Conveyancing fees in the UK typically range from £1,000 to £2,500 per transaction in 2026, depending on whether you are buying, selling, or both. These costs include your solicitor’s legal fee and unavoidable third-party costs known as disbursements.
If you’re buying or selling a home, my guide explains exactly what you’ll pay, what’s included, and how to avoid hidden costs.
Quick Answer: How much are conveyancing fees in 2026?
- Buying a property: £1,500 – £3,000 total
- Selling a property: £900 – £1,500 total
- Legal fees only: £700 – £1,800
Costs vary based on property type, location, and complexity.
What are conveyancing fees?
Conveyancing fees are the total cost of instructing a solicitor or licensed conveyancer to legally transfer ownership of a property. They are split into two parts:
- Legal Fees: What the solicitor charges for their work
- Disbursements: Third-party costs paid on your behalf
If a quote looks unusually cheap (for example under £500), it likely excludes VAT or disbursements, or there are other hidden costs.
Average conveyancing fees in the UK (2026 breakdown)
| Service Type | Legal Fee | Total Cost (including Disbursements) |
| Buying a freehold house | £900-£1,400 | £1,500-£2,200 |
| Buying a leasehold flat | £1,200-£1,800 | £2,000-£3,000 |
| Selling a property | £700-£1,200 | £900-£1,500 |
| Shared ownership/ right to buy | £1,100-£1,600 | £1,800-£2,500 |
These are typical UK averages and will vary depending on your situation. Typically, conveyancing solicitors carry out regular ‘secret shopper’ exercises among their competitors in order to remain competitive locally.
One important thing to be aware of is that, since 2018, the Solicitors Regulation Authority has required solicitors to provide price transparency for conveyancing fees. You will find this information on the firm’s website. It’s worth reading it before contacting them for a conveyancing quote.
What do conveyancing fees include?
Legal fees
Your solicitor will:
- Handle contracts and negotiations
- Carry out legal checks
- Liaise with your mortgage lender
- Transfer funds and complete the transaction
Disbursements (Third-party costs)
These are fixed costs you cannot avoid.
Common buyer disbursements
- Local authority searches: £250 – £450
- Land Registry fee: £20 – £1,100
- Bankruptcy search: £2 – £4 per person
- Bank transfer fee: £30 – £50
You may also be interested in: What are conveyancing searches?
Common seller disbursements
- Title documents: £3 – £12
- Leasehold management pack: £200 – £500
Why do conveyancing fees vary?
No transaction is truly “standard.” Costs increase depending on complexity. Common additional fees include:
- Leasehold property: +£200 – £400
- Gifted deposit checks: +£100 – £200
- Help to Buy / Lifetime ISA: +£50
- Unregistered land: +£200 – £300
The more legal work required, the higher the fee.
No Sale, No Fee: Is it worth it?
Many firms offer a “no sale, no fee” service. This means you won’t pay the solicitor’s legal fee if the transaction falls through. However, you will still need to pay for any disbursements already incurred, such as searches.
Always check the terms carefully before proceeding.
How to compare conveyancing quotes
To avoid overpaying, check the following:
- Is VAT included? Some quotes exclude it
- Are disbursements included? Or listed separately
- Are there hidden extras? (e.g. leasehold supplements)
- Is there a referral fee? If the estate agent recommends the solicitor, a referral fee (£200–£400) may have been paid, which the solicitor will pass on
Cheaper is not always better—service quality can significantly impact your transaction speed and stress levels.
Online conveyancers vs High street solicitors
- Online conveyancers: Often cheaper, but conveyancers handle high volumes, so quality of service tends to suffer
- High street solicitors: Typically more expensive, but offer personalised service
If your transaction is complex, paying slightly more can save time and problems later.
Frequently Asked Questions
Can I do my own conveyancing in the UK?
Technically yes, but most mortgage lenders require a qualified solicitor. Errors can also be costly and time-consuming to fix.
Why are conveyancing fees increasing?
Stricter anti-money laundering regulations and digital identity checks have increased the workload for solicitors.
Do I pay conveyancing fees if my sale falls through?
You may avoid legal fees under a “no sale, no fee” agreement, but disbursements are usually non-refundable.
When do I pay conveyancing fees?
You typically pay a small upfront amount for searches, with the remaining balance due just before completion.
You may also be interested in: Can a solicitor act for both buyer and seller in conveyancing in England and Wales?
Conveyancing fees UK: Final Thoughts
Conveyancing fees are a necessary part of buying or selling a home in the UK. While costs can vary, understanding what you’re paying for helps you avoid surprises and choose the right solicitor.
Budget realistically, compare quotes carefully, and focus on value—not just the lowest price.
This guide is based on general principles of English and Welsh law, is intended for informational purposes only, and does not constitute legal advice or establish a professional relationship.
