portal to track progress? Can you phone your conveyancer directly? Response times matter – slow communication is the most common complaint about conveyancing.
- Reviews: Check Trustpilot, Google Reviews and the Legal Ombudsman’s published decisions. Look for patterns in reviews, not just the overall rating.
- Lender panel membership: If buying with a mortgage, your conveyancer must be on your lender’s approved panel. Most large firms are on all major lender panels, but check before instructing.
Where to Find Fixed Fee Conveyancing Quotes
Several platforms allow you to compare fixed fee conveyancing quotes from multiple providers:
| Platform | How It Works | Pros | Cons |
|---|---|---|---|
| Reallymoving | Enter details, get 3–4 quotes | Well-established, instant quotes | Limited to partner firms |
| Compare My Move | Comparison of conveyancing quotes | Wide range of firms | May receive follow-up calls |
| The Law Superstore | Transparent comparison | Detailed breakdowns, reviews | Smaller provider pool |
| Conveyancing Calculator | Instant online quotes | Quick and anonymous | Not all firms listed |
| Direct approach | Contact firms individually | Can negotiate, build relationship | Time-consuming |
When using comparison sites, ensure you’re comparing the total cost including VAT and all disbursements, not just the professional fee. A firm quoting £499 + VAT with £500 in disbursements costs more than a firm quoting £699 + VAT with £300 in disbursements.