What Are Average Conveyancing Fees?
Based on Moving Merchant partner data, average conveyancing fees are £1,820 when buying and £870 when selling — including the solicitor's legal fee plus standard disbursements but excluding Stamp Duty Land Tax (SDLT). These figures have increased modestly due to higher land registry fees and disbursement costs.
💡 Important: Conveyancing fees vary enormously — sometimes by 200–300% between solicitors for identical work. Never accept the first quote you're given, and avoid solicitors recommended solely by your estate agent (referral fees may colour their recommendation).
Average Conveyancing Fees at a Glance
| Transaction | Legal Fee | Disbursements | Total (ex-SDLT) |
|---|---|---|---|
| Buying freehold (to £250k) | £750 – £1,000 | £320 – £480 | £1,070 – £1,480 |
| Buying freehold (£250k–£500k) | £900 – £1,400 | £380 – £640 | £1,280 – £2,040 |
| Buying freehold (£500k–£1m) | £1,200 – £2,000 | £500 – £850 | £1,700 – £2,850 |
| Buying leasehold (to £250k) | £950 – £1,350 | £420 – £680 | £1,370 – £2,030 |
| Buying leasehold (£250k–£500k) | £1,100 – £1,700 | £480 – £780 | £1,580 – £2,480 |
| Selling freehold (to £500k) | £700 – £1,100 | £150 – £300 | £850 – £1,400 |
| Selling leasehold | £850 – £1,250 | £200 – £420 | £1,050 – £1,670 |
| Remortgage | £420 – £750 | £100 – £260 | £520 – £1,010 |
Leasehold Conveyancing — Extra Costs
Leasehold conveyancing involves additional work — liaising with freeholders, reviewing service charge accounts, and dealing with management companies. Expect to pay:
| Leasehold Scenario | Additional Cost on Top of Standard Fee |
|---|---|
| Leasehold flat or apartment | £200 – £550 extra |
| Shared Ownership purchase | £300 – £650 extra |
| New Build (freehold or leasehold) | £150 – £450 extra |
| Help to Buy equity loan | £150 – £380 extra |
| Right to Buy | £200 – £500 extra |
What Are Disbursements?
Disbursements are third-party costs your solicitor pays on your behalf and then recharges. They are largely fixed — the same amounts regardless of which solicitor you use — though exact figures vary slightly by local authority.
| Disbursement | Buyer or Seller? | Approximate Cost |
|---|---|---|
| Local authority search | Buyer | £100 – £250 |
| Drainage and water search | Buyer | £35 – £70 |
| Environmental search | Buyer | £40 – £90 |
| Chancel repair search | Buyer | £20 – £35 |
| Land Registry fee | Buyer | £20 – £910 (based on price) |
| Electronic transfer fee (CHAPS) | Buyer & seller | £25 – £50 |
| ID verification (AML) | Buyer & seller | £15 – £40 |
| Bankruptcy search | Buyer | £4 – £8 |
| Land Registry office copies (deeds) | Seller | £6 – £20 |
| Stamp Duty Land Tax (SDLT) | Buyer only | Varies by price |
Stamp Duty Land Tax (SDLT)
Stamp Duty is a government tax on property purchases in England and Northern Ireland. The temporary first-time buyer threshold reverted from £425,000 to £300,000. Current rates:
| Property Value Band | Standard Rate | First-Time Buyer Rate | Additional Property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% (to £300k) | 7% |
| £250,001 – £300,000 | 5% | 0% (to £300k) | 10% |
| £300,001 – £925,000 | 5% | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 10% | 15% |
| Over £1,500,000 | 12% | 12% | 17% |
Use our free Stamp Duty Calculator to calculate your exact liability. The additional property surcharge (currently 5%) applies to buy-to-let and second home purchases.
Free Conveyancing Fee Estimator
💰 Estimate Your Conveyancing Costs
Fixed Fee vs Percentage-Based Conveyancing
Most reputable conveyancing solicitors now offer fixed-fee conveyancing, where you pay an agreed amount regardless of how complex the transaction becomes (within reason). This is almost always better value than percentage-based fees, which increase with property price even though the legal work doesn't change proportionally.
| Fixed Fee | Percentage-Based | |
|---|---|---|
| Predictability | ✅ Clear from the outset | ❌ Can increase unexpectedly |
| High-value property | ✅ Often much cheaper | ❌ Increases with price |
| Complex cases | ⚠️ Check what's included | ✅ May cover more |
| No-sale-no-fee | ✅ Often available | ⚠️ Ask specifically |
How to Save on Conveyancing Fees
- Use a comparison service — fees for identical transactions can vary by £400–£800. Moving Merchant compares across our regulated network and sends you one competitive quote.
- Choose fixed-fee conveyancing — avoid percentage-based fees.
- Ask about no-sale-no-fee — protects you if the deal falls through before exchange.
- Don't use your estate agent's recommended solicitor automatically — referral fees are paid and may not align with your best interests.
- Check the total quote carefully — ensure all disbursements are itemised; avoid vague "additional charges may apply" caveats.
- Ask about online conveyancing — reputable online solicitors often charge 20–30% less than traditional high-street firms.
⚠️ What to watch out for: Very cheap conveyancing quotes (under £700 total for a freehold purchase) often hide additional fees or use less-qualified staff. Check the firm is SRA or CLC regulated and has a professional indemnity insurance certificate.