How much does conveyancing cost in Northern Ireland?
What a Northern Ireland conveyancing quote should include, how the process differs from England, and how stamp duty works on an NI purchase.
Buying a home in Northern Ireland involves the same broad costs as anywhere in the UK: your solicitor's fee, VAT, the third-party costs they pay for you, and stamp duty. But NI has its own property law, its own land registers and its own solicitors' profession, so a quote from a firm in England won't tell you much. This guide explains what an NI quote should contain and what makes fees go up.
What goes into a conveyancing quote
A complete quote has three parts. Compare the total, not the headline legal fee.
- The legal fee. This is what the firm charges for its own work: checking the title, raising enquiries with the seller's solicitor, reporting to you and your lender, and dealing with completion and registration. Most firms quote a fixed fee that rises with the purchase price.
- VAT at 20% on the legal fee.
- Outlays (disbursements). These are the costs the firm pays to others on your behalf, such as searches and registration fees. They are often listed separately, which makes a low legal fee look cheaper than it is.
Stamp Duty Land Tax is usually collected by your solicitor too, but it's a tax, not a legal cost, and it's the same whichever firm you use.
How conveyancing in Northern Ireland is different
- A separate profession. Your solicitor must be qualified in Northern Ireland and is regulated by the Law Society of Northern Ireland. A firm qualified only in England and Wales can't act on an NI property.
- Two land registers. Most titles are registered at Land Registry NI, part of Land & Property Services. Some older titles are still unregistered and recorded in the Registry of Deeds. Unregistered titles mean reading through older deeds, so expect a higher fee or an extra charge.
- Different searches. Searches in NI include property certificates from the district council and statutory bodies, and a search against the seller in the Enforcement of Judgments Office. These are outlays and should be itemised in your quote.
- Stamp duty is the same as England. Northern Ireland uses Stamp Duty Land Tax at the same rates as England, unlike Scotland and Wales, which have their own property taxes.
Stamp duty on a Northern Ireland purchase
From 1 April 2025, Stamp Duty Land Tax on a main home in England and Northern Ireland is charged at:
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5m | 10% |
| Over £1.5m | 12% |
First-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. Above £500,000 the relief is lost completely and normal rates apply. Buying an additional property adds a 5% surcharge to each band. Check your figure with HMRC's calculator before you budget.
Many homes in Northern Ireland sell for less than the UK average, so plenty of buyers pay little or no stamp duty at all. That makes the legal fee and outlays a bigger share of your total moving cost, and worth comparing.
What makes a quote go up
- Leasehold. Many NI homes, especially in Belfast, are held on long leases or fee farm grants with ground rent. Checking the lease and getting management information adds work.
- New builds. Developers set tight deadlines and there's extra paperwork for the new title.
- Unregistered title, as above.
- Shared ownership or co-ownership, for example through Co-Ownership Housing, which means dealing with a third party.
- A mortgage lender's own requirements, which some firms charge for separately.
Ask each firm whether its fee is fixed, and what would make it rise, before you instruct them.
Frequently asked questions
How long does conveyancing take in Northern Ireland?
A straightforward purchase usually takes 8 to 12 weeks from offer to completion. Chains, mortgage delays and unregistered titles can make it longer.
Can I use a solicitor from England for a house in Belfast?
No. The solicitor must be qualified in Northern Ireland, because the property law and the land registers are different. Any NI solicitor can act for you, wherever in Northern Ireland their office is.
Do I pay stamp duty in Northern Ireland?
Yes. Northern Ireland uses Stamp Duty Land Tax at the same rates as England, including first-time buyer relief on homes up to £500,000.
Sources
- Stamp Duty Land Tax: residential property rates (GOV.UK)
- Land Registry NI (Land & Property Services)
- Law Society of Northern Ireland
This guide is general information about the law and fees at the date shown, not legal advice for your situation. Rates and court fees change, so check the official sources linked above or ask a solicitor before you rely on a figure.