About Conveyancing Fees
Conveyancing fees are the legal costs involved when you buy, sell, remortgage or transfer ownership of a property.
As a broad guide, conveyancing fees for buying a property can often range from around £1,000 to £2,000 or more, depending on the property, solicitor, searches, leasehold requirements and whether the transaction is straightforward. Selling a property is often cheaper, while leasehold properties, new builds, shared ownership and more complex transactions can cost more.
It is important to understand that conveyancing fees are not just one single charge. Your quote will usually include the solicitor or conveyancer’s own legal fee, plus third-party costs known as disbursements. These may include searches, Land Registry fees, ID checks, bank transfer fees and other costs needed to complete the transaction.
At Kerr & Watson, we help clients understand how conveyancing fits into the wider mortgage and home-buying process, so they can budget properly before making an offer or applying for a mortgage.
All conveyancers have different fee structures though so getting a bespoke quote is always recommended.
Need Help Understanding The Costs Of Buying A Property?
Buying a property involves more than just the deposit and mortgage payment. You may also need to budget for conveyancing fees, survey costs, mortgage fees, stamp duty, removals, insurance and other moving costs.
At Kerr & Watson, we can help you understand the mortgage side of your purchase and explain the costs you may need to plan for alongside your deposit.
What Are Conveyancing Fees?
Conveyancing fees are the costs you pay for the legal work involved in a property transaction. This work is usually carried out by a solicitor or licensed conveyancer.
If you are buying a property, the conveyancer checks the legal title, reviews searches, raises enquiries, deals with the mortgage lender, arranges exchange and completion, and registers your ownership with HM Land Registry.
If you are selling a property, the conveyancer prepares the contract pack, responds to buyer enquiries, deals with your existing mortgage lender if there is a mortgage to repay, and handles completion.
If you are remortgaging to a new lender, the conveyancer usually acts for the lender, checks the title, redeems the old mortgage and registers the new mortgage against the property.
Legal Fees vs Disbursements
A conveyancing quote is usually made up of two main parts: legal fees and disbursements.
The legal fee is the amount charged by the solicitor or licensed conveyancer for doing the legal work. This is their professional fee for managing the transaction.
Disbursements are third-party costs paid by the conveyancer on your behalf. These can include property searches, Land Registry fees, bankruptcy searches, ID checks, bank transfer fees and other costs required during the process.
This is why two quotes can look very different. One quote may have a low headline legal fee but then add several extras later. Another may look more expensive at the start but include more of the expected work within the initial quote.
When comparing conveyancing quotes, it is important to check the total cost, not just the basic legal fee.
Average Conveyancing Fees
The exact cost will vary depending on the solicitor or conveyancer, property value, property type and complexity of the transaction. However, the table below gives a broad guide.
| Transaction Type | Typical Cost Range |
|---|---|
| Buying a freehold property | £1,000 to £1,800+ |
| Buying a leasehold property | £1,300 to £2,200+ |
| Selling a freehold property | £700 to £1,500+ |
| Selling a leasehold property | £900 to £1,800+ |
| Remortgaging to a new lender | £300 to £900+ |
| Buying and selling at the same time | £2,000 to £3,500+ |
These figures are only a guide. Your actual quote may be higher or lower depending on the property, location, lender requirements and whether additional legal work is needed.
How Much Are Conveyancing Fees When Buying A House?
Buying a property usually involves more legal work than selling, so the conveyancing costs are often higher.
Your conveyancer will need to review the title, check the contract, order searches, raise enquiries with the seller’s solicitor, review your mortgage offer, report to you on the property, arrange exchange and completion, submit any Stamp Duty Land Tax return if applicable, and register the property in your name.
For a straightforward freehold purchase, conveyancing fees may often fall somewhere between £1,000 and £1,800. For leasehold purchases, the cost can be higher because the conveyancer has to review the lease, ground rent, service charges, management information, buildings insurance and any restrictions affecting the property.
