Conveyancing cost estimator
Find out the total legal cost of buying a property in England and Wales. Covers solicitor fees, Land Registry fees, searches, bank transfer charges and other disbursements — all the costs that sit alongside your deposit and stamp duty. Updated for 2025 Land Registry fee scale.
Conveyancing fees vary significantly between firms. Online conveyancers are often 30 to 40% cheaper than high street solicitors for the same work. Use the quote as a starting point, then check reviews — a cheap solicitor who is slow or unresponsive can cost you far more in a collapsed chain.
Some firms quote a low headline fee and add disbursements separately. Always ask for a full breakdown including VAT, all searches, Land Registry fees and bank transfer charges before comparing quotes. The figure that matters is the total you actually pay.
Leasehold conveyancing involves reviewing the lease, checking service charges and ground rent, and dealing with the freeholder as well as the seller. This adds significant work. Budget at least £200 to £400 more than a comparable freehold purchase.
Many online conveyancers offer no completion no fee arrangements, meaning you pay nothing if the transaction falls through. This provides useful protection given that around 25 to 30% of property transactions in England and Wales do not complete. Check the terms carefully — some exclude certain disbursements already incurred.
The estimate above covers standard conveyancing. Additional costs can arise for: Help to Buy or shared ownership schemes (£200 to £500 extra), gifted deposits requiring a letter from the donor (£50 to £100), indemnity insurance policies for legal defects, and expedited completion requests. Always ask your solicitor about likely additional costs early in the process.
Conveyancing costs are one of the things people routinely underestimate when budgeting for a property purchase. The total legal bill — including searches, Land Registry fees and all disbursements — is typically between £1,500 and £3,000 on top of your deposit and stamp duty. Factor this into your savings target from the beginning, not as an afterthought when you are already committed to the purchase.
What solicitor fees cover
The solicitor fee covers the legal work: reviewing contracts, raising enquiries with the seller, checking the title, reporting to your mortgage lender, transferring funds on completion and registering the title. It does not include the disbursements they pay on your behalf.
What searches are
Searches are enquiries made to public authorities to check for issues affecting the property. The three standard searches are: Local Authority (planning, highways, enforcement notices), Water and Drainage (mains connections, flood risk), and Environmental (contaminated land, landfill sites). Additional searches may be recommended depending on location.
Land Registry fees
HM Land Registry charges a fee to register your ownership of the property. The fee is set by scale based on purchase price and whether the application is made online or by post. Online applications are cheaper. From April 2025 fees increased by approximately 25%. The exact fee depends on the purchase price band.
Online vs high street
Online conveyancing firms typically charge 20 to 40% less than traditional high street solicitors. They work remotely and communicate primarily by email and portal. The quality varies, so always check reviews on a site like Trustpilot before instructing. For a complex leasehold purchase or new build, a local specialist may be worth the additional cost.
Please note: All figures are estimates based on typical 2025 UK conveyancing costs in England and Wales. Fees vary significantly between solicitors and depend on the complexity of the transaction, the specific property and any complications arising during the process. Land Registry fees shown are based on the April 2025 fee scale for online applications. This is not legal advice. Always obtain a formal written quote from a qualified solicitor before instructing.
What is conveyancing, and why does it cost what it costs?
Conveyancing is the legal process of transferring property ownership from seller to buyer. A solicitor or licensed conveyancer handles the legal work on your behalf – reviewing contracts, conducting property searches, managing the transfer of funds, and registering the new ownership at the Land Registry.
Conveyancing costs have two components: the solicitor’s professional fee and disbursements (third-party costs the solicitor pays on your behalf and recharges to you).
How to use this calculator
Transaction type: Select buying, selling, or both (if you are simultaneously selling one property and buying another, which involves two conveyancing transactions).
Purchase price: The agreed purchase price. The Land Registry fee and some search costs are linked to the property value.
Property type: Leasehold properties typically cost more to convey than freehold – there is additional legal work reviewing the lease, service charge accounts, and managing the freeholder.
Reading the result: The calculator shows an estimated total conveyancing cost broken down into solicitor’s fee and each disbursement. This is an estimate – get quotes from two or three solicitors or conveyancers to get a more precise figure, as fees vary significantly between providers.
What disbursements typically include
Local authority searches: Check for planning applications, road schemes, and other local authority matters affecting the property. Typically £50 to £200 depending on the local authority.
Environmental search: Checks for flood risk, ground contamination, and other environmental factors. Typically £30 to £50.
Water and drainage search: Confirms the property’s connection to mains water and drainage. Typically £30 to £50.
Land Registry fee: The fee for registering the new ownership. Scales with purchase price – from £20 for properties under £80,000 to £455 for properties over £500,000 (these figures change – check current HMLR fees).
Stamp duty land tax: Not a conveyancing cost itself, but typically collected and paid by the solicitor on completion day. Ensure your solicitor’s quote distinguishes between stamp duty and their fee.
Bank transfer fee: A fee charged by the solicitor for transferring funds on completion day. Typically £20 to £50.
Frequently asked questions
What is the difference between a solicitor and a licensed conveyancer? Both can handle the legal work of a property transaction. Solicitors are regulated by the Solicitors Regulation Authority and can handle a broader range of legal matters. Licensed conveyancers are regulated by the Council for Licensed Conveyancers and specialise specifically in property law. For standard residential transactions, either is appropriate.
How long does conveyancing take? A straightforward freehold purchase typically takes eight to twelve weeks from offer to completion. Leasehold properties, new builds, or purchases in a long chain can take significantly longer – sometimes four to six months.
Can I use any solicitor, or do I have to use one approved by my lender? Mortgage lenders typically require the solicitor to be on their approved panel. Most high street solicitors and online conveyancers are on the major lenders’ panels – check before instructing.
Do I pay conveyancing costs if the sale falls through? You typically pay for searches and disbursements already incurred, and sometimes a proportion of the solicitor’s fee, depending on your agreement. Abortive transaction insurance can cover some of these costs – ask your solicitor.
The information on this site is for educational and informational purposes only. Nothing on Be More Peter constitutes financial advice, and nothing should be treated as such. The calculators, articles and tools on this site are designed to help you understand financial concepts and run indicative numbers - they are not a substitute for professional advice tailored to your specific circumstances. Before making any financial decision - including decisions about mortgages, pensions, investments, savings or insurance — you should seek independent financial advice from a qualified adviser who is authorised and regulated by the Financial Conduct Authority (FCA). Calculator results are estimates based on the information you enter and the assumptions built into the tool. They are illustrative only and should not be relied upon as accurate projections. Rates, thresholds and rules change regularly - always verify figures with an appropriate professional or official source before acting on them. Be More Peter is not authorised or regulated by the FCA. The content on this site does not constitute a financial promotion.
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