How Much Does Conveyancing Cost in 2026?
Conveyancing is the legal process of transferring ownership of a property from seller to buyer. It is a mandatory part of every property purchase and sale in England and Wales, and the cost varies considerably depending on the firm you choose, the property type, and the complexity of the transaction. There is no fixed price: conveyancing fees are set by each firm, not by any authority. This guide explains what a quote is made up of, which parts follow official fee scales, and how to compare quotes properly.
What Does Conveyancing Include?
A conveyancing quote covers two elements: the solicitor's legal fee (their charge for doing the work) and disbursements (third-party costs the solicitor pays on your behalf). Always check that quotes include both - a low headline legal fee can hide high disbursements. For the official overview of the buying and selling process, see gov.uk: buying or selling your home, which notes the process takes about 5 months on average.
The Legal Fee
The legal fee is the firm's own charge for the work. It is not set by any authority, so it varies from firm to firm and case to case. Things that can change it include the property price, whether the property is freehold or leasehold, whether you have a mortgage (the firm may also act for your lender), and any complications such as a chain, unregistered land or shared ownership. Ask each firm what its quote assumes, and what would make it go up.
Leasehold transactions involve more work - reviewing the lease, obtaining a leasehold information pack from the freeholder or managing agent, and checking service charges and ground rent - so expect a leasehold supplement on the quote. New build leases can add more.
VAT applies to the solicitor's legal fee (the standard UK VAT rate is 20% - check the current rate at gov.uk: VAT rates). Ask your conveyancer to confirm how VAT is shown on your quote.
If You Are Selling
Sellers pay a legal fee too, and usually fewer disbursements than a buyer, because the buyer's conveyancer carries out the searches and the registration. A common seller disbursement is the cost of HM Land Registry official copies of the title (a small per-document fee - see the current HM Land Registry information services fees). If the property is leasehold, the freeholder or managing agent will usually charge for a leasehold information pack - that charge is set by them, not by your conveyancer, so ask for the figure early.
What Are Disbursements?
Disbursements are costs your conveyancer pays to third parties on your behalf. On a purchase they typically include:
- Local authority search - the fee is set by the local council and varies by area
- Drainage and water search, and often an environmental search - priced by the search provider
- HM Land Registry registration fee - set on an official scale by property value and application type. For a transfer of a whole registered title applied for online, it runs from £20 (up to £80,000) to £500 (over £1,000,000), with higher fees for postal applications - see HM Land Registry registration services fees
- Bank transfer (CHAPS) fee and bankruptcy search - charged by the firm or the provider; check each is itemised on your quote
Identity and Source-of-Funds Checks (Anti-Money-Laundering)
Your conveyancer must verify your identity and check where the money you are using comes from. Solicitors and licensed conveyancers acting in property sales and purchases are covered by the Money Laundering Regulations 2017 (see regulation 12). Expect to provide ID and evidence of where your deposit and funds come from; some firms charge an ID-check or AML fee, which should be itemised on your quote.
No Sale, No Fee
Some conveyancing firms offer a no sale, no fee basis - meaning if the transaction falls through before exchange of contracts, you pay nothing or a reduced sum covering only costs already incurred. Always confirm the firm's policy before instructing, particularly if you are in a chain or buying a property with potential complications.
How to Compare Quotes Properly
Compare the total cost including all disbursements and VAT, not just the headline legal fee. A low headline fee that leaves out VAT, searches and registration can end up costing more than a higher quote that includes everything.
Service matters too. A conveyancer who communicates proactively and chases searches and enquiries can keep your transaction moving - and a transaction that falls through can cost you far more than the difference between two quotes.
This article is general guidance for England and Wales. Conveyancing fees are set by each firm; always obtain itemised written quotes before instructing a solicitor or licensed conveyancer.
Last reviewed: 22 October 2026. This is general information, not financial or legal advice - always check current quotes and gov.uk guidance.