The price can also increase if the property is new build, shared ownership, unregistered, affected by cladding, subject to a short lease, bought through a company or involves gifted deposit checks.
How Much Are Conveyancing Fees When Selling A House?
Selling a property is usually cheaper than buying because there are fewer searches and less work involved in checking the title from the buyer’s perspective.
However, your conveyancer will still need to prepare the contract pack, provide title documents, deal with buyer enquiries, liaise with your mortgage lender if your mortgage is being redeemed, handle exchange and completion, and transfer funds after completion.
For a straightforward freehold sale, conveyancing fees may often range from around £700 to £1,500. Leasehold sales can cost more because the seller may need to provide a management pack, service charge information, ground rent details, buildings insurance information and other documents from the freeholder or managing agent.
If you are selling and buying at the same time, you will usually pay conveyancing fees for both transactions.
How Much Are Conveyancing Fees For A Remortgage?
A remortgage can be cheaper than buying or selling because there is no property sale or purchase contract to deal with.
If you are switching to a new lender, a conveyancer may still be needed to act for the lender, check the title, repay the old mortgage and register the new mortgage with HM Land Registry.
Some remortgage products include free standard legal work. This can reduce the upfront cost, but it is still important to check what is included. Free legal packages may not cover all circumstances, especially if the case involves transfer of equity, leasehold issues, additional borrowing, complex title work or non-standard requirements.
If you are staying with your current lender and completing a product transfer, legal work is not usually needed because the mortgage remains with the same lender.
What Disbursements Might You Pay?
Disbursements are third-party costs paid as part of the legal process. These vary depending on whether you are buying, selling or remortgaging.
Common disbursements may include:
| Cost | What It Covers |
|---|---|
| Local authority search | Checks planning, building control, roads and local authority information |
| Drainage and water search | Checks water supply, drainage and sewer connections |
| Environmental search | Checks environmental risks such as flooding, contamination or ground stability |
| Land Registry fee | Registers ownership or a new mortgage against the property |
| ID and AML checks | Confirms identity and helps meet anti-money laundering requirements |
| Bankruptcy search | Usually required by the lender before completion |
| Bank transfer fee | Covers sending completion funds by same-day transfer |
| Official copies | Provides title information from HM Land Registry |
| Management pack | Often needed when selling a leasehold property |
| Stamp Duty Land Tax return | The solicitor may charge for preparing and submitting the SDLT return |
Some of these costs are fixed or set by third parties, while others vary depending on the property, location and conveyancer.
Find out Your Options
Why Are Leasehold Conveyancing Fees Higher?
Leasehold conveyancing usually costs more because there is more legal work involved.
When buying a leasehold property, the conveyancer needs to review the lease carefully. They will check the remaining lease term, ground rent, service charges, building insurance, repair obligations, restrictions, consent requirements and whether there are any issues that could affect the lender’s security.
For flats, the conveyancer may also need to review management company accounts, fire safety information, cladding or building safety documents, reserve funds, planned major works and the freeholder or managing agent’s responses.
When selling a leasehold property, you may also need to pay for a management information pack. This is usually provided by the freeholder or managing agent and can vary significantly in cost.
Leasehold conveyancing is not always a problem, but it can take longer and cost more than a straightforward freehold transaction.
What Can Increase Conveyancing Fees?
Conveyancing fees can increase if the transaction is more complex than expected.
This may happen if the property is leasehold, new build, shared ownership, unregistered, a right-to-buy purchase, a transfer of equity, a buy-to-let, a company purchase or affected by unusual title restrictions.
Fees may also increase if the solicitor has to deal with a gifted deposit, multiple owners, short lease, deed of variation, cladding issue, building safety documents, missing planning permission, indemnity insurance, solar panels or a more complex mortgage lender requirement.
This is why it is sensible to give your conveyancer as much information as possible at the start. A cheaper quote may not remain cheap if several additional fees are added later.
