Conveyancing fees in England and Wales: what a quote should include
How to read a conveyancing quote in England and Wales, which disbursements to expect, why fees differ between firms and cities, and the questions to ask before you instruct.
Two conveyancing quotes for the same house can differ by hundreds of pounds, and the cheaper-looking one isn't always cheaper. The difference is usually in what's left out. Here's how to read a quote from a solicitor or licensed conveyancer in England or Wales, so you compare like with like.
The three parts of every quote
- The legal fee: the firm's charge for its own work. Most firms quote a fixed fee banded by the price of the property.
- VAT at 20% on the legal fee. Some firms show prices without VAT, so check.
- Disbursements: the costs the firm pays to others for you. These are real costs, and a quote that leaves them out isn't complete.
Since December 2018, firms regulated by the Solicitors Regulation Authority must publish their prices for residential conveyancing, including what is and isn't covered. Licensed conveyancers regulated by the Council for Licensed Conveyancers have similar rules. That makes comparing easier, but you still need to read the detail.
Disbursements you should expect when buying
- Searches: a local authority search, a drainage and water search and an environmental search are standard. Your lender may insist on others, such as a mining search in former coalfield areas or a flood search.
- HM Land Registry fee to register you as the new owner. It's set on a scale by the price of the property.
- Official copies and a pre-completion search at HM Land Registry, plus a bankruptcy search against each buyer if you have a mortgage.
- Identity and anti-money-laundering checks, charged per person.
- A bank transfer fee for sending your money on completion.
The tax, Stamp Duty Land Tax in England or Land Transaction Tax in Wales, is collected by your conveyancer but isn't a legal cost. It's the same whoever you instruct.
Extras that push the price up
| Situation | Why it costs more |
|---|---|
| Leasehold flat or house | Reviewing the lease, getting a management pack from the freeholder or managing agent, and serving notices after completion. The landlord's own fees can be significant. |
| New build | Developer deadlines, a new title, and checking the planning and road agreements. |
| Help to Buy, shared ownership or a gifted deposit | Extra paperwork and checks for a third party or the source of funds. |
| Unregistered land | Working from older paper deeds rather than an online register. |
| Buying with a company or in trust | Additional due diligence. |
A good quote lists these as separate supplements so you can see whether they apply to you.
Why fees vary between firms and cities
Fees reflect each firm's overheads, how much of the work is done by qualified lawyers, and how many cases each lawyer handles. Firms in central London and the South East often charge more, but many firms act for buyers anywhere in England and Wales, so a local firm isn't required. What a local firm can offer is face-to-face meetings and knowledge of the area, for example local searches, flood risk or common leasehold arrangements in a particular development.
Very low fees can mean high caseloads and slow replies. Look at what's included, who will handle your file, and how the firm communicates, not just the price.
Questions to ask before you instruct
- Is the fee fixed, and what would make it go up?
- Is there a charge if the purchase falls through?
- Are any fees paid to the estate agent or broker who referred me? Firms must tell you about referral fees.
- Who will handle my case, and are they qualified?
Frequently asked questions
How much does conveyancing cost in England?
It depends on the price, the type of property and the firm. Compare the total including VAT and disbursements, which is what Compare Legal shows for every firm.
Do I need a solicitor or a licensed conveyancer?
Either can handle a residential purchase in England and Wales. Both are regulated and insured. Solicitors can also advise on wider issues, such as a cohabitation agreement or a trust over the property.
Can I use a conveyancer in another city?
Yes. Conveyancing in England and Wales is mostly done online and by post, so your conveyancer can be based anywhere in either country.
Sources
- Price transparency rules (Solicitors Regulation Authority)
- Registration fees (HM Land Registry)
- Stamp Duty Land Tax (GOV.UK) and Land Transaction Tax (Welsh Revenue Authority)
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.