Buying or selling a property is one of the biggest financial transactions most people will ever make — and understanding conveyancing fees is an important part of budgeting for your move. From solicitor legal fees to property searches and Land Registry costs, conveyancing expenses can vary significantly depending on the type of property, whether you are using a mortgage, and the complexity of the transaction. In this guide, we explain how much conveyancing fees cost in 2026, what is included in the price, which factors increase legal costs, and how to avoid unexpected charges during the conveyancing process.
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How much are conveyancing fees in 2026?
Average conveyancing fees in the UK typically range from
- £500 – £1,500 for solicitor legal fees
- plus £300 – £700 in disbursements and property searches
The total cost depends on
- Whether you are buying or selling
- Whether the property is leasehold or freehold
- The value of the property
- Whether you are using a mortgage
- Whether you are buying in England or Wales (where Stamp Duty Land Tax and Land Transaction Tax differ)
Average conveyancing costs in the UK
| Transaction type | Typical total cost |
|---|---|
| Buying a freehold property | £900 – £1,800 |
| Buying a leasehold property | £1,200 – £2,200 |
| Selling a freehold property | £700 – £1,500 |
| Selling a leasehold property | £900 – £1,700 |
| Remortgage | £400 – £900 |
These figures usually include
- Solicitor legal fees
- Searches
- Land Registry fees
- Bank transfer fees
- Anti-money laundering checks
Stamp Duty Land Tax (England) / Land Transaction Tax (Wales) is separate and is not included in conveyancing costs.
What are conveyancing fees?
Conveyancing fees are the legal costs involved in transferring ownership of a property from one person to another. They are normally divided into two parts:
Solicitor legal fees
The fees charged by your conveyancing solicitor for carrying out the legal work involved in your transaction, including
- Reviewing contracts
- Carrying out searches
- Dealing with mortgage lenders
- Exchanging contracts
- Completing the transaction
- Registering ownership changes
Disbursements
Third-party costs paid by your solicitor on your behalf. Common disbursements include
- Local authority searches
- Land Registry fees
- Bank transfer fees
- ID verification checks
- SDLT (Stamp Duty Land Tax) / LTT (Land Transaction Tax)
Many buyers focus only on the solicitor’s quote, but disbursements can add several hundred pounds to the total transaction cost.
What increases conveyancing costs?
Some property transactions involve more legal work than others. The main factors affecting costs are
- Leasehold properties
- Shared ownership properties
Leasehold transactions are usually more expensive because solicitors must
- Review the lease
- Investigate service charges
- Contact landlords or managing agents
- Review ground rent obligations
- Handle additional documentation
Leasehold purchases can add several hundred pounds to your legal costs.
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Get a quoteBuying with a mortgage
If you are using a mortgage, your solicitor also acts for your lender. This creates additional legal work, including
- Satisfying lender requirements
- Reviewing mortgage instructions
- Handling mortgage funds
New build properties
New build conveyancing often involves
- Developer contracts
- Planning agreements
- Warranty documents
- Tight completion deadlines
This work is usually more complex than a standard property purchase.
Higher value properties
More expensive properties can involve
- Higher Land Registry fees
- Additional lender checks
- Increased legal risk
As a result, legal fees are often higher.
What disbursements do you pay during conveyancing?
Local authority searches
Searches check for issues affecting the property, including planning permissions, road schemes, drainage matters and environmental risks.
Typical cost: £250 – £450
HM Land Registry fees
Paid to register the ownership change following completion. The amount depends on the property value.
Bank transfer fees
Solicitors charge for securely transferring completion funds.
Typical cost: £20 – £50
ID & anti-money laundering checks
Solicitors are legally required to verify client identity before acting for you.
Typical cost: £6 – £20 per person
Freehold vs leasehold conveyancing costs
| Property type | Typical legal fees | Complexity |
|---|---|---|
| Freehold | Lower | Usually simpler |
| Leasehold | Higher | Additional legal work required |
Leasehold transactions often take longer because solicitors must obtain information from landlords or management companies. This is one of the most common reasons property legal costs increase.
What is fixed-fee conveyancing?
Fixed-fee conveyancing means your solicitor charges an agreed legal fee for the work involved in your transaction. This helps provide
- Clearer budgeting
- Pricing transparency
- Fewer unexpected legal costs
However, disbursements and additional legal work outside the original scope may still create extra charges. At Howells Solicitors, we provide clear pricing information at the outset so clients understand what is included.
Beware of cheap conveyancing quotes
Watch out for
Some online conveyancing quotes appear very cheap initially but exclude additional fees that are added later. Extra charges may include
- Acting for your mortgage lender
- Leasehold supplements
- Gifted deposit checks
- SDLT form submissions
- Bank transfer fees
- ID verification charges
Always check exactly what is included before instructing a solicitor.
Conveyancing fees for first-time buyers
First-time buyers often pay lower legal fees because they typically purchase lower-value properties. However, additional legal work may still apply for
- Gifted deposits
- Lifetime ISAs
- Shared ownership purchases
- Help to Buy schemes
If you are buying your first property, it is important to choose a solicitor who explains the process and costs clearly from the beginning.
Should you choose a solicitor or a licensed conveyancer?
Licensed conveyancers specialise in property law only, while solicitors can advise on wider legal matters. For straightforward transactions, either may be suitable. However, a solicitor may be beneficial if your transaction involves
- Lease complications
- Boundary disputes
- Probate matters
- Transfers of equity
- Complex ownership arrangements
Why choose Howells for conveyancing?
Our conveyancers support clients across
- Cardiff
- Swansea
- Bridgend
- Newport
- And throughout England and Wales
We provide
- Fixed-fee conveyancing
- Experienced property conveyancers
- Regular transaction updates
- Support for buyers, sellers and remortgages
- Lender-approved legal services
Our team handles thousands of residential property transactions and understands the practical issues that can delay or complicate a move.
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Get a quoteFrequently asked questions
How much are conveyancing fees for buyers?+
Most buyers pay between £900 and £2,000 including legal fees and disbursements. Leasehold properties and new builds usually cost more.
Are conveyancing fees paid upfront?+
Usually, an initial payment is requested to cover searches and early administrative costs. The remaining balance is typically paid on completion.
Do conveyancing fees include Stamp Duty?+
No. Stamp Duty Land Tax is separate from solicitor legal fees and disbursements.
Why are leasehold conveyancing fees higher?+
Leasehold transactions involve additional legal work reviewing leases, service charges and management company information.
Can conveyancing fees increase during the transaction?+
Yes. Costs can increase if unexpected legal issues arise or additional work becomes necessary.
Get a fixed conveyancing quote
At Howells Solicitors, our conveyancing solicitors provide:
- Transparent legal fees
- Clear communication
- Fixed-fee conveyancing
- Support throughout your transaction
Whether you are buying, selling or remortgaging, our team can help you move with confidence.