When Do You Pay Conveyancing Fees?
You will usually pay some money on account when you instruct your solicitor or conveyancer. This is often used to cover upfront costs such as searches, ID checks and initial third-party fees.
The remaining legal fees and disbursements are usually paid before or on completion. Your solicitor will normally provide a completion statement showing the purchase price, deposit, mortgage funds, legal fees, disbursements, stamp duty and any other amounts needed to complete.
If you are selling, the conveyancing fees are usually deducted from the sale proceeds before the remaining balance is sent to you.
Are Conveyancing Fees Included In The Mortgage?
Conveyancing fees are not usually included in the mortgage in the same way as a mortgage product fee may be added to the loan.
You will normally need to pay legal fees and disbursements separately from your deposit and mortgage. If you are buying a property, your solicitor will usually ask for the funds needed to complete before completion takes place.
Some lenders offer remortgage products with free standard legal work or cashback that may help with costs. However, this does not mean all legal costs will always be covered.
It is important to budget for conveyancing fees early so that you know how much cash you will need alongside your deposit, stamp duty, mortgage fees and moving costs.
Do First-Time Buyers Pay Conveyancing Fees?
Yes, first-time buyers usually need to pay conveyancing fees when buying a property.
Even if you qualify for first-time buyer stamp duty relief, you will still need a solicitor or licensed conveyancer to handle the legal work. They will check the title, review the contract, order searches, deal with the mortgage lender and register you as the owner after completion.
First-time buyers should budget carefully because the total cost of buying can include the deposit, conveyancing fees, searches, Land Registry fees, survey costs, mortgage fees, removals, insurance and any stamp duty that may apply.
Do Cash Buyers Pay Lower Conveyancing Fees?
Cash buyers may sometimes pay slightly lower conveyancing fees because there is no mortgage lender involved. This means the conveyancer does not need to review a mortgage offer or satisfy lender requirements.
However, a cash buyer still needs legal advice. The conveyancer will still need to check the title, order searches, raise enquiries, review the contract and make sure the buyer understands what they are purchasing.
Some cash buyers are tempted to skip certain checks to save money, but this can be risky. Searches and legal checks can identify issues that may affect the value, use or future saleability of the property.
Conveyancing Fees For New Builds
New build conveyancing can be more involved than a standard purchase.
This is because the conveyancer may need to review planning documents, building regulations, new home warranties, road and sewer agreements, developer contracts, estate charges, management arrangements and completion-on-notice terms.
New build purchases can also involve tight exchange deadlines. Developers may ask buyers to exchange contracts within a set period, so it is important to instruct a solicitor who is familiar with new build work.
If the property is a new build flat, there may also be leasehold documents, service charge budgets, building safety information and management company arrangements to review.
Conveyancing Fees For Buy-To-Let Properties
Buy-to-let conveyancing can be similar to a standard purchase, but there may be additional points to consider.
The conveyancer may need to check whether the property can legally be let, whether the lease allows letting, whether any licences are needed, and whether the lender has any specific buy-to-let requirements.
If the property is being bought through a limited company, the legal work can be more involved. The solicitor may need to deal with company documents, director details, lender requirements and additional identity or anti-money laundering checks.
There may also be stamp duty and tax considerations, so you should take suitable tax advice before committing to the purchase.
How To Compare Conveyancing Quotes
When comparing conveyancing quotes, do not just look at the headline legal fee.
Check whether VAT is included, whether disbursements are shown clearly, and whether common extras are included or charged separately. You should also check whether the quote includes mortgage lender work, SDLT return submission, bank transfer fees, ID checks, leasehold supplements and any expected property-specific work.
It is also worth checking whether the conveyancer is on your chosen lender’s panel. If they are not, the lender may need a separate solicitor, which can add cost and delay.
A very cheap quote is not always the best option if it excludes common work or if service levels are poor. The right conveyancer can make a significant difference to how smoothly the transaction progresses.
