Solicitor Fees Calculator UK 2026
Solicitor fees for buying a house in the UK average £1,000–£1,800 (including VAT and disbursements) and £800–£1,400 for selling. The professional fee (what the solicitor charges for their work) is typically £500–£1,200 + VAT. Disbursements like searches and Land Registry fees are additional fixed costs.
Total Solicitor Cost = Professional Fee + VAT (20%) + Searches + Land Registry + Bank Transfers + ID Checks + Other Disbursements
Solicitor fees (also called conveyancing fees) are an unavoidable part of buying or selling property in the UK. While you legally could handle conveyancing yourself, the vast majority of transactions require professional legal support, and mortgage lenders insist on it.
Our solicitor fees calculator gives you a transparent breakdown of every charge, from the solicitor’s professional fee to the various disbursements they pay on your behalf. Understanding these costs upfront helps you compare quotes accurately and budget effectively.
What This Means
Your estimated solicitor fees include both the professional fee and all standard disbursements. The professional fee is the element that varies between firms – disbursements are third-party costs that are the same regardless of which solicitor you use. When comparing quotes, always ensure they include VAT and all disbursements for a true like-for-like comparison.
Solicitor Fees for Buying a House (2026)
When buying a property, your solicitor handles considerably more work than when selling. Here’s a detailed breakdown of typical buyer conveyancing costs:
| Fee Component | Freehold | Leasehold | Notes |
|---|---|---|---|
| Professional fee | £600–£1,200 | £750–£1,500 | The solicitor’s charge for their legal work |
| VAT (20%) | £120–£240 | £150–£300 | Applied to professional fee only |
| Local authority search | £100–£250 | £100–£250 | Varies significantly by council |
| Environmental search | £40–£60 | £40–£60 | Flood, contamination, subsidence |
| Water & drainage search | £40–£60 | £40–£60 | Connection and drainage info |
| Land Registry search | £3–£6 | £3–£6 | Title verification |
| Land Registry registration | £100–£300 | £100–£300 | Based on property value |
| Bankruptcy search | £2–£4 | £2–£4 | Per buyer |
| Bank transfer fee | £25–£50 | £25–£50 | Telegraphic transfer |
| AML/ID verification | £6–£20 | £6–£20 | Anti-money laundering check |
| Leasehold supplement | N/A | £150–£400 | Additional work for lease review |
| Stamp duty filing | £0–£50 | £0–£50 | Some firms charge, others include |
Total estimate: £1,000–£1,800 (freehold) or £1,200–£2,200 (leasehold).
Solicitor Fees for Selling a House (2026)
Selling conveyancing is simpler and cheaper because no property searches are required. Your solicitor’s key tasks are preparing the contract pack, responding to buyer enquiries, and managing exchange and completion:
| Fee Component | Freehold | Leasehold | Notes |
|---|---|---|---|
| Professional fee | £500–£900 | £600–£1,100 | Less work than buying |
| VAT (20%) | £100–£180 | £120–£220 | Applied to professional fee only |
| Title deeds copy | £3–£6 | £3–£6 | From Land Registry |
| Bank transfer fee | £25–£50 | £25–£50 | Telegraphic transfer of proceeds |
| AML/ID verification | £6–£20 | £6–£20 | Anti-money laundering check |
| Leasehold supplement | N/A | £100–£250 | Management pack, notices |
| Mortgage redemption | £0–£50 | £0–£50 | Some firms charge for this |
Total estimate: £800–£1,400 (freehold) or £1,000–£1,700 (leasehold).
Simultaneous Buying and Selling: Dual Transaction Costs
Most movers are buying and selling simultaneously. Many solicitor firms offer a discount for handling both transactions:
| Scenario | Separate Firms | Same Firm (Discounted) | Typical Saving |
|---|---|---|---|
| Buy + Sell (Freehold both) | £1,800–£3,200 | £1,500–£2,700 | £200–£500 |
| Buy (Leasehold) + Sell (Freehold) | £2,200–£3,900 | £1,800–£3,300 | £300–£600 |
| Buy + Sell (Leasehold both) | £2,400–£4,200 | £2,000–£3,500 | £400–£700 |
Using the same solicitor for both transactions also simplifies communication and can speed up the process, as they have full visibility of both sides. However, there’s a potential conflict of interest if issues arise that affect both transactions differently. Some buyers and sellers prefer independent representation.
Solicitor Fees by Property Value
Many solicitor firms scale their professional fee based on the property value. Higher-value transactions carry more responsibility, liability and (in theory) more complex legal work:
| Property Value | Professional Fee (exc. VAT) | Total Inc. VAT & Disbursements (Buying) |
|---|---|---|
| Up to £150,000 | £500–£700 | £900–£1,200 |
| £150,001–£300,000 | £600–£900 | £1,000–£1,500 |
| £300,001–£500,000 | £750–£1,100 | £1,200–£1,700 |
| £500,001–£1,000,000 | £900–£1,500 | £1,400–£2,200 |
| Over £1,000,000 | £1,200–£2,500+ | £1,800–£3,500+ |
Fixed-fee conveyancing firms charge the same regardless of property value (or have simpler tiered structures), which can offer significant savings on higher-value properties. See our fixed fee conveyancing guide for more information.
When Do You Pay Solicitor Fees?
Understanding when solicitor fees are payable helps you plan your finances:
- On instruction: Some firms ask for money on account (£200–£500) when you instruct them. This covers initial disbursements like property searches. Not all firms require this.
- Search fees: Property searches are usually ordered early in the process and may need to be paid for at that point. Some firms pay these from the money on account; others invoice separately.
- On completion (buying): The bulk of the solicitor’s fee, plus Land Registry and stamp duty, is payable on completion. It’s included in the total funds you send to complete the purchase.
- On completion (selling): Your solicitor deducts their fees from the sale proceeds before transferring the balance to your bank account.
- If the transaction falls through: With ‘no sale, no fee’ or ‘no purchase, no fee’ arrangements, the professional fee is not charged if the transaction fails. However, you may still owe disbursements (searches etc.) that have already been paid to third parties. Typically £200–£400.
Important: Always clarify the payment terms and what happens if the transaction falls through before you instruct a solicitor.