What Is The Difference Between A Solicitor And A Licensed Conveyancer?
Both solicitors and licensed conveyancers can deal with property transactions.
A solicitor is a qualified lawyer who may deal with a wider range of legal matters. A licensed conveyancer specialises in property law and conveyancing work.
For many standard property transactions, either may be suitable. The most important points are whether they are experienced, regulated, responsive, clear on fees and accepted by your mortgage lender.
How Conveyancing Links To Your Mortgage
Your mortgage and conveyancing process are closely connected.
Your solicitor will usually act for both you and your mortgage lender. This means they need to make sure the legal title is acceptable, the lender’s requirements are satisfied and the mortgage can be properly registered after completion.
If the solicitor finds an issue with the property, they may need to report it to the lender. This could include lease concerns, title defects, missing planning documents, cladding issues, restrictions, gifted deposit queries or problems with the property value.
This is why mortgage approval and conveyancing need to work together. A mortgage offer is important, but the legal work still needs to be completed before you can exchange and complete.
Frequently Asked Questions About Conveyancing Fees
How much are conveyancing fees?
As a broad guide, conveyancing fees for buying a property can often range from around £1,000 to £2,000 or more. Selling is often cheaper, while leasehold, new build, shared ownership or more complex transactions can cost more.
What do conveyancing fees include?
Conveyancing fees usually include the solicitor or conveyancer’s legal fee, plus disbursements such as searches, Land Registry fees, ID checks, bank transfer fees and other third-party costs.
Are conveyancing fees different for buying and selling?
Yes. Buying usually costs more than selling because the buyer’s solicitor has more checks to carry out, including searches, title review, enquiries, mortgage lender requirements and registration.
Why are leasehold conveyancing fees more expensive?
Leasehold properties usually involve more legal work. The conveyancer needs to review the lease, ground rent, service charges, management information, insurance arrangements and any restrictions affecting the property.
Do I need a solicitor when remortgaging?
If you are remortgaging to a new lender, legal work is usually needed to remove the old lender’s charge and register the new one. If you are staying with your current lender and completing a product transfer, legal work is not usually required.
Can conveyancing fees be added to the mortgage?
Usually, conveyancing fees are paid separately and are not added to the mortgage. Some remortgage deals may include free standard legal work or cashback, but this will depend on the lender and product.
When do I pay conveyancing fees?
You may pay some money upfront when you instruct your conveyancer, often to cover searches or initial checks. The remaining balance is usually paid before or on completion.
Are conveyancing fees the same as stamp duty?
No. Conveyancing fees are the legal costs of buying, selling or remortgaging. Stamp Duty Land Tax is a tax that may be payable when buying property in England or Northern Ireland.
Do I have to use the solicitor recommended by the estate agent?
No. You can usually choose your own solicitor or licensed conveyancer, although they should be on your mortgage lender’s panel if you are buying with a mortgage.
Can a cheap conveyancing quote cost more later?
Yes, it can. Some quotes exclude common extras or disbursements, so the final bill may be higher than expected. Always check what is included, what is excluded and whether VAT has been added.
Conclusion
Conveyancing fees are an important part of the cost of buying, selling or remortgaging a property. The exact amount will depend on the transaction type, property value, leasehold or freehold status, lender requirements and whether any additional legal work is needed.
The main thing is to understand the full quote, not just the headline fee. A good conveyancing quote should clearly separate the legal fee from disbursements and explain what may cost extra.
If you are buying with a mortgage, the conveyancing process is closely linked to the lender’s requirements. Your solicitor will need to make sure the property is suitable from a legal perspective and that the lender’s conditions can be met before completion.
At Kerr & Watson, we help clients understand the mortgage process and the wider costs involved in buying or remortgaging a property.
Speak to Kerr & Watson if you would like help understanding your mortgage options and the costs to budget for.
